HomeMy WebLinkAboutResolution 97-269 10/06/1997
' Resolution No. 97-zss N.C.S.
' of the City of Petaluma, California
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a APPROVING THE TENTATIVE SUBDIVISION MAP FOR STONERIDGE
5 SUBDIVISION - A PROPOSED 11.66 ACRE RESIDENTIAL DEVELOPMENT
6 LOCATED IN THE SUNNYSLOPE ASSESSMENT DISTRICT; AP NO'S 019-203-
~ 001 AND 002
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9 WHEREAS, Edward and Carol Fullerton and Lany Jonas as owners, have filed with the
to City Council a Tentative Subdivision Map to subdivide land to be known as Stoneridge
11 Subdivision and have paid all required filing fees; and
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13 WHEREAS, the Planning Commission has examined and reviewed the same as required
la by law, and all reports, recommendations, and comments therein have been forwarded to
15 and considered by this Council at it meeting held on September 15, 1997 and October,6,
16 1997;
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IS NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds for the .Tentative
19 Subdivision Map reviewed by the Planning Commission on August 26, 1997 is hereby
20 approved as follows:
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22 Findin¢s for Tentative Subdivision )<1ap
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24 1. The proposed Stone Ridge Tentative Subdivision Map, as conditioned, is in
25 general conformity with the Suburban land use category and other applicable
26 provisions of the General Plan.
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28 2. The proposed Stone Ridge Tentative Subdivision Map, as conditioned, is in
29 general conformity with the standards and intent of the PUD Zoning District and
30 other applicable provisions of the Petaluma Zoning Ordinance.
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32 3. Pursuant to Ordinance 1994 NCS, regulating access for lots to public streets, the
33 most logical development of the land requires that proposed Lots 1-4, 14,15, 19,
3a and 20 be served by private driveway access easements, in order to minimize the
35 grading impacts to the ]and, and establish lotting patterns for the Stone Ridge
36 Subdivision which. are compatible with surrounding development and City policies
37 pertaining to hillside development
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3I 4. The requirements of the California Environmental Quality AcY have been met
ao through preparation of an Initial Study and adoption of a Mitigated Negative
ai Declaration, to avoid or reduce to a level of insignificance, potential impacts of the
a2 Stone Ridge Subdivision.
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as 5. The Stone Ridge Subdivision has met all requirements of the City of Petaluma
a5 Residential Growth Management System, as specified under Chapter 17.26 of the
a6 Municipal Code.
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as 6. The proposed Stone Ridge Tentative Subdivision Map, as conditioned, is in
49 genera( conformance with the Petaluma Subdivision Ordinance and other
so applicable provisions of the Petaluma Municipal Code (PMC). In accordance with
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Resolution No. y7-269 x.cs. Page 1 of 7
1 the provisions of PMC Section 20.32.230, the public safety is not jeopardized by
2 the omission of sidewalks on Keliy Creek Lane, and on one side of Stone Ridge
3 Court. Further, the use of reduced street standards pursuant to PMC Section
a 20.32.270 will result in the best possible utilization of the land to be subdivided
5 given consideration to the topography and natural cover of the land and the
6 general character of the proposed subdivision.
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8 BE IT FURTHER RESOLVED based on the findings set forth above, that the above
9 referenced Tentative Subdivision Map be and the same is, hereby approved, subject to the
to conditions set forth below and incorporated herein as follows:
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12 Conditions for Tentative Map Approval
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la 1. The following requirements of the City Engineer shall be met prior to City
15 approval of the Final Map:
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t7 a. Any existing cesspools, septic tanks, etc., shall be removed, pursuant to
18 Petaluma Municipal Code Section 20,36.060 and the Sonoma County Department
19 of Health requirements.
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21 b. The proposed abandonment of the existing well on Lot 4 shall be
22 performed in compliance with Petaluma Municipal Code Section 15.20.010, which
23 incorporates Chapter 25B of the Code of Sonoma County.
