HomeMy WebLinkAboutStaff Report 4.B 04/18/2011DATE: April 18
TO: Honorable Mayor and Members of the City Council through City Manager
FROM: Geoff Bradley, Planning Manager CA
SUBJECT: Resolution to Adopt a Time Extension for The Birches. Tentative Subdivision
Map, a 21 -Unit Single - Family Residential Subdivision, Located at 870 Wood
Sorrel Drive, APN 137 -061 -022, Files 05 -'N .- 0369 -CR & 11 -EXT -0028
RECOMMENDATION
It is recommended that the City Council adopt the attached..Resolution approving a three -year
Time Extension for The Birches Tentative Subdivision Map, a single- family residential
subdivision located at 870 Wood Sorrel Drive, and setting the new expiration date to be October
14, 2014.
BACKGROUND
On September 14, 20,09 the Petaluma City Council acted to approve The Birches Tentative
'Subdivision Map, a 21 -unit single- family residential subdivision located, at 870 Wood Sorrel
Drive. Council also adopted a Mitigated Negative Declaration,. approved an ordinance rezoning
the property from Planned Community Distrietto, Planned Unit District, and adopted the Birches
Planned. Unit District Development .Plan and Development. Standards. The Birches Tentative
Subdivision Map became effective on October 14, 2009, the effective date of the Rezoning
Ordinance.
A Tentative Subdivision Map (TSM) has an initial life of two years, unless. another 12 months is
added to the initial life 'by approval of the Planning Commission (Petaluma Subdivision
Ordinance, Municipal Code- Title 20, section 20.24.010. In this case, the Birches TSM has a two
year initial life that lasts until October 14, 2011. As the applicants do not intend to proceed with
the approved subdivision within this time period, -but do "intend to develop in the future, the
applicant has requested a three -year time extension of the TSM under a separate provision of the
California Subdivision Map Act. If an extension is granted for three years, the Birches Tentative
Subdivision Map would be valid through October 14, 20.14.
The California., Subdivision Map Act, Government Code section 66452.6(e), specifies that TSM
extensions of up to 6 years: may `be granted by the local map approval body. In this case that is
Agenda Review:
City Attorney Finance Director City Manager _09
the City Council because only the City Council can approve a. TSM under Petaluma's
subdivis`i'on ordinance. The Map Act 66452.6(e) extension is in addition to and separate from
any extension to the TSM initial life which could be granted under Petaluma Section 20.24.010.
DISCUSSI ®N
Notice of the extension was routed to each department that had placed conditions on the original
project, including the City Engineer, the Fire Marshall, the Planning Division, and the Water
Resources and Conservation Department. Staff considered whether any new information
indicated that development. of the project as conditioned "would place the residents of the
subdivision or the community, or both in a condition dangerous to their health and safety" (State
Subdivision Map Act 66498.:1). Nothing was indentified and no new Tentative Subdivision. Map
conditions are recommended. If the requested extension is granted, the conditions listed in
Resolution No. 2009 -149, N.C.S. will remain in effect..
A three year extension is the period requested. by the applicant. Staff believes this is an
appropriate period as the cost and time required to have an extension heard by the City Council
justifies an extension period longer than one -year. The Council has discretion to grant the full
three years requested, or to grant a shorter or a longer extension.
In 2008 and 2009, the State passed two automatic map extensions, in response to the weak
economy. Government Code Sec.. 66452 granted an automatic 12 month extension of maps
which were valid on July 15, 200.8 and due to expire by January 1, 2011. In 2009, the addition of
Government Code Sec. 66452.22 granted an additional automatic 24 month extension of maps
valid on,July 15, 2009 and due to expire by January 1, 2012. As the Birches Subdivision was not
valid on July 15, 2009, neither of 'these. two automatic extensions applies to the Birches TSM.
Therefore, the Council is requested to review the requested extension under the standard State
Map Acfextension provisions.
