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Agenda 3.F 06/21/2004
CITY OF PETALUMI ., CALIFORNIA I pEA4 BILL a� F Agenda Title 'Resolution approving the Final Map for the, Prremo . Meeting "Date: June 21, 2004 Sizbdivision. M'eetin�g Time Z 3:00 PM 7:00 Category (check one) � Consent °Calendar Hearing ❑ New Business ® El ❑ Unfinished Business ❑ 'Presentation ' Department : Director Contact Person Phone Number Community Mike Moo e Curt Bates 778 -4311 Development Cost of Proposal N/A Account Number N/A l.� Amount Budgeted N /A. Name of 'Fund: N/A Attachments to Agenda Packet .Item Vicinity'Mgp and Overall Site Map Draft Final Map Resolution Resolution Number 99 -53 Adopting a Mitigated Negative Declaration for the Premo Subdivision .Resolution Number 99 -54 Adopting a PUD Development Plan for=the Premo Subdivision Resolution Number 99 -55 Approving-the Vesting Tentative Subdivision Map for the Premo Subdivision Ordinance Number 2083 N.C.S. Rezoning a 10.04 Acre Parcel lLocated, at 398 Sunnyslope Road Summary Statement Resolution approving the Final Map fof the Premo Subdivision. The project create ten single - family residential lots as well as an extension of Wallenberg Lane.. The project is located on an easterly facing t hi bdivision to the south and Suncrest Hill Estates to the north. Three often lots front on SunnyslopeRoad. Construction for the project is scheduled to commence immediately upon final map: and subdivision grading permit approval with an unknown completion date. No grading will be allowed .to occur between October 1•S and April 15 The estimated cost of public improvements for the subdivision is $263 Recommended-City Council Action /Suggested Motion Approve Final Map. Re wed by `Finanee Director: Reviewx t . torne : Avvrove `by Citv Manager: Dater Datef t o � 61 Tod 's ate: Revision # and Date Revised: File Code: # June 7 , 2004 S \CC -City Council\ReportsTremo final ma .doc q I1MA, CALIFORNIA CITY OF PEA ��AI.,. Jiuie 21, 2004 . AGENDA REPORT FOR RESOLUTION APPROVING THE FINAL MAP FOR THE P, REMO SUBIDIVISION 1. EXECUTIVE SUMMARY Resolution approving the Final Map, for the Premo Subdivision. The project would create ten single_, family residential lots as well as an extension of Wallenberg Lane. The project is located on an easterly facing illside adjacent , to S g � uncrest�Estates Subdivision to'the south and Suncrest Hill. Estates to the north. Three of ten lots front on -Sunnyslope Road. Construction for the project is scheduled to commence immediately upon final. reap and subdivision grading permit approval with an unknown completion date. No grading will be allowed to occur between "October 1 and April 15"'. The estimated cost of public improvements for the subdivision is $263,222.. 2. BACKGROUND Premo Subdivision is a proposed ten -lot subdivision' located on a 9.93 -acre parcel northwesterly of Suncrest Estates, Subdivision. The estimated cost of public improvements for the subdivision is $263,222. The developer is responsible for all costs of public improvements and, once completed and accepted by the City, the public improvements will be dedicated to the City for maintenance purposes. The developer is Tom' Sanborn' of City Lights Development. The General Engineering Contractor for the project has yet to be determined. A 20 -foot public access easement has been provided as conditioned in the project mitigated negative declaration through lot seven and a portion of lot eight to link the extended Wallenberg Way to the public access easement obtained through the Pinnacle Heights Subdivision development. The attached overall site map indicates the approximate location and "connection link of the Pinnacle Heights Subdivision public access easements Ito ;the Premo public. access easements. Because'the project entails hillside grading, a rainy season gradingmoratorium was implemented for the site in the Mitigated Negative Declaration (Resolution No. 99- 53).The developer's intent is to begin construction ummer of 2004, with an unknown completion date. Grading and drainage for the project has been designed to best conform to the natural site topography and surrounding areas as well as minimize drainage impacts; to neighboring subdivisions. An erosion and sediment control plan has been prepared by the developer and approved by the Engineering, Division to help minimize erosion and sedimentation. The erosion and sediment control plan has 'been designed to aid in the reduction of sediment laden storm water runoff from leaving the site or entering the public storm drain system. A preconstrucf on meeting for ' project shall be `required prior ", to the commencement of grading to insure that both thud eveloper and contractor are aware of the!potential drainage and erosion problems that may occur if not addressed per the approved erosion control plan. All erosion and sediment control mitigation measures