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25 c. A 10-foot wide "public water main easement" shall be dedicated to the City
26 on the final map over Lot 13 or 14 from the westerly property line, where it
27 intersects with a separately required water main easement on the adjacent lands of
z8 Maxwell, to the public street (Stone Ridge Court). Additionally, a ] 0-foot wide
z9 "public water main easement" shall be dedicated to the City on the final map over
3o Lot(s) 19 and/or 20 from Stone Ridge Court to the southeasterly subdivision
31 boundary aYthe adjacent private drive (Suncrest Hill Drive).
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33 d. All grading and excavation shall conform to the geotechnical investigation
3a report prepared for this project by John H. Dailey, Consulting Geotechnical
35 Engineer, dated December 30, 1996. The grading plans shall be approved by the
36 project's geotechnical engineer. All subsurface drains required for fi]]ed areas
37 relative to public right-of--ways shall be within appropriate easements if not within
38 the public right of way.
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4o e. No lot-to-lot drainage shall be allowed. Surface runoff shall be addressed
41 within each individual lot then conveyed to an approved storm drain system. In
42 order to minimize erosion, surface drainage concrete swales with inlets to a pipe
43 system shall be utilized, where slopes exceed 4:1 gradient.
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45 f. Provide .public storm drainage systems within public rights-of-way to all
a6 extents possible. Privately maintained storm drain systems shall have a mechanism
47 to assure long-term maintenance.
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a9 g. Pursuant to the hydrologic study prepared for this tentative map, this
5o development shall extend the 18-inch culvert in Sunnyslope Road to a point
51 downstream of Culvert "A", as identified in said study, or install an acceptable
52 alternative. Either option shall be subject to review and approval of the City and
53 the Sonoma County Water Agency.
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2 h. All sanitary sewer mains serving more than one property shall be publicly
3 owned and maintained. Public sanitary sewers on private property shall be within a
a 10-foot wide easement dedicated to the City on the final map and covered with an
5 all weather surface.
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7 i. Lots 1, 4, 6, and 10, shall have a 1-foot non-access easement, dedicated to
8 the City on the final. map, across their Sunnyslope Road frontage.
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to j. This project shall utilize the existing sanitary sewer mains and water mains
11 stubbed out to this. property. Prior to final map and improvement plan approval,
12 the developer shall reimburse the City the construction costs incurred for
13 installation of water and sanitary sewer systems improvements which were
la installed for the benefit of this property as pazt of Sunnyslope Road improvements.
15 The estimated reimbursement is $3,088.00 (Fullerton) and $2,775.00 (Ward).
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17 k. City standard signing and pavement markings, including no parking signs
18 and red painted curbs, shall be shown on the plans and installed on Stone Ridge
19 Court, subject to the City Traffic Engineer's review and approval.
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21 I. City standard street lights shall be installed on Stone Ridge Court and
z2 Sunnyslope Road. The improvement plans shall show the electrical service point
23 for the street lights as provided by Pacific Gas and Electric.
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25 m. Each individual phase shall be designed to provide the required
26 improvements necessary for the independent and orderly development of such
27 phase.
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z9 n. The final map(s) shall show any differences in record boundary lines and
30 occupation lines.
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32 0. The two proposed 30-foot access easements provided for the private drives
33 shall be clarified for what Lot(s) it is in favor of, and also provide an emergency
34 vehicle access easement dedicated to the City on the final map(s).
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36 p. Pursuant to Municipal Code Section 20.36.140; all utility distribution
37 facilities shall be placed underground. All existing overhead utility distribution
38 facilities across the project's Sunnyslope frontage shall be placed underground.
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ao q. Improvement plans shall be prepazed per City Department of Engineering
41 Minimum Design Criteria, Improvement Plan PreparaUOn and Standard Details and
a2 Specifications. Record Drawings shall be provided to the City Department of
a3 Engineering prior to the subdivision's final acceptance.
