HomeMy WebLinkAboutResolution 96-173 07/01/1996 Resolution No, ss-ins N.C.S.
of the City of Petaluma, California
I
2 RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR
3 GRAYS"CONE PLACE A PROPOSED 43 LOT SINGLE FAMILY RESIDENTIAL
4 DEVELOPMEN"f LOCATED ON THE SOU"fHERN CORNER OP REISLING ROAD
5 AND SANDSTONE DRIVE 1N THE CORONA ELY SPECIFIC PLAN AREA (APN
6 137-070-06
7
8 WHEREAS, McBail Company as owner. had filed with the City Council a Tentative
9 Subdivision Map to subdivide land within this City to be known as Graystone Place
to Subdivision and has paid all required filing fees: and
II
I2 WFIEREAS, the City L^'ngineer, Planning Director, and Planning Commission have
13 examined and reviewed the same as required by law and all reports, recommendations,
14 and comments thereon have been forwarded to and considered by this Council at its
IS meeting held on Jmie 31 996;
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17 WHEREAS, the City Council has adopted Resolution No. 96-172 N.C.S. amending the
IS Graystone Creek Planned Unit Development to allow the development of the 43 emit
19 Graystone Place project.
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21 NOW. THEREFORE, BE IT RESOLVED that this Council hereby finds for the
22 Tentative Subdivision Map dated February, 1996 and submitted to the Planning
23 Department on February 23, 1996, as follows:
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25 Tentative Subdivision Map Findings:
26
27 1. The previously prepared Corona/Ely Specific Plan EIR and the subsequently prepared
2s Graystone Creek hritial Study/Negative Declaration adequately examined the
29 potential environmental impacts of the proposed development of the site and there
30 have been no changes in circumstances which would result in additional impacts on
31 the environment and therefore pursuant to Section 15162 and 1 ~ 168 of the CEQA
32 Guidelines, no additional environmental review is necessary.
33
34 2. The proposed subdivision as conditionally approved, is consistent with the General
35 Plan and the Corona/Ely Specific Plan objectives policies general land uses and
36 programs.
37
38 3. The site is physically suitable for the tvpe and density of single-family and high
39 density residential development proposed as conditionally approved.
40
41 4. "fhe design of the subdivision and the proposed improvements as conditionally
a2 approved will not cause substantial environmental damage and no avoidable injury
43 will occur to fish and/or wildlife habitat.
a~t
a5 The proposed private streets will provide adequate access to the proposed lots and
46 will permit a more unique and cohesive neighborhood consistent with the provisions
47 of the Corona/Ely Specific Plan and the 1987 - 2005 General Plan.
as
49 BE IT FURTHER RESOLVED, based on the findings set forth above. that the above
50 referenced Tentative Subdivision Map. is hereby approved, subject to the conditions set
51 forth below and incorporated herein as follows:
Rcs. Yo.....9 F-A.1..4........ NC.S.
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2 Tentative Map Conditions:
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4 1. "Ihe subdivider shall comply with the following conditions of the Fire Marshal
5
6 a. Post address at or near main entry door -minimum four (4) inch letters on
7 contrasting background.
8
9 b. In residential buildings less than 3,00 sq. ft. in floor area. provide fire
to suppression system at normal sources of ignition. These areas are specifically at
II clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces and in attic areas
12 at vents and chinuieys for these appliances and equipment. In addition, spare
13 sprinklers (one of each type in the residence) and wrench shall be provided in a
ld red spare sprinkler head box in the garage.
15
16 c. Residential buildings constructed over 3,500 sq. ft. in area are required to have a
17 residential fire sprinkler system designed and installed in accordance with
I8 N.F.P.A. 13-D, in all areas including attic, garage bathrooms with combustible
19 fixtures, bathrooms over 55 sq. ft. and closets over 24 sq. ft. or over 3 feet deep.
20
21 d. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location and type
22 of fire hydrants are to be approved by the Fire Marshal's office.
23
2d e. Add as a general note to plans:
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26 No combustible construction is permitted above the foundation unless an
27 approved all weather hard surface road is provided to within oue hundred-fifty
28 (1 ~0') of the farthest point of a building or structure.
