HomeMy WebLinkAboutResolution 97-283 10/20/1997 Resolution No. g7-zas N.C.S.
' of the City of Petaluma, California
a APPROVAL OF A TENTATIVE SUBDIVISION MAY FOR TFIE L.ARRY'S
5 LOLLIPOP RESIDENTIAL PROJECT LOCATED ON THE WEST SIDE OF
6 SUNNYSLOPE ROAD BETWEEN SMITI-[ DRNE AND SUNCREST HILL DRIVE;
7 APN.019-203-007
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l0 WHEREAS, Mr. Larry Jonas filed an application for a Tentative Subdivision Map on
i t January 2, 1997, for a subdivision known as the Larry's Lollipop Subdivision; and
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i3 WHEREAS, the City Council has found that the requirements of the California
14 Environmental Quality Act have been satisfied through the preparation of an Initial Study
15 which indicates that the proposed project, as mitigated through the adoption of a
16 Mitigated Negative Declaration pursuant to Resolution No. 97-274N.C.S., will not result
17 in significant environmental impacts, ahd that no further environmental review is
18 necessary; and
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20 WHEREAS, the Planning Commission held a duly noticed public hearing regarding this
21 project on July 22, 1997, at which time the Planning Commission recommended that the
2z City Cowicil conditionally approve the Tentative Subdivision Map; and
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24 WHEREAS, the City Council has adopted Ordinance No. 2061 N.C.S. rezoning the
25 Larry's Lollipop site to Planned Unit District, and approved Resolution
26 No. g7-Zg2 N.C.S. approving the Larry's Lollipop Planned Unit Development Plan.
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28 NOW. THEREFOR BE IT RESOLVED, that this Council hereby finds as follows:
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31 Findings for Tentative Subdivision Map
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33 1. The. proposed Larry's Lollipop Tentative Subdivision Map, as conditioned, is in
34 general conformity with the Petaluma General Plan because it integrates important
35 design features specified, including: appropriate design of streets and sidewalks
36 {or public use, and a coordinated arrangement of lots and building envelopes
37 contributing to attractive streetscapes.
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39 2. The proposed Larry's Lollipop Subdivision, as conditioned, is in general
4o conformity with the standards and intent of the PUD District, and other
41 applicable provisions of the Petaluma Zoning Ordinance.
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43 3. The proposed Larry's Lollipop Subdivision Map, as conditioned, is in general
44 conformance with the Petaluma Subdivision Ordinance and other applicable
45 provisions of the. Petaluma Municipal Code.
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eeaoluconNa: g7-283 x.cs. Page 1 of 5
1 4. The requirements of the California Environmental Quality Act have been met
2 through preparation of an Initial Study and adoption of a Mitigated Negative
3 Declaration, to avoid or reduce to a level of insignificance, potential environmental
a impacts of the Larry's Lollipop Subdivision.
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6 5. The Larry's Lollipop Subdivision has met all requirements of the City of Petaluma
7 Residential Growth Management System, as specified under Chapter 17.26 of the
8 Municipal Code.
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l0 6. The subdivision, with the inclusion of a public sidewalk on one side of the new
11 public street, provides safe and adequate pedestrian circulation and does not
12 jeopardize publicsafety.
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la Tentative Subdivision Mao Conditions
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16 1. All mitigation measures adopted in conjunction with approval of the Mitigated
17 Negative Declaration for the Larry's Lollipop project are incorporated herein by
18 reference as conditions of project approval.
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20 2. All conditions of the PUD Development. Plan approved for the Larry's Lollipop
21 project are incorporated herein by reference, and shall be enforced, as applicable,
22 with the Tentative Subdivision Map.
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2a 3. All conditions of the Planning Department shall be met, including:
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26 a. An access easement and irrevocable offer of right-of--way dedication shall
27 be provided in a form acceptable to the City Engineer prior to the approval
28 of the Final Map. Said documents shall provide access from the new public
29 street to the Premo/Drees property (APN 019-203-006) in the general
3o vicinity of lots 4 and 10 of the Tentative Map. Future development of AP
31 No. 019-203-006 may provide alternate access opportumttes for this
32 (Larry's Lollipop) Subdivision.