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45 2. All requirements of the Fire Mazshal shall be met, as specified under the adopted
a6 mitigation measures for the Stone Ridge project:
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48 a. Post address at or near main entry door -minimum four (4) inch letters on
a9 contrasting background.
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51 b. Address locator required to be posted at or near the driveway entrance.
52 Reflectorized numbers aze acceptable. Location and design to be approved by the
53 Fire Marshal's Office.
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1 c. Residential buildings constructed at or above one hundred-sixty feet in
2 elevation are required to have a residential fire sprinkler system (NFPA 13D), this
3 will affect lots 2, 13, 14, 15, 16, 17, 19 and 20. The buildable azea of lot 20 is
4 limited to within 150' of the last fire hydrant as measured.by an approved route
5 around the exterior of the building.
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7 d. An approved cul-de-sac is required at the end of the private drive off
8 Stoneridge Court. An approved cul-de-sac will not be required if one of the two
9 following conditions is met:
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11 For Lots 19 and 20
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13 1) Hammerhead turn-azounds maybe acceptable if the houses for lots
la 1,2,3,19 and 20 are fully sprinklered. Fully sprinklered is defined as an
15 NFPA 13D sprinkler system with additional protection in the attic, garage,
16 bathrooms over 55 square feet and in closets over 24 square feet or over 3
17 feet deep. (This may affect the size of the water service area for these
18 lots.)
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20 2) Hammerhead turn-azounds and fully-sprinklered houses will not be
2t required for lots 19 and 20 if an emergency vehicle access to the adjacent
22 property line at the end of the private drive off Stoneridge Court is
23 provided. However, a residential fire sprinkler system (NFPA 13D) will
24 still be required because the lots are above the 160' elevation.
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z6 e. Provide access, a minimum twenty (20) feet, exclusive of on-street parking,
27 all asphalt surface with thirteen feet-six inches (13'6") vertical height
28 cleazance. The private drive off Stoneridge Court appeazs not to meet this
29 standazd.
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31 f. Add as a general note to plans:
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33 No combustible construction is permitted above the foundation unless an
34 approved. all weather hard surface road is provided to within one hundred-
35 fifty (150') of the farthest point of a building or structure.
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37 All fire hydrants for the project must be tested, flushed, and in service
38 prior to the commencement of combustible construction on the site.
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4o g. All required fire lanes in which no parking. is allowed, shall be designated
41 by painting curbs red: Where no curbs ewst, signs approved by the Fire
42 Marshal shall be installed. This applies to the pnvate drive off Stoneridge
43 and Kelly Creek Lane.
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45 3. The following requirements of the Chief Building Official shall be met:
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a7 a. Grading must be certified when completed to indicate compliance with
48 approved plans and will be required for occupancy.
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so b. Certify pad elevations before building slab on grade is poured.
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52 c. Certify finished floor elevation before occupancy.
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2 d. Any holding tank required for elevations above 160 feet must meet
3 Engineering Department design requirements.
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5 e. Where ground slopes greater than 1 on 10, foundation shall be stepped per
6 Uniform Building Code 1803.2.
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s f. Soils with expansion index greater than 20 requires special design
9 foundation per Uniform Building Code 1803.2.
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11 g. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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13 h. Show site drainage and grading topography.
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15 i. Indicate all utilities on site plan.
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17 j. Driveway gradient shall comply with Ordinance No. 1533/1982.
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t9 k. Responsible party to sign plans.
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21 I. Submit soils report to verify foundation design.
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23 m. Indicate group occupancy, type of construction, square footage.
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25 n. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
26 Plans must also show compliance to current Title 24 Energy
27 Conservation and/or Disabled Access Requirements.
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29 0. Provide structural calculations for all non-conventional design items.
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31 p. Demolition permit required to remove any structure.
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33 q. Abandonment of water well or septic system must be done under pernut
34 from County of Sonoma Public Health Department.
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36 r. Detail all drainage. swales.