as shown on the approved erosion and sediment control plan will be installed prior to any grading or land disturbing: activities. No grading will occur during inclement weather conditions and all erosion and sediment control measures will be maintained. as needed and after each storm event to insure proper function. ALTERNATIVES Disapprove the final map.. 4. FINANCIAL IMPACTS The developer has posted bonds and agreements to complete the public improvements, estimated to be $263,222. The developer is responsible for all costs of public improvements and, once completed and accepted by the City, the improvements will be dedicated to the City for maintenance. There is no cost to the City for construction of public improvements other than inspection services by City personnel. This inspection cost is covered by the Engineering fees: already collected with-the original proj ect application (3 %.ofthe estimated.$263,222 = $7,896.66paid to the City for inspection,and design review). S. CONCLUSION Map aand improvement :pl s approved, onstruction for the subdivision shou o commence. Once the Final 6. OUTCOMES`OR PERFORMANCE MEASUREMENTS THAT WILL IDENTIFY SUCCESSOR COMPLETION: N/A 7. RECOMMENDATION Approval of 'the Premo. Subdivision Final Map is recommended. SACC -City Council�Reports\Premo final:map.doc • 160.63' fyjo U'J' 12 1 55-95 ' 169.77' 981 .67 (T) N51*56'48*W 1 PER— co 286.89' -1 '- 1 �N 208.43 Ljp c. 7 6 4 147.4 m 7 N51 * 56'48 - W it JN38-03'127E 6.00' 12.00 T ; U, A 2 LO 8 N 9 363.75 254.7 : ESTATES 11 SONCRESTi N311*09'34"E S - BULLARD SUBD IN IS I 0 tEET DS 6,34, 3'E5 -4 6 o5FICIAL FfECOR N) cq - Co sk olo z " 'ov PROJECT yon SITE cn I STREET P VICINITY MP " A Q L4 LU t '4 0 • I� 1 I I I I I f > > � ? ,\`C` "Ci� �;�h -F �\ l/' � y ��I1 � � f' � i / r � `� / - !J/ .� ��l a c�'✓ / ` y /� / /x� y' f � '�. J 7 10 'z'� r. z / y , 4 . /'✓ 1, �^ /,�.���' � I�.Fy ?4� r o'`! 1 �' '���� //� �•�,. �jr T a � Z ~�'r/ >.1� / '� � r ,c a F - �1�J' "� ���`L NOB HILT. TER I FTTTTT` \ r a E .' ✓ L L ! „H�r� 1 HA �E. -AVc W EL-ROS610 R LL-RGSLDR N - ) ) p r �SUNNVJCOPP � 1 LZ Z - T 41 nNh Af INDEPEND' WA Z \ U J if \ \ \ IGHtAND RD DAMS �- \ (C( �_ - 1r N 1 1f19 TT ;M• TT N IL - J� �WESTRIDGE OR' ��. FERRW LN_ f,A IO DR /' \ po �f I T �i.-I TER.” 300' 600 1200ft GIS Division , Li Identified Features Street Flames ©� City Limit Parcels Minor Waterways Major Waterways 0 UGB GIS Division , Li 4 5 6 8 9 DRAFT "RESOLUTION. APPROVING TIE FINAL 1' A' P FOR PREMO SUBDIVISION 10 WHEREAS, the Community. Development Director and the City Engineer have reviewed the 11 final map of Premo Subdivision and have reported it: to be';iti conformity with the Subdivision 12 Ordinance and such reports have been forwarded to and reviewed by this Council; and, 13 14 WHEREAS, the certifications required by law have been endorsed on said.map; and, .15 16 WHEREAS., this Council finds that the final map conforms to the requirements of this City's 17 Subdivision Ordinance and is consistent with, and conforms to the general planfor the area; and, 18 19 WHEREAS, this Council finds_the final map is in substantial compliance with the tentative map 0 20 previously approved for the. subdivision by Resolution No. 99 -55' N.C.S., the findings of which 21 are hereby incorporated by this.reference as if fully set forth'herein. 22 23 NOW, THEREFORE, BE' IT RESOLVED; 24 25 1. That said final map of Premo Subdivis'i'on is hereby approved, provided that the 26 conditions, which have been previously set forth in said Resolution No. 99 -55 N.C.S., 27 incorporated herein. by reference, shall be,carried out; and, I 1 2. That upon execution of the Subdivision Public 'Improvements Agreement in the form 2 approved by the City Attorney and the. furnishing of the .required improvement security 3 and insurance, approved as to form, by the City Attorney and as to sufficiency by the City 4 Manager, the City Clerk is hereby authorized and directed to sign the certifcate said 5 final map certifying that the City Council ha`s approved the same and accepted all, streets 6 and other dedications thereon. The City Clerk shall thereupon cause said final maps to be 7 recorded in the Office ofthe Sonoma County Recorder. 8 9 10 11 SA CC -City'CouncilUesolutions\PTemo FM Reso:doc • Resolut N0. 99 -53 N.C. of the City of Petaluma, California 4 6 7 , 8 9 ADOPTING A MITIGATED NEGATIVE DECLARATION 10 FOR; THE PRENIO SUBDIVISION 11 AT 398 SUN' NYSLOPE ROAD, APN 019 -2,03 -006 1` l 14 WHEREAS, an In Study was prepared and the results of the study indicated that the I. proposed Premo Subdivision. as, mitigated, will not cause any significant adverse environmental 16 impacts: and,. 