HomeMy WebLinkAboutResolution 97-325 12/01/19971
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Resolution No. s7-s2s NC.S.
of the City of Petaluma, California
APPROVAL OF APRE-TENTATIVE PARCEL MAP FOR THE NOWAK PROJECT
LOCATED WEST OF BANTAM WAY AND EAST OF BODEGA AVENUE;
APN.019-070-042
WHEREAS, Thomas and Rose Nowak filed an application for aPre-Tentative parcel Map
on April 25, 1997, for aPre-Tentative Parcel Map; and
WHEREAS, the City Council has found that the requirements of the California
Environmental Quality Act have been satisfied through the preparation of an Initial Study
which indicates that the proposed project, as mitigated, through the adoption of a
Mitigated Negative Declaration pursuant to Resolution No. 97-323 N.C.S., will not result
in significant environmental impacts, and that no further environmental review is
necessary; and
WHEREAS, the Planning Commission held a duly noticed public hearing regarding this
project on October 21, 1997, at which time the Planning Commission recommended that
the City Council conditionally approve the Pre-Tentative Parcel Map; and
WHEREAS, the City Council has adopted Ordinance No. 2063 N.C.S. Prezoning the
subject (Nowak) property to R-1 20,000 District, and approved Resolution
No. 97-324 N.C.S. approving the application to the Sonoma County Local Agency
Formation Commission for annexation.
NOW, THEREFOR BE IT RESOLVED, that this Council hereby finds as follows:
Findings for the Pre-Tentative Parcel Map
1. The proposed Nowak Pre-Tentative Parcel Map, as conditioned, is in general
conformity with the Petaluma General Plan because it integrates important design
features specified, including: appropriate design of streets and a sidewalk for
public use, and the extension of City utilities including public water and sewer
service.
2. The proposed Nowak Pre-Tentative Parcel Map, as conditioned, is in general
conformity with the standards and intent of the R-1 20,000 Zoning District, and
other applicable provisions of the Petaluma Zoning Ordinance.
3. The proposed .Nowak Pre-Tentative Parcel Map, as conditioned, is in general
conformance with the Petaluma Subdivision Ordinance and other applicable
provisions of the Petaluma Municipal Code.
4. The requirements of the California Environmental Quality Act have been met
through preparation of an Initial Study and adoption of a Mitigated Negative
Declaration, to avoid or reduce to a level of insignificance, potential environmental
impacts of the Nowak Pre-Tentative Parcel Map.
1
Res.NO........,97-325 Page 1 of 4
............... NGS.
1
2 Pre-Tentative Subdivision Map Conditions
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4 1. All conditions of the Engineering Department shall. be met prior to Final Parcel
5 Map recordation, including:
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~ a. Place a sign on the east side of the proposed road indicating "Future
s Connection to Rebecca Drive".
9 b. The applicant shall grant the City an irrevocable offer for the dedication of
to right-of--way for the future extension of Bantam Way to the northerly
11 boundary of the project site.
12 c. Place all. overhead utilities on the subject property underground including
13 the existing pole at the northeast corner of the site.
14 d. Existing wells and septic systems shall be abandoned per Sonoma County
15 Health Department.
16 e. Easements and maintenance agreements/declarations shall be required for
17 the private storm drain system. Lot to lot surface drainage is not allowed.
Is f All hydrologic, hydraulic and storm drain system design shall be subject to
19 review and approval of the Sonoma County Water Agency.
20 g. Surface drainage from the existing roadway shall be collected before
21 flowing onto the proposed public street.
22 h. All houses constructed above elevation 160-feet shall require a water
23 pressure booster system to maintain adequate domestic pressure.
24 i. The proposed water main system shall be capable of delivering a
25 continuous fire flow and pressure as required by the Fire Marshal.
z6 j. Appropriate signs shall be provided to indicate terminus of Bantam Way
27 and public/private street areas.
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29 2. All conditions of the Fire Marshal shall be met prior to Final Parcel Map
3o recordation, including:
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32 a. Residential buildings constructed at or above one hundred-sixty feet in
33 elevation are required to have a residential fire sprinkler system.
34 b. Residential buildings constructed outside the four minute response area are
35 required to have a residential fire sprinkler system designed and installed in
36 accordance with N.F.P.A. 13-D, in all areas including attic, garage,
37 bathrooms with combustible fractures, bathrooms over 55 square feet and
3s closets over 24 square feet or over 3 feet deep.
