HomeMy WebLinkAboutResolution 96-159 06/17/1996 Resolution No. ss-les NC.S.
of the City of Petaluma, California
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3 APPROVING THE TENTATIVE SUBDIVISION MAP FOR WEST VIEW ESTATES,
4 A 43 LOT CUSTOM HOME RESIDENTIAL DEVELOPMENT ON 21.63 ACRES
5 SITUATED ON BODEGA AVENUE BETWEEN N. WEBSTER ST. AND RUTH CT.
6 AP NOS. 006-470-010; 006-480-003, 005, 011, 012, 031
7
8
9 WHEREAS, Northbay Construction Inc., as applicant, and the affected property owners,
to have filed with this Council a Tentative Subdivision Map to subdivide land within.this City
11 to be known as West View Estates Subdivision, and have paid all required filing fees; and
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13 WHEREAS, the City Engineer, the Planning Director and the Planning Commission have
14 examined and reviewed the same as required by law and all reports, recommendations, and
15 comments thereon have been forwarded to and considered by this Council at its meeting
16 held on June 3, 1996;
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1s NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds for the Tentative
19 Subdivision Map as follows:
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2t Findings for Tentative Map
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23 1. The proposed West View Estates Tentative Subdivision Map, as conditioned, is in
24 general conformity with the Suburban land use category and other applicable
zs provisions of the General Plan.
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27 2. The proposed West View Estates Tentative Subdivision Map, as conditioned; is in
2s general conformity with the standazds and intent of the Hillside Residential
29 Combining District, PUD Zoning District, and other applicable provisions of the
3o Petaluma Zoning Ordinance.
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32 3. The proposed West View Estates Tentative Subdivision Map, as conditioned, is in
33 general conformance with the Petaluma Subdivision Ordinance and other
34 applicable provisions of the Petaluma Municipal Code (PMC). In accordance with
35 the provisions of PMC Section 20.32.230, the public safety is not jeopardized by
36 the omission of sidewalks on Hannah Lane and Ioan Court, and omission on one
37 side of Fowler Court, Lazch Drive and Rebecca Drive Further; the use of
38 reduced street standards pursuant to PMC Section 20.32.270 will result in the best
39 possible utilization of the land to be subdivided given consideration to the
ao topography and natural cover of the land and the general chazacter of the proposed
al subdivision.
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43 4. Pursuant to Ordinance 1994 N.C.S., regulating access for lots to public streets, the
4a most logical development of the land requires that proposed Lots 39 through 41,
a5 and the proposed future division of Lot 2 be served by private driveway access
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RP9 „o.....96.-159._....,. ecs. Page 1 of 8 pages
t and the proposed future division of Lot 2 be served by private driveway access
2 easements, in order to minimize the grading impacts to the land, and establish
3 lotting patterns for the West View Estates Subdivision which are consistent with
4 neighboring development.
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6 5. The requirements of the California Environmental Quality Act have been met
7 through preparation of an Initial Study and adoption of a Mitigated Negative
8 Declaration, to avoid or reduce to a level of insignificance, potential impacts of
9 the West View Estates Subdivision.
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I1 6. The West View Estates Subdivision has met al] requirements of the City of
12 Petaluma Residential Growth Management System, as specified under Chapter
13 17.26 of the Municipal Code.
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15 Tentative Map Conditions
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17 1. The following requirements of the City Engineer shall be met prior to City
t8 approval of the Final Map:
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20 A. Frontage Improvements (Bodega Avenue
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22 1. Frontage improvements shall include, but not be limited to, half
23 street reconstruction, curb, gutter, sidewalk, storm drains, sanitary
24 sewer, water mains, street lights, striping, traffic signs, fire
25 hydtants, and landscaping. Street width shall be 48 feet with 86
26 foot right-of--way. Improvements shall include frontage along
27 A.P.N. 006-221-076 and 077, 006-048-004, 008 and 013
28 (properties not situated within the project site). The developer may
29 apply for reimbursement for improvements installed across the
30 frontages of A.P.N. 006-221-076 and 077 (Colvin Parcel Map No.
31 249, Lot 1). No parking shall be allowed along Bodega Avenue.
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33 2. Construct storm drain system from Webster Street to lot 9 per
34 Sonoma County Water Agency Master Plan.
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36 3. Replace the existing 6 inch sanitary sewer main with an 8 inch
37 main between Webster Street and the manhole in front of A.P.N.