Tentative Subdivision Map extension requests are infrequent in Petaluma, as developers have
typically proceeded. with the Final Map process within the 'initial life of the TSM. The City
routinely receives requests for time extensions of Tentative Parcel Maps which result in four or
fewer lots and are processed administratively, as are their extensions (Petaluma Municipal Code,
sec. 20.20.150).
FINANCIAL IMPACTS
Theproject is;subjectto cost.based fee recovery. Processing costs paid to date are $6,374.75. At
the end of March, this account had a balance of $3,970.25.
ATTACHMENTS
1. Draft Resolution. Approving a. Time Extension for the Birches TSM
2. Resolution No. 2009 -149, N.C.S. approving the Birches TSM
3. Plans, as approved by Council in 2009
1620117)
Z
ATTACHMENT 1
;RESOLUTION APPROVING A THREE' -YEAR TIME EXTENSION FOR
THE BIRCHES TENTATIVE SUBDIVISION MAP
A 21 7UNIT SINGLE - FAMILY RESIDENTIAL SUBDIVISION
LOCATED AT 870 WOOD „SORREL DRIVE.
APN 137 - 061 -022 TROJECT FILE NO.05 -TSM- 0369 -CR & 11 -EXT -0028
WHEREAS, the applicant applied to subdivide a 2.2 acre parcel at 870 Wood Sorrel Drive into
a 21 -unit single -- family - subdivision (.. "the Project ") and rezone the property to Planned Unit
District'(' "PUD ") with the associated PUD Development Plan and Standards; and
WHEREAS, on August 3, 2009, in compliance with the California Environmental Quality Act
( "CEQA" ), 14 California .Code of.Regulations Sections 15000 et ,seq. ( "CEQA Guidelines ") and
the City of Petaluma Environmental Guidelines, the City Council adopted Resolution No. 2009-
136, N.C.S., approving a mitigated. negative declaration for the Project; and
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WHEREAS on September 14, 2009 the City Council .adopted. Ordinance No. 2343 N.C.S.,
Rezoning the property to The Birches Planned Unit District' (P:UD),, Resolution No. 2009 -148,
N.C.S., 'approving the Birches -PUD Development Plan and Development Standards, and
Resolution No. 20:09 -149 N.C.S., approving The Birches Tentative Subdivision Map for a 21-
unit single- family subdivision, all of which became effective on October 14, 2009, thirty (3 0)
days after the adoption date; and
WHEREAS, the Birches. Tentative Subdivision Map, pursuant to , the Petaluma Subdivision
Ordinance, Petaluma Municipal Code Title 20, Section 20.24.010; has an initial life which lasts
until October 14, 2011; and
WHEREAS, on January 13, 2011, the applicant applied for a three -year time extension of the
Birches Tentative Subdivision - Map, pursuant to the California 'Subdivision Map Act,
Government Code Section 66452.6(e).
NOW THEREFORE, BE IT' RESOLVED that' there is no new evidence indicating that
development of-the project as conditioned would place the residents of the subdivision or the
community, or both, in a condition dangerous to their health and safety so as to require additional
or modified Tentative Subdivision Map conditions.
BE IT FURTHER RESOLVED that all findings. and' conditions of project approval, including
those adopted by Resolution;No:.2009 -149 N.C.S. continue apply .to the project as previously
adopted.;
BE IT FURTHER RESOLVED that. the City Council approves a three -year extension of The
Birches, Tentative Subdivision'Map at 870 Wood Sorrel Drive,, to subdivide a 2.2 acre parcel into
a 21 -unit single - family subdivision, thereby extending the life of The Birches Tentative
Subdivision Map to and including October 14; 2014.