33 b. A reproducible copy of the Tentative Map, submitted to the Planning
34 Department on February 13, 1997, shall be submitted to the Planning
35 Department, prior to Final Map approval (first phase).
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37 4. All conditions of the Engineering Department shall be met, including:
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39 a. Frontage improvements shall be required as indicated along Sunnyslope
4o Road. A valley gutter shall be constructed at the intersection of
41 Wallenburg Way and Sunnyslope Road. Street lights shall be required
42 along the frontage according to street light standards.
a3 b. This project shall utilize the existing sanitary sewer main and water main
44 located in the most easterly corner of the property. The developer shall
a5 reimburse the City for the cost of providing utd~ty stubs as determined by
46 the Engineering Department.
a~ c. Right-of--way dedication shall be required as indicated along Sunnyslope
a8 Road.
a9 d. Overhead utilities along the frontage of this project and traversing the site
so shall be placed underground. Undergrounding shall be continued to the
51 nearest poles off-site in both directions along Sunnyslope Road. A Payback
52 Agreement may be proposed, by the Applicant, to regain costs associated
53 with ofl=site improvements.
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I e. Wallenburg Way shall be 32 feet wide from face of curb to face of curb
2 with parking allowed on both sides of the street. Parking one side of the
3 street (PMC 20.32.220). The hammerhead design shall accommodate fire
4 truck turn around.
5 f. 1"he private driveway exceeds the public street policy for maximum
6 percent slope. Minimum widths of private driveways shall be 20 feet per
7 Fire Department policy.
8 g. The private driveway, water lines, storm drain and. sanitary sewer 'serving
9 Lots 9,10;11 and 12 shall be contained in private easements. A document
l0 shall be created and recorded to provide a maintenance mechanism for the
11 private driveway and utilities. The public sanitary sewer and water main
12 easement shall be as indicated in the private driveway.
13 h. Any finish floors above elevation 160 feet shall require booster pump
14 systems for fire sprinkler and domestic water pressure. Provide
I S calculations and locations for Lots ] 0,1 1 and 12 booster pump systems.
16 i. As a result of identifying potential storm drain system inadequacies in the
17 initial study, the developer submitted calculations to analyze the existing
18 system. The calculations identified a section of pipe in the existing storm
19 drain system that is inadequate and should be replaced in order for the
20 system to function properly. Therefore, this development shall replace the
2I existing 18 inch diameter storm drain pipe in Sunnyslope Road from the
22 Pamela Place Subdivision to Thompson Creek with a 24-inch diameter
?3 pipe. In addition, the 8-inch pipe metering device installed with Pamela
24 Alace Subdivision shall be removed.
25 j. Lot-to-lot surface drainage is not allowed unless collected at property lines
26 with a drop inlet storm drain system. Private storm drain systems shall
27 require easements and recorded maintenance agreements. Concentrated
28 surface drainage shall not be allowed over sidewalks or curbs but shall be
29 directed to the public street with sidewalk underdrains.
3o k Minimum asphalt concrete section for a public street is 3 inches. Submit
31 pavement calculations for the public street and private. driveway.
32 1. Submit fire flow calculation for the proposed water system. Fire flow and
33 fire suppression systems for Lots 10,] 1 and 12 shall be approved by the
34 Fire Marshal's office.
35 m. Provide ten foot wide public. utility easements, (PUE) adjacent to the public
36 right-of--way and over the private street if required by PG&E.
37 n. Indicate property line configuration for Lots ] 0 and 11.
38 0. fhe developer shall prepare improvement plans and final map, pay
39 applicable fees and submit the required reports and/or documents
40 according to the latest City of Petaluma codes,, ordinances, resolutions,
41 policies and standards.
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43 5. All conditions of the Public Works DepartmenTshall be met, including:
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45 a. Label the size of the City sewer main to the end clean-out by the fire
46 hydrant.
47 b. Show the location of the pump and air gap systems for Lots 9, 11 & 12.
48 These systems shall be close to the water meters.
49 c. Put contt~ol valves on the City fire hydrants.
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Reso. 97-283 NCS Page 3 of 5
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1 6. All conditions of the Fire Marshal shall be met, including:
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3 a. At the 180' elevation of the private driveway serving Lots 11 & 12 (as
4 proposed on the Tentative Map) the gradient shall be reduced to not more
5 than 15%; said driveway serving the upper most portion of the site
6 (proposed Lot 12) shall include no more than a 60' run of driveway at
7 18%. The grade of the private driveway shall not exceed 18% at any
8 point.
9 b. No pv~king permitted within the hammerhead for a distance of 40' in all
io directions. All required fire lanes in which no parking is allowed shall be
I I designated by painting curbs red. Where no curbs exist, signs approved by
12 the Fire Marshal shall be installed.