38 006-480-026. (The maximum number of units on a 6" sanitary
39 sewer line is 40.)
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41 4. Underground overhead utilities that traverse or run along the
42 frontage of this subdivision.
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44 5. Frontage improvements shall be constructed with Phase 2
45 improvements.
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47 B. Gradinc
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Reso. 96-159 NCS Page 2 of 8 pages
1 swales on steep slopes. Graded swales with a slope steeper than
z 5% shall be protected with permanent method other than planting.
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a 2. An erosion control plan shall be prepared.
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6 3. Sideyazd swales shall be collected in a.conduit and directed through
7 the curb face;or to astorm drain system.
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9 4. Any existing structures above or below ground that are abandoned
to or not needed shall be removed. Structures shall include, but be
11 limited to, fences, retaining walls, pipes, debris, etc.
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13 C. Streets
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15 1. There shall be no pazking along Rebecca Drive. Pazking shall be
16 created along this street with pazking bays. No parking shall be
17 allowed at the end of Hannah Lane. Lots 7, 8, 9 and 10 shall be
Is accessed only from the end of Hannah Lane. Red curbs shall be
19 painted and "No Parking" signs installed along designated no
zo pazking azeas. Larch Drive shall be 32 feet wide. from curb to curb
21 with parking allowed on both sides of the street.
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23 2. Streets, signs and striping shall conform to City standards.
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z5 3. .Right-of--way shall be wide enough to accommodate streets,
26 pazking bays, planter strips, street lights, fire hydrants, catch basins,
27 water meters, traffrc signs, sidewalks, etc.
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29 4. Sidewalks are required on both sides of the street (P.M.C.
30 20.32.220), however, the Planning Commission, at their discretion,
31 may omit sidewalks per P.M.C. Chapter 20.32.230. To reduce the
32 amount of hillside grading, the Engineering Department supports
33 either a separated sidewalk on one side of the street or a contiguous
34 sidewalk on both sides of the street.
35
36 5. Connect existing private road serving Lot 38 to Larch Drive.
37 Install a fire access gate on the property line of Lot 38 at the private
38 road.
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ao 6. The transition around the oak tree at Larch Drive shall be
41 continuous curb and gutter. The existing improvements on Lazch
42 Drive shall be modified to create the transition.
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44 D. Site Drainage and Storm Drains
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46 1. Provide necessary drainage improvements to prevent lot-to-lot
47 drainage.
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49 2. Provide .100-year overflow containment channels where public
so storm drains cross private property.
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Reso. 96-159 NCS Page 3 of 8 pages
1 3. The catch basin at Lot 6 shall drain via a storm drain pipe in
2 Hannah Lane to the end of the cul-de-sac. The catch basin in front
3 of Lot 5 shall be eliminated. An all weather access road shall be
a provided over the proposed public storm drain system between the
5 end of Hannah Lane to the D.I. on Lot 3 and between Fowler Court
6 and Hannah Lane.. The access roads shall be ten feet wide. Ten
7 foot wide gates shall be provided between Lots, 2, 3, 4, 5 and 8.
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9 E. Site Sanitary Sewer and Water Systems
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71 1. Private sanitary sewer serving Lots 3, 4, 5, 7, 10, 11, 24, 25, 32,
12 33, 40 and 41 shall be privately maintained.
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14 2. Connect existing water main serving Lot 35 to proposed water
15 main in Larch Drive.
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17 3. Move existing fire hydrant at Lot 38 over to Larch Drive.
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19 4. Provide water and sanitary sewer services to future subdivision of
20 Lot 2.
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22 5. All houses constructed above elevation 160 feet may require a
23 water pressure system installed for each unit to ..maintain adequate
2a house pressure.
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26 6. The proposed water main system shall be capable of delivering a
27 continuous 1500 gpm fire flow with a residual pressure of 20 psi.
2s Any improvements. necessary to provide the required capacity and.
29 pressure shall be the responsibility of the subdivider.
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31 F. Final Map
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33 1. Show all existing or proposed easements that are within the
3a boundary of this subdivision.
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36 2. Provide documentation of any existing off site easements (public or
37 private) that are to be used by this subdivision.