8 WHEREAS, the Planning Commiss i o ri of the Cite of Petaluma held a noticed public hearing_ on 0 19 January 12, 1999 on the subject application. heard testimony and concluded that the findinizs and 20 conditions for the project were adequate and recommended to the City Council approval of the 21 proposed development; and WHEREAS, all reports and communications to the Planning Commission were forwarded to the 24 City Council: and 26 WHEREAS, the City Council held a public hearing on the proposed project on March S. 1999. 2 7 and considered all written and verbal communications concerning potential environmental 28 impacts resulting from the: project before rendering a decision: 29 30 NOW THEREFORE BE IT RESOLVED, the City Council finds that, pursuant, the California 31 Environmental Quality Act (CEQA Guidelines, an Initial Study of potential environmental J? imp acts was prepared. P p p The potential for the followrig significant impacts were identified: land 0 use, earth, hydrology and water, quality, noise. visual quality, and transportation. However. 34 mitigation measures have been ro osed and a�� P P reed to by the applicant. which will reduce Resolution No. 9 9 —j 3 N.C.S. Page 1of17 1 i potential impacts.to a level of insiani- ficance. Therefore, the requirements; of CEQA. have been 4 satisfied throuQh'the preparation of an Initial Study, and that a Mitigated Negative Declaration is appropriate to the project, based on the follciwing findings: 6 7 Findings for Mit gate 3'Negative Declaration 8 , 9 1. An Initial Study was prepared. proper notice was provided in accordance with CEQA and 1.0 local:guidelines for the approval of a Mitigated NeL ati\-e Declaration to establish this use., 11 12 2. Based upon `the Initial Study, dated Decerber ? 1995 and aiiv comments r eceived. 13 there is no substantial evidence that the project as mitigated N ould have a s ani'ficant 14 J effect upon the environment. I; 16. 3). As concluded in the attached Initial S.tud dated December 23. 1998. the ro'ect does not p. J 17 have the potential to affect %t ildlife resources as defined in the Fish and Game co'd'e 3 either individually or cumulatively. 19 20 4. Th'e project is riot located on a Site ..listed on any Hazardous Waste Site List compiled by 21 the State pursuant to Section 6. 962.5 of tii'e Government Code. 23 5. The Planning Commission has reviewed the, MitiLy?ated Neat ve Declaration and 24 considered any and all con merits before.makin2 a recommendation on th'e`project. 25 26 6,: A. Mitigation and Monitoring ProC7ram has been prepared to insure compliance with the 27 adopted mitigation measures for the Premo Subdivision. 28 29 7. The record of proceedings of the decision on the project is available for public review at 30 the' City of Petaluma, Planning Department. City Hall, 11 English Street; Petaluma. 31 California. Reso. 99 -53 N.CS Pag,e'2 of '17 The side yards of Lots 5., 6 and, 7 will be increased from a width of 30 feet to 40 feet to minimize any potential privacy impacts th-atT may occur to residents alonc Suncrest Hill Drive. 1'0 11 12 13 14 15 16 17 '8 19 20 21 22 23 24 25 26 27 30 31 • 9. Dedication of a trail easement along the rear of Lot 7 and the continuation of this 20 foot wide easement, to be located exclusively on either Lot 7 or 8, will incorporate the City's policies to use open space to protect and enhance the unique, character and identity of the city, and' provide for outdoor recreation, as well as ensure that scenic routes shall be a part of an interconnected network that include roads, trails and pathways. 10. The placement of story poles at the crest of Lots 7 and 8 will determine what the minimum rear yard setback shall be for both of,these lots. As part of the formal Site Plan 1. and Architecture Review Committee. the applicanv.sha ll place story poles 10 days prior to the SPARC meeting. The story poles shall depict the heiyht:and. location of the corners of the building and the height of the ridgelines of the. building. The Planning Department shall review and approve the story pole location plan prior to placement of the poles. 11. Creation of an on -site turn - around drive area for Lots 1, 2. and 3 will prevent drivers from backing out onto Sunnyslope Road. 12. The hours of construction shall be Sam — Spm, Monday through Friday only, as described in the Sunnyslope Annexation and Assessment District' Final Environmental Impact Report (FEIR). Mitigation Measures All mitigation measures as specified -in the Initial Study for the Premo Subdivision are herein incorporated. Reso. 99 -53 NCS Page 3 of 17 I. EARTH 4 1. Final project improvement. and grading plans shall be prepared by a Califorra registered 6 Civil Engineer (P.E.), and accepted by City staff prior to Final. Map approval: The plans 7 shall be prepared in compliance with the City of Petaluma's Subdivision. Ordnance .and 81 Grading ,and Erosion Control Ozdinance. A comprehensive erosion .control plan shall be 9 prepared, paying _special attention to prevention of increased discharge control plan 10 required above. shall include -measures such as: a) restricting aradim, to