13 c. It is not clear that the roadway serving Lots I-9 from Sunnyslope Road to
14 the hammerhead turnaround is provided with 20' clear unobstructed width
u after parking. Detail and/or provisions for this need to be made on the
I6 plans. A minimum li'6" vertical height clearance shall be provided over
I7 the entire roadway. nothing on the plan indicates this criteria is being met.
18 d. Water supply to the structure(s) above 200' shall be provided via a dry
19 hydrant fire main. The dry hydrant main shall be supplied by a Fire
20 Department connection (FDC) within 20' of the last hydrant. on the City
21 main. Location of hydrants on the dry main shall be provided every 300'
22 and at the top of the hill within 150' of the structure(s). The dry main shall
23 be designed to handle minimum fire flows of 500 gpm @ 20 psi with a
24 minimum main size of 8". The main shall be installed to City Standards
25 and specifications. Signs andlor markers identifying the dry hydrant main
26 shall be provided and as approved by the Fire Marshal.
27 e. An approved turn-out measuring ] 2' by 40' with driveway cuts at each end
28 shall be provided adjacent to the area where 4he last hydrant on the City
29 main and the FDC for the dry hydrant main is located. Design and
30 specifications for the turn-out shall be approved by the Fire Marshal.
31 f. Structures at or above the 160' elevation shall have Class A roofs. For
32 roof coverings where the profile allows a space between the roof covering
33 and roof decking, the space at the eave ends shall be fire stopped to
34 preclude entry of flames or embers. Combustible eaves, fascias and soffits
35 shall be sheathed with solid materials with a minimum thickness of 3/4
36 inch. No exposed rafter tails shall be permitted unless constructed of
37 heavy timber materials. Exterior windows, window walls_ and skylights
is shall be tempered glass or multi-layered glazed panels.
39 g. Provisions for annual weed/brush abatement of the urban interface and the
40 developed area shall be the responsibility of the developer/property owner.
41 A plvr that outlines the criteria for provisions of weed abatement shall be
42 developed. This plan shall include but not be limited to the following
43 criteria:
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45 1. Defensible space area of 30' around structures in lots above 160'
46 either man-made or natural, where material capable of allowing fine to
47 spread unchecked must be treated, cleared, modified or fire resistive to
48 slow the rate v~d intensity of an advancing wildfire.
49 2. Trees within the defensible space shall be provided with a distance
5o between crowns from adjacent trees, structures or unmodified fuel of not
51 less than. l 5'.
52 3. Areas within 10' of each side of portions of the road/driveway
53 leading up the hill shall be cleared of grass/brush and/or planted with fire
54 resistive vegetation.
Reso. 97-283 NCS Page 4 of 5
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t 4. Fire breaks and/or disked trails up to 30' wide shall be provided
2 and identified on the plan and. maintained throughout the fire season.
3 Location of breaks/trails shall he approved by the Fire Marshal.
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5 h. Due to available water and pressure, the furthest point of structures on lots
6 above 160' shall not be in excess of 150' from the street as measured in an
7 approved route. around the exterior of the building.
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9 8. The applicants/developers shall defend, indemnify, and hold harmless the City or
to any of its boards, commission, agents, officers, and employees from any claim,
I I action or proceeding against the City, its boards, commission, agents, officers, or
i2 employees to attack, set aside, void, or annul, the approval of the project when
t3 such claim or action is brought within the time period provided for in applicable
14 State and/or local statutes. The City shall promptly notify the
u applicants/developers of any such claim, action, or proceeding. The City shall
16 coordinate in the defense. Nothing contained in this condition shall prohibit the
t7 City from participating~in a defense of any claim, action, or proceeding if the City
t 8 bears its own attorney's fees and costs, and the City defends the action in good
19 faith.
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Under the power and authority cronfezred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) (Aid57fiYdIr168jC~ meeting pp form
on the ...2.Qkh day of .........QCX011~C-................................, 19..~.7.~ by the -~J/
following vote: _ ~
City Attorney
AYES: Read, Stompe, Torliatt, Maguire, Vice Mayor Hamilton, Mayor Hilligoss
NOES: None
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ABSENT: Keller / ~;l ,
y .
City Clerk Ma or
(,bmcil File
cn loss a<s. n~.,..97-583.._..... Ncs. Page 5 of 5