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39 3. The centerline offset in Bodega Avenue, as indicated on the
ao tentative map, shall be resolved prior to final map approval.
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a2 4. Show a one foot non-access easement across the Bodega frontage
a3 of Lot 8.
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a5 5. Provide the necessary easements for pubic or private water, .sanitary
a6 sewer and storm drain facilities.
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as 6. Provide the necessary easements for private or public access.
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Reso. 96-159 NCS Page 4 of 8 pages
1 G. All hydrologic, hydraulic and storm drain system design shall be subject to
2 review and approval of the Sonoma County Water Agency.
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4 H. The improvement plans and final map shall be prepazed per the latest City
5 policies, standards, codes, resolutions and ordinances.
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7 I. The applicant shall be advised that there are two reimbursement
8 agreements for a traffic signal and storm drain currently on file that affect
9 this subdivision (Resolution No. 92-22 and 92-87). There also is an intent
to to enter into a reimbursement agreement on file that affects this subdivision
11 (Resolution No. 94-33).
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13 J. Each individual phase shall be designed to provide the required utility
14 service and street system independent of any other phase.
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16 K. Paved access shall be provided over public sanitary sewer and water main
17 easements.
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19 L. Prepare the necessary private roadway, sanitary sewer, water line and
20 storm drain maintenance agreements for recordation with the final map.
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22 M. The developer shall keep the existing public streets clean that are used for
23 access to this site during construction.
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z5 2. The following requirements of the Fire Marshal shall be met:
26
27 a. Post address at or near main entry door - minimum four (4) inch letters on
28 contrasting background.
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3o b. Address locator-required to be posted at or near the driveway entrance.
31 Reflectorized numbers are acceptable. Location and design to be approved by the
32 Fire Marshal's office.
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34 c: Residential buildings constructed outside the four minute response azea 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, bathrooms
37 with combustible fixtures, bathrooms over 55 square feet and closets over 24
38 square feet or over 3 feet deep. This may applyto all lots beyond #5 and #16.
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4o d. Minimum fire flow required for this project is 1,500 gallons per minute at
al 20 pounds per square inch (psi).
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43 e. Residential buildings, constructed at or above one hundred-sixth feet in
as elevation are required to have a residential fire sprinkler system.
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46 f. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location
47 and type of fire hydrants are to be approved by the Fire Marshal's office. No
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Reso. 96-159 NCS Page 5 of S pages
1 house should be further than 150 feet from a hire hydrant. Attention is directed to
2 lots 39-41.
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4 g. Add as a general note to plans:
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6 No combustible construction is pernritted above the foundation unless an
7 approved all-weather hazd surface road is provided to within one hundred-
s fifty (i50') of the farthest point of a building or structure.
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to All fire hydrants for the project must be tested, flushed, and in service prior
11 to the commencement of combustible construction on the site.
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13 h. All required fire lanes in which no parking is allowed, shall be designated
14 by painting curbs red. Where no curbs exist, signs approved by the Fire Marshal
15 shall be installed. This applies to any private drive or roadway 20 feet or less in
16 width.
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18 i. All roofing material shall be rated Class "B" or better, treated in
19 accordance with the Uniform Building Code Standazd 32.7 and City of Petaluma
20 Ordinance 1744.
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22 j. All roofing material applied as exterior wall covering shall have a fire rating
23 of Class "B" or better treated in accordance with Uniform Building code Standazd
2a 32.7 and City of Petaluma Ordinance 1744.
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26 k. The maximum roadway grade is 12% which may be increased to 15% with
27 special permission from the City Engineer and the Fire Marshal. Special attention
28 should be given to driveways of individual lots.
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30 3. The following requirements of the Chief Building Official shall be met:
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32 a. Grading must be certified when completed to indicate compliance with
33 approved plans and will be required for occupancy.
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35 b. Certify finished floor elevation before occupancy.
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37 c. Any holding tank required for elevations above 160 feet must meet
38 Engineering Department design requirements.
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ao d. Where ground slopes greater than 1 on 10, foundation shall be stepped per
al Uniform Building Code 1806.2.
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a3 e. Soils with expansion index greater than 20 requires special design
44 foundation per Uniform Building Code 1803.2.
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a6 f. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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as g. Driveway gradient shall comply with Ordinance No. 1533/1982.