the non -rainy 11 season; b.) protecting storm drainage outlets from, erosion and si'ltations- c) use of :silt 12 - fencing, and straw bales to retain sediment on the project site or Best Management 13 Practices (BMPs) as recommended by the Regional Water Quality Control Board 14 (RWQCB);. Required 'improvements shall be ;reflected on plans submitted "in conjunction 15 with the project's -improvement drawings and shall be reviewed and approved by the 16 . Planning Director and the Cite Engineer prior to Final Map approv -al'. Prior 'to City 17 acceptance.. all public, 'improvements .shall be subject to inspection by Cite staff for compliance with the approved Public linproverrient Plans. construction permits and 19 project mi tigation measures conditions of approval. 20 21 2. Construction of all cuts and fills shall be completed with strict adherence to specific 22 geotecl - mic recommendations prepared by the project geotechnical engineer. All 23 suggested improvements shall be incorporated with the improvement drawings as 24 ' directed by the City Engineer prior to City Council approval of the Final. Subdivision 25 Map. Prior to City acceptance'. all public improvements shall be subject to inspection by 26 City staff for compliance with the approved Public ; lmprovement Plans. construction 27 permits ;and project mitigation measures /conditions of approval. 28 29 3. All construction and grading acti,uities, including short-term needs, (equipment staging 30 areas, storage areas, and field office locations) shall expose as little new ground as 1 possible. Whenever possible. existing disturbed areas shall be used for such purposes. rather' than disturbing additional. new ground: The City 'Engineer shall,' insure that approvals have been obtained from all appropriate agencies prior to the issuance of 34 grading permits. Reso. 99 -53 N'CS Pace 4 of 17 4 • JI .. 22 implemented including maintenance of moist soil conditions, particularly on windy days. 23 Planning staff will conduct monthly site inspections,, to insure that the contractor is 4 4. All grading activity shall be. completed prior to the onset of the rainy season (October l 5th). Time .extensions for short -term arading' may be allowed only at the discretion of 6 . the City Engineer, and if necessary, with approval'froin the City Council. Special erosion 7 control measures may be required by the City Engineer in conjunction with any specially 8 permitted rainy season grading. The City Engineer shall insure - that approvals have been 9 obtained from all appropriate agencies prior to the issuance of grading permits. 10 1 5. Foundation and structural design. for homes shall be subject to review and approval by the 12 City of Petaluma Building Division prior to the issuance of a building permit. Design 1.3 measures shall conform to the ,requirements of the Uniform. Building Code. as well as 14 state and local laws /ordinances. Said foundation and structural .design shall be prepared 15 pursuant to and consistent with the aeotechnical report prepared for the subdivision. C1tV 16 inspectors shall insure that constructions activities are. consistent with the above , 17 mitigation measures, :19 II. AIR 20 21 1. Standard Best Management, Practices (B'MPs)' regarding dust control measures shall be 22 implemented including maintenance of moist soil conditions, particularly on windy days. 23 Planning staff will conduct monthly site inspections,, to insure that the contractor is 24 adhering to this mitigation measure. 25 26 2. During excavation and/or fila', activities, haul trucks used to transport soil shall utilize 27 tarps or other similar covering devices to reduce. dust emissions. �8 29 3. Upon completion of construction,, exposed areas shall be planted in a timely manner 30 according to the City,- approved erosion control plan and PUD Master Landscape Plan. 31 Acceptance of improvements and/or occupancy of buildings shall be \withheld until City acceptance of the erosion control measures. Planning staff will conduct monthly site inspections to insure implementation of the above mitigation measure. The improvement 34 drawings shall reflect that exposed areas shall be planted in a timely manner. The 5 Reso. 99 -53 NCS Page 5 of 17 3 Planning staff shall insure that thew common area. landscaping is installed prior to the 4 issuance of a certificate of occupancy for the first residence. 5 6 4. Motorized. equipment operated during construction activities shall ber properly mufflered 7 and maintained to .minimize emissions. Equipment shall be turned off VV'hen root in use. $ The Planning staff will conduct a monthly site inspection to insure that the above 9 mitigation measure is implemented 10 11 5. Prior to the issuance of building P ermrts, all homes designed with fireplace units shall : 12 meet City :specifications for reduction of emissions, as specified under City ordinance 1 1381 N:C.S. prohibiting open fireplaces; The Gtv's Building Inspectors. shall irfsure that 14 the above mitigation measures are implemented through periodic and ,scheduled 15 inspections. 