1620137.11 3
Resolution No. 2009 -149 N.C.S.
of the City of Petaluma, California
APPROVING A TENTATIVE SUBDIVISION MAP
FOR THE `BIRCHES, A21 -UNIT SINGLE-FAMIL'Y RESIDENTIAL
SUBDIVISION LOCATED AT 870 WOOD SORREL DRIVE
APN 137 - 061 -022; PROJECT FILE NO. `05 -TSM- 0369 -CR
ATTACHMENT 2
WHEREAS, the applicant has;appliedto subdivide a 2.2 acre parcel at 870 Wood Sorrel
Drive intoa 21 -unit .single- farriily subdivision ( "the Project "), and;rezone the property to a
Planned Unit District ( "PUD ") with the associated Unit Development Plan -and PUD
Development Standards; and,
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WHEREAS,. the City of 'Petaluma Planning Commission held public hearings on the
proposed' amcndment on March 24�and May 12, 2009 after giving notice of said hearing, in the
manner, for the period', and'in'the form required by the City's Implementing Zoning Ordinance;
and,
W'HEREAS,,the City of Petaluma Planning. Commission filed with the City Council its
report set{ forth in its minutes of March 24 and May 12, .2009 recommending the, approval of the
proposed, tentative subdivision map subject to conditions of development for the Project: to allow
for 21 single - family residential units to be constructed on Assessor's Parcel No. 137 -061 -022;
and,
WHEREAS,, On August 3,,2009, in compliance with the California Environmental
Quality Act ( "CEQA "), 14 California Code of Regulations Sections 1.5000 et seq: ( "CEQA
Guidelines ") and the City of Petaluma Environmental'Guidelines, the City Council adopted
Resolution No: 2009 -136, N.C.S., approving a mitigated negative declaration of environmental
effect fo_,the Project; and,
NOW, THEREF BE IT, RESOLVED that this Resolution shall become effective
upon the effective date of Ordinance No. 2343 N.C.S'., Approval of Rezoning to a Planned Unit
Dstrict'(PUD) for The Birches Subdivision, which is thirty (30) days after the date of the
adoption of said ordinance by the Petaluma City Council.
B_E IT FURTHER RESOLVED that the City Council makes the, following; findings and
approves the proposed' Tentative 'Subdivision Map to subdivide a 2.2 acre parcel at 870 Wood
Sorrel Drive into a 21 -unit single - family subdivision for The Birches ( "the Project"), 'subject to
the following conditions of approval:
FINDINGS FOR TENTATIVE SUBDIVISION MAP:
The proposed Tentative Subdivision Map, as conditioned, is consistent with the
provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and
the State Subdivision Map Act.
Resolution No. 2009 -149 N.C.S. A
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2. The proposed subdivision, together°with provisions for its design and improvements, is
consistent with. the City of Petaluma General Plan, and will not be detrimental to the
public health, safety, or welfare in that adequate public facilities exist or will be installed,
including roads, sidewalks, water, sewer, storm drains, and other infrastructure.
3. The site is physically suitable for the density (12.5 dwelling units to the net acre) and the
type of development proposed; as the subject 2.2 -acre parcel is essentially flat, is without
native /protected trees, is accessible from two public streets, and is immediately abutting
other single - family subdivisions.
4. The design of the subdivision and the proposed improvements will not cause substantial
environmental damage.,'and no substantial or avoidable injury will occur to fish or
wildlife or their habitat. An Initial Study was prepared indicating that there would be no
significant, environmental impacts that could not be mitigated.
CONDITIONS OF APPROVAL
THE BIRCHES PLANNED UNIT DEVELOPMENT
870 WOOD SORREL DRIVE, APN 137 -061 -022
PROJECT 05 -TSM- 0369 -CR
From theiPlanning Division (778 -4301)
1. Before issuance of any development permit, the applicant shall revise the site plan or
other first sheet of the office and job site copies of the Building .Permit plans to list these
C I briditions of Approval and the Mitigation Measures as notes.
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2. The plans submitted for building permit review -shall be in substantial compliance with
the Unit Development Plan and the Tentative Map date stamped June 1, 2009 and the
revision sheets date stamped July 14, 2009.