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Reso. 96-159 NCS Page 6 of 8 pages
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2 h. Responsible party to sign plans.
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4 i. Submit soils report to verify foundation design.
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6 j. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
7 Plans must also show compliance to curcent Title 24 Energy Code.
8
9 k. Provide structural calculations for all non-conventional design items.
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11 I. Demolition permiYrequired to remove any structure.
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13 m. Abandonment of water well or septic system must be done under permit
14 from County of Sonoma Public Health Department.
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16 4. All mitigation measures adopted in conjunction with approval of the Mitigated
17 Negative Declaration (Resolution 96-150 N.C.S.) for the West View Estates
18 Subdivision are incorporated herein by reference as conditions of project approval.
19
20 5. Prior to application for SPARC approval, the following modifications shall be
2l incorporated into the Tentative Map:
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z3 a. All adopted mitigation measures applicable to the Tentative Map shall be
24 reflected.
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26 b. The Tentative Map shall reflect consistency with the PUD Development
27 Plan as conditionally approved.
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29 c. The private driveway access to Lots 39-41 shall be designed as a standard
3o driveway approach..
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3z d. All lots shall be reconfigured as necessary to meet the minimum net lot area
33 requirement of 11, 426.38 sq. ft., as established for the site under Hillside
34 Combining District provisions.
35
36 e. The common property line between Lot 2 and Lots 5 and 6 shall be
37 relocated to the north, to place the 10' public storm drain easement and
38 proposed driveway access for the future lot within the.boundaries of Lot 2.
39
4o f. The proposed turnaround for the private road serving Lot 38 shall be
al omitted, and a paved emergency access connection (with gate or bollards
42 to preclude public access) made to Larch Drive, Ill accordance with
a3 Engineering and Fire Marshal specifications. The driveway access for Lot
as 38 shall be established from the requiredprivate road connection to Larch
as Drive.
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a7 6. The applicants/developers shall defend, indemnify, and hold harmless the City or
48 any of its boards, commission, agents, officers, and employees from any claim,
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Reso. 96-159 NCS Page 7 of 8 pages
1 action or proceeding against the City, its boazds, commission, agents, officers, or
2 employees to attack, set aside, void, or annul, the approval of the project when
3 such claim or action is brought within the time period provided for in applicable
4 State and/or local statutes. The City shall promptly notify the
5 applicants/developers of any such claim, action, or proceeding. The City shall
6 coordinate in the defense. Nothing contained in this condition .shall prohibit the
7 City from participating in a defense of any claim, action, or proceeding if the City
s bears its own attorney's fees and costs, and the City defends the action in good
9 faith.
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11 7. Prior to City approval of the Final Map, the project proponents shall enter into an
12 agreement with the City for payment of an In-Lieu Contribution, to meet
13 affordable housing requirements for the West View Estates project, as specified
14 under Program-l l (iii) of the Petaluma General Plan Housing Element.
15
t6 8 The location of all proposed electrical transformers, or other utility structures shall
17 be identified on plans submitted for Final Map and Improvement Plan approval,
is and located underground in accordance with adopted City policy.
19
zo 9. Following acceptance of public area landscape improvements, the subdivider shall
21 post a maintenance bond to cover 100% of the cost of materials and labor for a
22 period of 5 years, to ensure survival of all required mitigation plantings.
23
2a 10. A disclosure notice shall be added to the Final Map for all lots abutting the 40'
z5 public access/mitigation area connecting Joan Court and Larch Drive, specifying
26 that the lots abutting the public access route may be exposed to disturbances
27 associated with pedestrian and bicycle traffic such as noise, visual intrusion,
2s trespass, litter, landscape damage, and/or private lot security impacts.
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3t westresl/tp23
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certHy the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) (16797jc)i#3Iat~JRQ@j~3fiiRj meeting form
on the ._L2.T.b day of ..........._~ldll~.............._....-'--'------..., 19.._96 by the r --....r.
following vote: ~
~Cit Attorney
AYES: Maguire, Stompe, Shea, Mayor Hilligoss
NOES: None
ABSENT: H milt ~ a or Barlas ABSTAIN: Re - -
Y
ATTEST: - - ...~~~///~7
City Clerk 8 Mayor (j"Y
Council Fi]e..........._..........._.........
ca iu-ea rca__96-159....... n-cs. Page 8 of 8 pages