16 17 III. HYDROLOGY/WATER;QUALITY 3 19 1.. This development shall either pay the storm drainage impact fee or provide on -site 20 improvements to address the. incremental impact that the new development will .have on 21 Citywide drainage. If the developer ,chooses to pay the fee, it shall be 'the fee in effect in the Special' Development Fee handout. Tne.PIanning Director shall calculate the project's ?� appropriate storm water drainage fee and shall insure'fhatthe fee is' collected as provided 24 for in the City's Resolution, 25 26 2. The applicant shall submit a detailed grading and drainage plan for each phase of the 77 . subdivision as a part of the improvement drawings for review and approval by City staff. 23 prior to the approval of the Final Subdivision Map. The drainage plans? shall include 29 supporting calculations of storm drain and culvert size using acceptable enaineeriba 30 methods where Tots are designed to drain to the street. No lot -to -lot drainage' shall' be 1 permitted. Surface runoff shall be addressed within each individual lot; then con�;eved to ;2 an appropriate storm drain system. All public improvements shall be subject to 3 inspections by City staff for compliance with the approved Public lmprovement plans, 34 construction permits and project mitigation measures /conditions of approval; prior to City 35 acceptance. Reso. 99 - NCS Page '6 of 1T 6 is i,. T . 4 All site drainage improvements shall be designed and constructed in conformance with the minimum requirements of Sonoma County Water Agency Flood Control Design 6 Criteria and shall be subject to review and approval of the Sonoma County Water Agency 7 and the City Engineer prior ,to Final Map approval (per Phase). The Planning Director a 8 shall calculate the ro'ect s p � appropriate storm water drainage fee and shall insure that the 9 fee is collected as provided for in the City's Resolution. All public improvements shall be '10 subject to inspections by City staff for compliance with the approved Public 11 Improvement plans. construction permits and project mitigation measures /conditions of 12 approval. prior to City acceptance. 14 4. A comprehensive urban runoff control program will be needed to mitigate potential 15 residential non - point .source water quality effects of the project during and following 16 construction. To achieve this the project applicant ,shall develop a specific Stormwater 17 Pollution Prevention Plan (SWPPP) for the project. At a minimum. 'the plan shall: (I �- identify specific types, and sources of storm water pollutants; (?) determine the location 19 and nature of otential act; and P p , ( ) specify appropriate control measures „im to eliminate 20 any potentially significant' "im Impacts to ,receiving water quality- from storm water runoff. 21 Typical urban iesidential control measures may include the incorporation of public 22 education, incorporation into the City's street sweeping program, concrete stamps at ?� storm drain inlets with "No. Dumping, flows'to. the.Petalurna River" or equivalent, and 24 other design or'source control ,management practices as appropriate. to mitigate potential 25 water uality effects. Engineer* q ng staff shall insure that all required construction 26 activities occur consistent With the mitigation measures and terms and conditions of 27 approval including the Landscaping, Grading, Drainage, and Erosion Control Plans and 28 the Stor, nwater Pollution Prevention Plan, 29 30 5. Pesticides and fertilizers shall not be applied to public landscape areas during the rainy 31 season (October- April). eso. 99 53 NCS Page 7 of 17 7 6. Prior to construction, the applicant shall obtain c v era under General National Pollutant Discharge o the State of California Eli ation System (NPDES) Perm for Construction Activities and develo 6 Pla p and implement a Storm.Water. Pollution Prevention Plan (S WPPP), in conformance . with the guidelines prepared by the Regional W 7 Qu ater ality Control Board:(RWQCB ). Required mitigations and conditions of approval, shall 8 bef reflected on plans submitted in conjunction with the project's i 9 landsca ing . P J mpro� ement: drawings, p, g,. drainage, stormwater pollution prevention, and erosion control plans; and 10 PP y the P�l °arming Director and the City Engineer and s all be reviewed and a b 11 as a r p oma County Water Agency: ' The Planning 1 � p o nate the Son ate Director shall insure that appropriate approvals have been obtained from all necessary regulator and t I' issuance of a grading Y rustee agencies prior to the issua 14 permit. 15 IV. BIOLOGICAL RESOURCES 16 17 1, . 