39 c. Any building, where the farthest portion of an exterior wall is constructed
4o in excess of 150 feet from a public way shall be provided with an access,
al minimum twenty (20) feet unobstructed all weather hard surface with
42 thirteen feet-six inches (13'6") vertical height clearance.
43 d. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location
as and type of fire hydrants are to be approved by the Fire Marshal's office.
as e, Provide an approved apparatus tum-around at the end of the
a6 road/driveway.
a7 f. Add as a general note to plans:
4s * No combustible construction is permitted above the foundation
49 unless an approved all-weather hard surface road is provided to
5o within one hundred-fifty (150') of the farthest point of a building or
51 structure.
2
Reso. 97-325 NCS Page 2 of 4
1 * All fire hydrants for the project must be tested, flushed, and in
2 service prior to the commencement of combustible construction on
3 the site.
4 g. Minimum fire flow required for this project is 1,000 gallons per minute at
5 20 pounds per square inch (psi).
6 h. The maximum allowable grade for driveways and roadways is 12%.
7 Special allowances for up to a maximum of 15% may be granted with the
8 approval of the Fire Marshal and City Engineer.
9 i. The open space areas shall contain disked trails across the middle to
to discourage the rapid spread of fire. Such fire abatement practices shall be
11 completed on an annual basis. A site plan. outlining the fire breaks shall be
12 submitted to the Fire Marshal's office for approval prior to approval of the
13 Final Map and/or development of the property.
14
15 3.
All conditions of the Building Division shall be met prior to Final Pazcel Map
16 recordation, including:
17
is
a.
Crrading must be certified when completed to indicate compliance with
19 approved plans and will be required for occupancy.
zo b. Certify finished floor elevation before occupancy.
21 a Any holding tank.required for elevations above 160 feet must meet
22 Engineering Department design requirements.
23 d. Where ground slopes greater than 1 on 10, foundation shall be stepped per
Za Uniform Building Code 1806.2.
25 e. Soils with expansion index greater than 20 requires special design
26 foundation per Uniform building Code 1803.2.
27 f. All retaining walls shall meet the requirements of the 1994 UBC, and shall
28 comply with Petaluma Standards Ordinance No. 1727/1988.
29 g. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
3o h. Show site drainage and grading topography.
31 i. Indicate all utilities on site plan.
32 j. Driveway gradient shall comply with Ordinance No. 1533/1982.
33 k. Responsible party to sign plans.
3a 1. Submit soils report to verify foundation design.
35 m. Indicate group occupancy, type of construction, square footage.
36 n. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
37 Plans must also show compliance to current Title 24 Energy Conservation
38 and/or Disabled Access Requirements.
39 0. Provide structural calculations for all non-conventional design items.
a0 p. Demolition permit required to remove any structure.
a1 q. Abandonment of water well or septic system must be done underpermit
42 from County of Sonoma Public Health Department.
43
a4 4. All conditions of the Planning Department shall be met prior to Final Parcel Map
a5 recordation:
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47 a. The new side property boundaries .for Parcels 1 & 2 shall be slightly
as adjusted to provide a minimum 100' average width for both parcels.
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50 5. The drainage design shall be in conformance with the Sonoma County Water
51 Agency Flood Control Design Criteria, prior to Final Parcel Map recordation.
52
Reso. 97-325 NCS Page 3 of 4
1 6. The applicants/developers shall defend, indemnify, and hold .harmless the City or
2 any of its boards, commission, agents, officers, and employees from any claim,
3 action or proceeding against the City, its boards, commission, agents, officers, or
4 employees to attack, set aside, void, or annul, the approval of the project when
5 such claim or action is brought within the time period provided for in applicable
6 State and/or local statutes. The City shall promptly notify the
7 applicants/developers of any such claim, action, or proceeding. The City shall
s coordinate in the defense. Nothing contained in this condition shall prohibit the
9 City from participating in a defense of any claim, action, or proceeding if the City
l0 bears its own attorney's fees and costs, and the City defends the action in good
I1 faith.
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23 nwkprtpm/hg35
Under the power and authority conferred upon thin 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) (Rtt~z(S~'iSdf)C meeting fO~
on the ..-1SS----~-..._.... day of ......_December .............................~ I9.:97, by the
following vote: -~~
City Attorney
AYES: Read, Keller, Stompe, Toriiatt, Maguire, Vice 1\7ayor Hamilton, Mayor Hilligoss
NOES: None
ABSENT: None //' .,~/~,f~'
ATTEST: .__ ...................................................... ~4 :. ~~~~..` ".'.:.':~" .. ... _~...... .:(!..1....
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