2q
30 All fire hydrants for the project must be tested, flushed, and in service prior to the
31 commencement of combustible construction on the site.
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33 f. Minimum fire flow required for this project is 1,500 gallons per minute at 20
;d pounds per square inch (psi).
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36 g. All required fire lanes in which no parking is allowed, shall be designated by
37 painting curbs red. Where no curbs exist; signs approved by the fire marshal shall
38 be installed.
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40 h. The maximum allowable grade for driveways and roadways is 12%. Special
41 allowances for up to a maximum of 1 may be granted with the approval of the
42 Fire Marshal and City Engineer.
43
as i. Provide smoke detectors in all sleeping rooms and common hallways. Detectors
45 shall be provided hardwired with battery backup. Electrical circuits supplying
46 detectors shall be separate dedicated lines with no other devices on the circuits.
a7
48 j. All contractor's shall have a City business license and a worker's compensation
49 certificate on f le in the Firc Marshal's office, listing the City as certificate holder.
50
Reso. 96-173 NCS Page 2 of 5)
1 k. All roofing material shall be rated class "B" or better, treated in accordance with
2 the Uniform Building Code Standard 32.7 and City of Petaluma Ordinance 1744.
3
4 1. All roofing material applied as eYterioi' wall covering shall have a fire rating of
S class "B" or better treated in accordance with Uniform Building Code Standard
6 32.7 and City of Petaluma Ordinance 17x4.
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8 m. Open space adjoining the developed parcels shall be disked around the perimeter
9 to provide a fire break.
f0
I i 2. The subdivider shall comply with the following conditions of the Building Division:
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13 a. Grading must be certified when completed to indicate compliance with approved
i4 plans and will be required for occupancy.
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t6 b. Soils with expansion index greater than 20 requires special design foundation per
17 Uniform Building Code 1803.2
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19 c. All roofing shall be "B" rated or better per Ordinance No. ] 744/] 988.
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2 t d. Indicate all utilities on site plan.
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23 e. Responsible party to sign plans.
24
25 E Submit soils report to verify foundation design.
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27 g. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC. Plans
28 must also show compliance to current Title 24 Energy Code.
29
3o h. Provide structural calculations for all non-conventional design items.
31
32 i. Detail site drainage swales.
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34 3. The subdivider shall comply with the following conditions of the City Engineer:
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36 a. Pcr Petaluma Municipal Code 20.28.020, "All lots or parcels created by the
37 subdivision of land shall have access to a public street." By the same code
3s section, the Planning Commission may find and recommend that the subject
39 subdivision, as proposed, can be served by private streets. If the Planning
40 Commission makes such a finding and recommendation, the Engineering
41 Department shall require that Mayflower; Sandstone and Riesling Place be
42 separate parcels commonly owned. If the streets are to be public then the street
43 geometry shall be 32-feet wide curb to curb with sidewalks on both sides and
44 adequate right-of-way dedication.
as
46 b. Mayflower Street and all public utilities serving this subdivision shall be
47 constructed prior to issuing any building permits for Lots33-44.
48
49 c. Sidewalk along the Mayflower Street frontage is required and shall be shown on
5o the improvement plans.
Reso. 96-173 NCS Page 3 of 5
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2 d. Sandstone Drive shall be overlaid with 1 ll2-inches ofasphalt concrete from lip
3 of gutter to lip of gutter between Riesling Road and Mayflower Street after
4 construction of water, sanitary sewer and storm drain lines and laterals.
5
6 e. Parking in Mayflower Place, Sandstone Place and Riesling Place shall be limited
9 to parking bays and the end of hammerheads. As proposed, a 24-foot wide private
8 street with no parking shall provide access to al] lots not accessed by a public
9 street. No parking areas shall be signed and curbs painted red.
10
tl f. The developer shall demonstrate that a standard passenger vehicle can negotiate
12 the private street areas as proposed. Vehicles should be able to park, drive into
13 garages, back out of garages and utilize these areas with the same amount of
14 turning movements associated with a typical parking lot.