'p example of a de The developer shall submit an ex am ed;: restriction. for rev ie�N and a royal 18 the Planning PP of . � Department and Ci • 1 incorporates the property adjace tiorne`. which describes the individual' lot and st reet front land 20 aping and landscaped'-parking This deed restriction must be submitted to the P1ai�iin- De artmen 21 Mao and P _ t with the Final P must be approved by the Planning Map y t: Department and City prior to ,Attorney 27 scheduling the Final .Ma: fo City Councilapprovah 2; c l L'andsca• - "� 2 ' P Ing along Bunn. slo e y P Road and within the parking canoe area` ' reviewed and appro s s be rc Final Map by the Site Plan and Architectural Review '6 Committee prior to ap approval by the City Council and'sha11 adhere to City standards acre table to 7 P City of Petaluma Planning, Engineeri'nQ. c . Public, Works,. Park and Recreation staff, The 8 Park and Recreation Department will review the follo wing infonn'atio 9 submitted on plans: n that to be a) Each property owner shall be responsible ,for perpetual maintenance o ' landscap betwee f p the street curb and property line. Property owners, shall also be responsible. for maintenance of the arkina ' P , island canoe. 17J ReSO. -53 NCS g Page & of .17 3, Conservation easements shall be illustrated for Lots 1 ' o 3 . Map 4. _ �, and 10 for Final � approval. The Planning- Department will insure that this information is on the plans. The 5 project will not be scheduled for Final Map approval by the Cit< without this 6 information. 7 4. Prior to any' construction activity on the site, protective fencing shall be installed 1' outside the drip-line of exist' ma trees identified for pr eservation per the arborists report ro y project 10 prepared for the ect b Horticultural Associates dated June 24, 1998. City staff shall 1,1 be notified by the `project proponent prior to commencement of any work proposed closer 12 than 1' outside the drip -lines of trees recommended for preservation. All activity. 1 including excavation, pruning and root work shall. be conducted under the super ision of 14 the consulting arborist authorized by staff, with costs bom by the project proponent. 15 . 16 5. Grading and landscape plans'submitted for Cit y a pproval of the Final Map and public 17 improvement. plans shall ide 'I the locations of. existing trees to be preserved and $ removed. A tree r ion otect p ,... plan consistent with recommendations specified in the 19 arborists report including Tree Preservation Gtiidelines and Tree Pruning Standards 0 (Horticultural Associates, June 24, 1998), and showing details for installation of 21 protective fencing, root protection and follow -up recovery methods such as mulching and watering schedule shall b'e submit ted as art p of the im ro i p ', cement plans for the Final 'Map, 23) subject to staff review and approval prior ' Final Map: aproval. 24 25 6. Landscape plans for the subdivision right- of-wav areas shall reflect use of water 2 6 conserving and native plant materials (Including native oaks and other species %7,71th high habitat value ) and com patible irrigation system design. 'Plans. shall be included in the 28 submittal for SPARC approval of the PUD Development Plan. All public area 29 landscaping shall be installed, as each lot is developed and prior to acceptance of the 30 public improvements for each phase of construction. A maintenance bond shall be 1 retained by the City fora ,minimum of one -year following completion of the required �.? landscape improvements, as ' maintenance security during the tree establishment period. Reso. 99 - 53 NCS Page 9 of 17 9 3 6. High or moderate value trees in good condition (as identified in they June 2=1, 1,998 report prepared by Horticultural Associates )proposed for retention but subsequently damaged - P 5 or removed during the course of'construction shall 'be replaced by the.deti at- the 6 rate of three 15 gallon sized trees ,for each .six inches of trunk diameter removed or 7 damaged, as recommended by the consulf 'd ID arborist. Species and location of the 8 replacement trees shall be subject to City staff approval. Replacement trees, shall be 9 installed` prior to occupancy of the residential unit. No bonding can be submitted in lieu 10 of the installation of the replacement trees., 11 12 V. NOISE 13 14 1. All, construction activities shall comply with applicable Zoning Ordinance and ',Municipal 15 Code Performance Standards. 16 17 ?. All construction activities. shall be limited to 8 :00 a.m. to x.:00 p:rn. %4oftdaN through. 8 Friday The hours of construction herein :specified shall be stated on the improvement 19 drawin a pr* or to Final, Map approval (first phase). ,Planning staff will conduct,moiathl:y 20, site'inspections to insure that this mitiQation. measure , is'being adhered to: y 2 1 1) 1) 1. All ;machinery and vehicles involved in the construction of the project shall be, properly ?� maintained, and shall be eq uipped with appropriate mufflers. 