3. All mitigation measures adopted in conjunction, with the Mitigated Negative Declaration
for The Birches are herein incorporated by reference as conditions of project approval.
4. Upon approval by the City. Council, the applicant shall pay the Notice. of Determination
fee to the project Planner. The check shall be made payable to the County Clerk (as of
May 2609 the fee is $50). Planning staff will file the Notice of Determination with the
County Clerk's office within five (5) days of receiving Council approval The State
Department of Fish. and Game has eliminated the fee exemption for projects determined
that have a de minirriis effect on fish and wildlife and requires that an environmental
filing fee be paid, (as required under Fish and Game Code Section 711.4d) to the Sonoma
County Clerk on or before the filing of the Notice of Determination (as of May 2009, the
fee is $1,993, contact them at 944 -5500 to confirm).
Prior to building permit approval, the plans shall note the installation of high efficiency
heating equipment-(90% or higher heating/fumaces) and low NOx water heaters (40 or
less) in compliance with policy 4= P' -15D (reducing emissions. in residential units). All
residential units designed with fireplaces shall meet the requirements of Ordinance 1881
N.C.S. for clean - burning fuels.
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Resolution No, 2009 -149 N.C.S.
6. Prior to building, grading,,:or demolition permit approval, all plans shall note the
following and all construction contracts shall include the same requirements (or measures
shown to be equally effective, as approved by Community Development Department), in
compliance with General Plan-policy 4 -P -16:
• Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration'of construction;
• Minimize idling time of construction related equipment, including heavy -duty
equipment, motor vehicles, and portable equipment;
• Use alternative fuel constit ction,equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
• Use add -on control devices such as diesel oxidation catalysts or particulate filters;
• Use diesel equipment that meets the ARB's 2000 or newer certification standard for
off -road heavy -duty diesel. engines;
• i Phase construction of the project; and.
• Limit the hours of operation of heavy duty equipment.
7. =oi nts the Planning Commission's design review hearing, the applicant shall submit the
Checklist showing that the project is designed to achieve at least 50
GeeenPoints under that: cycle's residential Build It Green program; the applicant is hereby
required to implement themeasures that, result in Water reduction and hot water
distribution efficiency. Prior to building permit issuance,; the Checklist shall be submitted
and the building permit plans shall depict/note the relevant measures. Prior to building
permit final, each house shall -be GreenPoint Rated.
8. Prior to building permit approval, plans for each house shall include pre-wiring for solar
facilities, in accordance with Council Resolution 2005 and subject to staff review and
approval.
9. Prior to the PC design.review'hearing, the arborist shall review the current plan set
showing widened curb ;returns (required by Fire) and evaluate how many of the Yarberry
Drive sycamore .street trees are not preservable and shall identify the replacement
location for an equal.number..of at least 24 -inch box size sycamores (Platanus acerifolia
Bloodgood). The replacement location shall be as neighborhood street trees, with priority
to continued placement at Parcels C and D of Meadow Park Unit l., such as where space is
available neat the Lots 16 and 17 shared property line and behind lot 14. Planting
conditions shall also be specified by the arborist and incorporated as conditions of approval
(method of hole digging, type of soil amendment, method of staking, depth of mulching,
use of water bags, etc).
10. Prior to Final Map and;Improvement Plan approval, the plans shall be modified to show
protective construction fencing at the-drip line of the offsite redwood trees along Yarberry
Drive (where the dripline is within the project site or adjacent to right of way
modifications) and the plans, shall note that the existing grade shall be maintained within
that fenced area. Drainage swales and all underground work shall be routed outside the
dhpline where possible. Contractors and subcontractors_ shall direct all equipment and
personnel to remain outside the fenced area at all times until project is complete. The
drainage swale proposed at the rear of lots 12 through 21 shall not exceed 6 inches in depth
and the tree -side edge 'ofthe trench shall be offset from the rear property line by at least 5
feet, per the arborist letter dated November 9, 2005 and the Horticultural Associates Tree
Resolution No. 2009 -149 N.C.S. �p
Preservation Guidelines',. Prior to issuance of any grading' or building permit, this
construction - phase protective fencing shall be erected. The fencing shall be a minimum
of 5 feet in height and -shall be cyclone secured with in- ground posts. Proof that the
fencing has been installed shall be made to Planning staff by photographs.