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38 4. All mitigation measures adopted in conjunction with approval of the Mitigated
39 Negative Declaration for the Stone Ridge project are incorporated herein by
4o reference as conditions of project approval.
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42 5. Prior to application for SPARC approval, the following modifications shall be
43 incorporated into the Tentative Map:
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45 a. All adopted mitigation measures applicable to the Tentative Map shall be
a6 reflected.
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48 b. The Tentative Map shall reflect consistency with the PUD Development
49 Plan as conditionally approved.
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1 c. The proposed street names shall be modified as necessary to meet
2 requirements of the City of Petaluma Street Naming Committee.
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a d. The street design for the proposed public street shall be modified to reflect
5 incorporation of public sidewalk(s) as directed by the City Council.
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7 6. Plans submitted for approval of the Final Map and Improvement Plans shall reflect
8 the following, subject to staff review and approval:
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to a. Permitted hours of construction shall be specified on construction drawings
11 as identified in the adopted mitigation measures for the project.
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13 b. The boundaries. of the 100 year storm event shall be identified on the Final
la Map.
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16 c. All proposed lot azeas shall be specified on the Final Map.
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18 d. A reference to all project approval documents shall be incorporated as a
19 note on the Final Map.
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21 e. A description of the permitted uses and restrictions within the Open Space
22 easement on Lot 1 and the boundaries of the easement azea shall be
23 identified on the Final Map.
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25 £ The location. of all proposed electrical transformers, or other utility
26 structures shall be identified on plans, and located underground in
27 accordance: with adopted City policy.
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29 7. The road shall be shifted slightly (approximately 4-5 feet) to the west in the area of
3o Lots 6,7 and 18 to provide a suitable planting area for a cluster of screen trees at
31 the southwest corner adjacent to the Strand property.
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33 8. A sidewalk shall be installed on one side of street only (west), and shall be
34 constructed of concrete. Curbs shall also be constructed of concrete.
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36 9. Prior to City approval of the Final Map, the project proponents shall enter into an
37 agreement with the City for payment of an In-Lieu Contribution; to meet
38 affordable housing requirements for the Stone Ridge Subdivision project, as
39 specified under Program 11(iii) of the Petaluma General Plan Housing Element.
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41 10. Reproducible copies of the finalized Tentative Map, PUD Development Plan, and
42 the PUD Standazds shall be submitted to the Planning Department prior to City
a3 Council approval of the Final Map. A reduced copy of the Final Map shall be
44 submitted to the Planning Department prior to recordation of the Final Map.
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ab I1. The applicants/developers shall defend, indemnify, and hold hazmless the City or
a7 any of its boards, commission, agents, officers, and employees from any clam,
48 action or proceeding against the City, its boards, commission, agents, officers, or
a9 employees to attack, set aside, void, or annul, the approval of the project when
5o such claim or action is brought within the time period provided for in applicable
51 State and/or local statutes. The City shall promptly notify the
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I employees to attack, set aside, void, or annul, the approval of the project when
@ such clam or action is brought within the time period provided for in applicable
3 State and/or local statutes. The City shall promptly notify the
4 applicants/developers of any such claim, action, or proceeding. The City shall
5 coordinate in the defense. Nothing contained in this condition shall prohibit the
6 City from participating in a defense of any claim, action, or proceeding ~f the City
7 bears its own attorney's fees and costs, and the City defends the action in good
8 faith.
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12 stmtam /plan87
Linder the power and authority conferred 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) Ydrdtaxtttex1kX81) meeting form
on the .~.tal day of .......QS.>iQl24C..............._-"---.._.._..., 19_97.. by the
following vote:
City Attorney
AYES: Read, Keller, Stomps, Torliatt, Maguire, Vice Mayor Hamilton
NOES: None
ABSENT: Ma or ~ ~ ( _
ATTEST: .:J~~~~l~G~~m".rr~~............_...................--
City Clerk !/ICS yor
Crnmat FIln.._._..._._..._............
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