'Planning staff will conduct 24 monthly site inspections to insure that this mitigation measure is being adhered to. 25 26 4. Stationary construction equipment such as compressors, mi cers, etc. shall be placed as far 27 as possible from existing residences. Quiet construction equipment shall be used when -8 possible. Planning staff will. conduct monthly site inspections to insure that this 29 mitigation measure is being adhered to. .3 �1 5. The developer shall des 'gnate;a.Project Manager who will be responsible, :for responding 3� to any complaints from the neighborhood about excessive noise during construction periods, prior to issuance of a grading permit. The Manager's telephone number shall be 34 conspicuo:usly posted at the construction site. The Manager shall determine. the cause of • Reso. 9bQ53 NCS Pale ;10 of 17 4 5 6 7 8 noise complaints (e.,g. starting too early, faulty muffler. etc.) and. shall take prompt action to correct the problem. The Planning Department shall be informed who the Manager is prior to the issuance of grading permit. 6. As part o f the, submission of the building permit, data shall be provided to the Building Division which demonstrates that homes adjacent to Sunnyslope Road will be constructed that are consistent with City standards for acceptable interior and exterior noise levels. VISUAL QUALITY AND „ AESTET,HICS' VI. 14 1 15 16 17 19 20 2`1 22 2; 24 25 ?,6 27 28 29 30 �1 �4 The applicant shall prepare. -a landscape plan. including plant types and size. for the residential subdivision including all public areas and private residential front and/or side yard areas fronting onto public rights-of-k,,-ay. Said plan shall be submitted to the Site Plan and Architectural Review Committee (SPARC) for review and approval prior to approval of the Final Subdivision' Map (first phase). 2. The Site Plan and Architectural Review Committee,shall review and approve the des' ign and location of all proposed residential lig fixtures prior to the approval of the Final Subdivision Map. 3. A small utility structure for the pump for domestic Neater service for Lots 4 — 10 NN be constructed on Lot 4. The design. and location of this and any other utility structure shall be reviewed and approved by the Site Plan and Architecture Review Committee prior to Final Map approval by the City Council. 4. The PUD Development Standards, landscaping, fencing, etc., shall be submitted to the Site Plan and Architectural Review° Committee for review and approval prior to the approval of the first phase of `the Final Subdivision Map and Public Improvement Plans. The following specific design components shall "`be considered as parrof the review of the formal design application: ` Reso. 99 - 53 NCS 11 Page 11 of 17 a) Public Area landscaping 4 b) Development standards, including provisions which address the design approach and finish materials to ensure that subsequent home, designs respect the natural 6 topography; provide reduce massing and height, and blend Colors with the natural 7 rural setting, etc. 8 c), Open field fencing and privacy fencing where appropriate. 9 d) Development Standards shall be based on the City of Petaluma R-.1 One- Family 10 , Residential Districts zoning standards and shall not exceed those specified for the 11 R-1, 20,000 except as may be specifically provide b� the City or Site Plan and 1 Architecture Review Committee. 1 14 5. The Dei:elopment Standards shall be revised to include the following provisions:. 15 16 aj No two -story accesson d%velling units -be allowed outside the proposed building envelopes for Lots 4 -1.0 ta. p y minimize the rig acv Im p acts to current: residents along Suncrest Hill Drive and'future residents of the Suncrest Estates subdivision. 19 -)0 b) All fencing shall be open field fencing. Due to the area and prominence of , this ridgeline, solid wood fencing is not permitted. 6. Building envelopes, particularly for Lots 1 -4 and, 10,, shall be sited to preserve _the grove 24 of mature trees. This shall be reflected on the final Planned Unit Development Plan that is -)5 submitted, prior to the Final .L1ap approval. 26 27 7.. Formal Site Plan and Architecture Review (SPARC) shall be required for home designs - i on Lots 4-10, with. administrative SPARC for Lots 1, 2, and 3. In addition to the site plan' 29 1 and elevations drawings, plans shall include the landscaping "which screens and 0 creates: privacy of the rear and side; yards. Site line; draIVtiinas shall be required as. a 1 component ofihe:�SPARC submittal and shall include the following: 1 - Reso. 99 -153 NCS Page 12 of. 17 • 1 -2 4: j. 6 ' 9 10 11 12 14 ]5 16 17 18 „ *9 20 21 22 23 24 25 26 27 . 28 29 30 31 32. 