11. Prior to issuance of any grading or building permit:
a.! The arborist shall visit the site and confirm in writing which redwoods have an 18 -inch
or greater trunk diameter. (Redwood. trees of this size are "protected" trees pursuant to
Chapter 17 of the City's Implementing Zoning Ordinance.)
b A security deposit shall be posted to cover the value of any off -site redwood (such as
number 9) which has an 1`8 -inch or great trunk diameter.
See section 17.060F for further details.
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12. Prior to the PC design review hearing, the landscape plan shall be further detailed to reflect
Which listed tree is proposed at which location. Furthermore, it shall be modified so that
the birch trees shown.are replaced with another accent tree and that the sod lawn shown is
eliminated (Mow Free grasses, a tall, low water use grassy groundcover which can be left
unmowed or mowed a couple of times a year may be considered).
13. PIrior to issuance of any grading or building permits, Planning Commission shall review
and approve the house designs, the PUD Development Standards, the colors and
materials, the landscaping plan any signage, and lighting. Specifically, SPARC shall:
a. Ensure adequate treatment to enhance privacy and sound mitigation for Allegheny
Court residences between the turn - around and the Derby property line.
b!- Ensure that the sound fence (Lots 1 and 16 -21) is designed to deter graffiti.
14. Prior to the PC design review hearing, the plans shall be revised to show AlternateBouse
Plan "5 Alt" (a one- story, 1,460 square foot plus one -car garage home) at lots 14 and 19.
15. P to the PC design review hearing, the PUD Development Standards shall be revised to
read Planning Staff ,instead of Community Development Department and Planning Director
instead of,CDD' Director. The second line on page 5 shall state 50 square feet. Page 5 VIII
E shall be modified by striking the second half of the first sentence so that.it reads simply
'All trees shall be a.minimum of 15 gallons in size." Page 7 IX D shall . state'that "High
and moderate value trees in good condition (as identified under, the arborist reportfor -the
subdivision) and those off -site on Yarberry Drive proposed for retention but'subsequently
damaged or removed` during the course of construction shah be replaced by the developer
on a one -to -one trunk diameter basis (pursuant to the IZO chapter 17) with each
replacement tree being at least a,24-inch-box size. Replacement species shall be in -kind or
as recommended by the arborist and approved by staff,, at a location(s) recommended by
the arborist and approved by staff. In -lieu replacement may be permitted by, staff in the.
event the area is unable to accommodate additional trees, subject to 17.065A.3.c.4." The
parking chart at XII shall be revised to reflect the reduced parking for the one -story house
locations.
16. All grading and construction activities shall be limited to the hours between 8:00 am and
5;:00 pm, Monday through Friday, and Saturday between 9 :00 am and 5 :00 pm. No
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Resolution No. 2009 -149 N.C.S. 7
construction work shall be permitted. on City recognized holidays or Sundays. Delivery
of material or equipmer t to the site and truck traffic the site f6r any purpose shall be
limited to non- holiday weekdays between the hours of 8:00 am and 5:00 pm. Any
necessary on -site cleaning or servicing of machinery shall be limited to non- holiday
weekdays between 8:00 am and 5:00pm. This condition supersedes and is. more
restrictive than those identified in the Noise Study and the Development Standards. See
also N'oise'Mitigwion' Measure 3 for additional restrictions, including the designation of a
noise disturbance coordinator.
17. Herbicides /pesticides shall not be applied in areas used by pedestrians/bicyclists within
the project without first providing appropriate.signs warning of the use of chemicals. The
project shall utilize Best Management Practices regarding. pesticide /herbicide use and
fully commit to Integrated Pest Management techniques for the protection of bicyclists
and pedestrians.