15
16 g. Sidewalks are required on both sides of the street per Petaluma Municipal Code
17 Section 20.32.220. Due to the street configuration and combination of no
IS parking, the Engineering Department takes no exception to the Planning
i9 Commission omitting the requirement for sidewalks along the streets as proposed
20 by the subject tentative map (Petaluma Municipal Code 20.32.230).
2[
2z h. Proposed private street entrances shall be standard driveway approaches with
23 signs indicating private streets. Drive approaches shall be designed to
24 accommodate commercial vehicle turning radius and loading.
25
26 i. If traffic bollards separating Sandstone and Mayflower Place are for emergency
27 access, then-no parking shall be allowed at that location. If the bollards.arexo be
28 ,permanent, then a curb or planter shall be constructed with parking allowed.
29
30 j. Providecalculation for private pavement section in street areas. Consider garbage
31 vehicles when determining traffic index.
32
33 k. The storm drain system within Mayflower Place, Sandstone Place and Riesling
34 Place shall be privately owned and maintained by the homeowners of this
35 subdivision.
36
37 1. The water main and sanitary sewer system shall be publicly owned and
38 maintained. Public water main and sanitary sewer easements shall be shown on
39 the final map as separate easements.
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41 m. A 10-foot wide paved access shall be provided between Riesling and Sandstone
42 Drive.
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44 n. Existing sanitary sewer mains, water mains or storm drain stubs shall be
45 eliminated if not used for this subdivision.
46
47 0. A recordable document shall be created to provide a maintenance mechanism for
48 the private streets and storm drain systems.
49
50 p. Grading shall conform to the soils investigation report prepared for this site.
51
Reso. 96-173 NCS Page 4 of 5
I q. An erosion control plan shall be prepared and submitted with the improvement
2 plans (Ordinance 1576). The cost for erosion control shall be included in the
3 ' bond for the subdivision with an additional 10 percent cash deposit.
4
5 r. Lotto lot drainage shall not be allowed.
6
7 s. All hydrologic. hydraulic and storm drain system design shall be subject to review
8 and approval by the Sonoma County Water Agency, including 100-year overflow
9 Swale between Riesling and Sandstone Drive. 'this overflow area shall have a
l0 surface Clow easement that must be kept free and clear at all times.
li
12 L Submit fire flow calculations for the proposed water system.
13
t4 u. Provide a signed letter from PG&8 that the P.U.);. configuration has been
15 reviewed and approved.
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v v. The developer shall prepare improvements plans, prepare a final map. pay
18 applicable fees and contributions and submit the required reports and/or
19 documents according to latest City of Petaluma codes, ordinances, resolutions,
20 policies and standards.
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22 4. Any labeling errors or other erroneous infornration appearing on the map
23 development or landscape plans shall be corrected' prior to Final Map Approval.
za
z5 5. The applicants/developers shall defend. indemnify and hold harmless the City or any
z6 of its boards; commission, agents, officers and employees from any claim, action or
27 proceeding against the City, its boards, commission agents, officers, or employees to
z8 attack, set aside, void, oranmd, the approval of the project when such a claim or
29 action is brought within the time frame provided for in applicable State and/or local
3o statutes. The City shall promptly notify the applicants/developers of any such claim,
31 action or proceeding. The City shall coordinate in the defense. Nothing contained in
32 this condition shall prohibit the City from participating in a defense of any claim,
33 action or proceeding if the City bears its own attorney's fees and costs, and the City
3a defends the action in good faith.
35
36 gmyord l/ddsl
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hen:by certify the foregoing Resolution was introduced end adopted by the App Toed as to
Council of the City of Petaluma at a (Regular) ~X$>y6H##H~~(S~fAEYs~ meeting
on the ..1St day of ...........~11L)i.........._'.'_......................, 19.~.~... by the i
fouowing vale: '
' Attorney
AYES: Maguire, Hamilton, Stomps, Read Mayor Hilligoss
NOES: None
ABSENT: Shea ABSTAIN: Vice Mayor Barlas / , ~ ~
ATTEST : .I !~...GL= !G:L~l.<~4'v ~ ..L.//!:. _ "~7
City Clerk Ma or
Cmmcil File.._......_._
cn io~ss krs. Na..,.9.6.-1.7.3........ n.cs. Page 5 of S