18. All lighting shall be, glare -free, hooded and downcast in order to prevent glare into
tricyclists' and pedestrians' eyes.
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19. I" the event that archaeological' remains are encountered during grading, work shall be
halted temporarily, and a qualified archaeologist shall be corsulted:for evaluation of the
artifacts and to recommend future action. Thei local Native American community shall
also be notified and consulted °in `the event, any archaeological remains are uncovered.
20. The applicant shall defend, indemnify and hold harmless the City and its officials,
boards, commissions, agents, officers and. employees; ( "Indemnitees ") from any claim,
action or proceeding against Indemnitees to attack, set aside; void or annul, any of the
approvals of the project to the maximum extent permitted by Government Code section
66477.9. To the extent permitted by Government Code section 66477:9; the applicant's
duty to defend indemnify and hold harmless in accordance: with this. condition shall
apply to any and all claims, actions or proceedings brought concerning the project, not
just such claims, actions or proceedings brought within. -the time period provided for in
applicable State and/or local statutes. The City shall promptly notify the subdivider of
any such claim, action or proceeding concerning the subdivision. The City
shall cooperate fully in the defense. Nothing contained in this condition shall prohibit
the City from participating in the defense of any claim, action, or proceeding, and if the
City chooses to do so, applicant shall reimburse City for attorneys' fees and costs
incurred ;by °the City to the maximum extent permitted by Government Code section
66477.9.
From the Engineering Division. (778 - 4301):
The - following conditions shall be addressed at map and improvement plan application.
21. Frontage Improvements
a., Remove and replace any broken or displaced curb, gutter, sidewalk, vaults and curb
inlets.
b. Remove and replace all existing driveway approaches with City standard curb and
gutter.
Q.! Retrofit the existing pedestrian ramp the corner of Wood Sorrel and Yarberry Drive
to be ADA compliant. Install a crosswalk across Wood. Sorrel at Yarberry Drive.
Resolution No. 2009 -149 N.C.& lJ
d Provide painting, striping and traffic signs as indicated and as necessary.
22. Grading
a Grading shall conform to the geotechnical investigation report specific to this
development:
b An erosion and sediment control plan. shall be submitted with the subdivision
improvement plans. All measures shall -be employed per the City Storm
Water /Grading and Erosion Control. Ordinance.
C. The developer shall be 'respoiisibie for funding, through project cost - recovery
account, all City required storm water quality inspections.
23. Private Street
a.,. The m>nimum p rivate street g avement section shall be 4- inches of asphalt.concrete
over 12- inches of class 2 a re g ate base. .
b:. The project driveway approach on Yarberry Drive shall be revised to match the
proposed Wood Sorrel entrance.
c. Provide ADA accessibility within - Parcel A (sidewalks; pedestrian ramps, etc.).
d., Provide a private street light system within Parcel A which will be maintained by the
homeowners association.
e: The private street configuration, widths,: parking and curb painting shall be
constructed,as proposed on the tentative map and incorporating the changes in these
conditions of approval.
f. Install no - parking signs and paint curbs as necessary, including the turnaround area,
and as indicated on the tentative map.
24. Water, Sanitary Sewer and Storm Drain Systems.
a! The storm drain system shall be private and privately maintained. Maintenance
responsibility shall extend to the connection point with the public storm drain system.
{ A funding mechanism and source shall be established within the project CC &R's to
ensure perpetual maintenance of the private storm drain system. The CC &R' S shall
be approved by -the City:Engineer prior to recordation of the Final Map.
b. Abandon, any existing unused water and sewer services along both street frontages.
C. The water main system shall be public and capable of delivering a continuous fire
flow as required by the Fire Marshal.
A. The'siorm drain system design shall be reviewed and:approved by the Sonoma
County Water Agency:
e. All new services shall be 1.5 inches in diameter with 1 -inch meters.
f.;, The projectahall comply with the City landscapetirrigation efficiency requirements.
g; The project shall comply with the City of Petaluma Phase 11 Storm Water
Management Plan including attachment four post construction requirements. The
homeowners association shal I be responsible for providing a yearly inspection and
maintenance report for the proposed storm drain separator.
h: The applicant shall install "No "dumping, drains to river ?'placards on all new public
and private catch basins per .City storm water program requirements.
Resolution No. 2009 -149 N,C.S.
25. Easements
a.. All necessary easements shall' be dedicated on the final map.
b.: Parcel A ; shall include private access, emergency vehicle access, private;storm drain,
private surface drainage; public sanitary sewer, and public watermain easements.
26. Miscellaneous
E( homeowner's (BOA) and conditions, covenants and. restrictions
(CC &R'S) shall be required for any shared utilities or facilities, including but not
limited to storm drainage, sanitary sewer, and access. The CC &R' S shall identify the
utility or facility to be maintained, the parties responsible for maintenance and the
funding mechanism for maintenarice, replacement and, repair. The CC &R' S shall be
reviewed and approved by the City Engineer and staff prior to recordation.
b.± Prepare final map and, improvement plans per the latest City policies, standards,
codes, resolutions and ordinances. Final map fees and technical review deposits shall
be required at the time of the application submittal.
c.; The developer shall submit a 1:1 to scale digital file of the record subdivision
improvement plans and -final map prior to acceptance of the subdivision.
d.� A subdivision agreement and the necessary surety are required prior to.final map
approval.
e.' All new vaults and other electrical, gas, and communications infrastructure shall be
installed underground.
f
t The developer shall submit joint trench plans for the proposed public utility . design*,
including relocation of any existing conduits and Vaults. `The joint trench plans are
subject to the approval by the City Engineer prior to final.map approval.
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From th' Fire Marshal (778- 4398)
27. The Fire Prevention Bureau conditionally approves TM -5. design for fire truck access.
Prior to approval offinal the red curbs shown on this sheet shall be adjusted to
include all curbs except those, portions in front of each driveway and for the turnouts.
28. Prior to approval of.final map for the turnout parking, radius the curb approach and
departure so vehicle would avoid. striking the 90° curb angle.
29. A fire sprinkler system designedi and installed in accordance with NFPA 13 -D is required
for Lots 10 to: ' in this project proposal. Due to the 'lack of a ;standard turnaround, the
sprinkler systems must be upgraded to meet the requirements of a FULLY
SPRINKLERE.D system. This includes sprinkler protection of the attic, garage, attached
carports, bathrooms over 55' .sq. ft., closets over 24 sq, ft. or 3 ft. deep, and/or other
attached structural elements ofthe building. The system shall be calculated for a two-
head activation in the attic.
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30. Fire sprinkler systems designed and installed in accordance with NFPA 13 -D are required
in +residential structures; bathrooms over 55 square feet, closets over 24 square feet, or 3
feet deep, and other attached structures. These systems shall' be calculated for two -head
activation for the most remote two heads.
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Resolution No. 2009 - 149 N.C.S.
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From the Water Resources and Conservation Department (778 -4699)
31. Prior to SPARC review, the landscape plans shall be submitted to the Department for
Water Conservation Ordinance review and direction.
32. Prior to building permit issuance, the landscape plans shall be submitted to the
Department for Water Conservation Ordinance review and approval.
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Under the power and authority conferred upon this Council by-the Charter of said City.
REFERENCE:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
I hereby certify the foregoing Resolution was introduced and adopted by the -
Council of the City of Petaluma at a Regular meeting on the 14` day of September,
2009 by the following vote:
Vice -Mayor Barrett, Glass, Harris, Healy, Rabbitt, Renee, Mayor Torliatt
None
None
None
City Clerk
City
to
Resolution No. 2009 -149 N.C.S.
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