'q4 VII a. For Lots: 4 - 6, this should include view- corridors and section drawings from existing residences on Suncrest Hill. Drive. For Lots 7 and 8, this should. include view" corridors and section drawings from "D" Street. For Lots 9 and 10, this ,should include view corridors and section drawings from adjacent lots in the Suncrest Estates subdivision and any existina residences. TRANSPORTATION AND CIRCULATION 1. The applicant shall * pay Traffic Impact Mitigation Fees as� specif ed by City Resolution at the time of building permit issuance. The fees shall be, paid prior to building permit issuance. 2. So that future homeowners on Lots 7, 8. 9 and 10 are aN�*are that an easement for trail use will be encumbered upon these properties, a notice is to be created by the applicant, review and approval by the Planning Department and City Att ornev. which informs current and future property owners of this use on a portion of Lots 7. 8, 9, and 10. This notice shall be submitted at the time the Final Subdi'vi -lap is submitted and shall be approved by the Planning Department and City Attorney prior to scheduling the Final Map for approval before the City Council. This notice shall be•recorded a Lots 7. 8, 9, and 10 at the time the Final Map is recorded. 3. Plans submitted for approval of the Final Subdivision Map and public improvement plans shall reflect the trail easement, along Lots 7 and 8. The location and width of the easement shall be reviewed and approved by, the Planning Department prior to scheduling the Final Map for approval` before-the City Council. VIII. PUBLIC SERVLCES AND RECREATION 1. The project shall be, subject, to the payment of established .City Special Development Fees, including: Park and Recreation Land Improvements, Sewer and Water connection, School Facilities, and Traffic. Mitigation as, specified b Citti Resolution. Reso. 99 =53 iNCS Page. 13 of 17 ,I I 13 2. The Water Department shall review and approve the system design and any maintenance 4 agreements that may be required prior to the Final _Map. 5 6 The Fire Nlarshal's off'ce shall review and approve the following information' as :illustrated on 7 the Final Subdiv Map, Public:Improvement. Plans or building permit plans: 8 9 �. Provide 'access, a minimum twenty (20) feet, exclusive of on street parking, all' asphalt 10 surface with.thirteen feet -six inches (13 ") vertical height clearance. 11 12 4. Residential buildings; constructed at or above one hundred - sixty- feet (160) in elevation 13 are required. to have a residential fire sprinkler system. Attention is directed to lots 4 14 through 1:0 and the dwelling at the end of.the 20� ricyht- of -wav: 20 21 22 23 24 25 26 27 28 29 n 31 5. The .maximum allowable grade for driveways; and roadways is 1 1 0/ . Special allowance for up• to a maximum of 15% may be granted with the approval of the Fire Marshal and City Engineer. 6. Minimum fre flo« required for this project is 1.000 gallons for non -spr nklered .buildings P p '- p P q. ` and.500 gallons for s = rinklered buildings, er minute, at 0 p , er s ogre 'inch (psi). 7. .add as. a general' °note to plans: A. No combustible construction is permitted above the foundation unless an approved asphalt surfaced road ;is prov :d'ed. fo �� one hundred - fifty (150') of the farthest oint of a building or structure. P g e. b.. All fire hydrants for the project must be tested, flushed, and in service prior to the commencement of combustible construction on the site. Reso. 9 -53 NOS Page 14 of 17 14 8 9 10 11 12 9 13 1.4 15 l6 17 IS 09 20 21 2; 24 25 26 . 27 28 29 30 '1 Water supply for fire fig purposes to the structure(s) above 160' shall be provided via a dry hydrant fire main. The dry hydrant main shall - 'be supplied by afire department connection the ( FDC ) within 20 of the last hydrant on the city main. Location of hydrants on dry main, shall be provided every 300' and at the top of the hill within 150' of the structure(s). The dry main shall be designed to handle minimum'fire flows of 500 gpm a; 20 psi with a minimum main size of 8 ". The main shall be installed to city standards and specifications. Signs and/ormarkers identifying the dry hydranrmain shall be provided as approved by the Fire Marshal. Because the structures on the hill are within the high fire hazard severity zone, the following additional conditions will apple: a. Structures at or above the 160 elevation shall have class A roofs. For roof coverings--where the profile allows a space between the roof covering and roof decking, the space at the eave ends shall b'e fire stopped to preclude entry of flames or embers. Combustible eaves, fascias and soffits shall be sheathed with solid material's with 'a minimum thickness of 374 'inch. No exposed rafter tails shall be permitted unless constructed of heavy timber materials. Exterior windows. window walls and skylights shall be tempered" or multi - layered Glazed panels. b. Exterior walls shall be constructed of non - combustible materials. C. Attic ventilation. openings, foundation or underfloor vents. or to other ventilation openings in vertical exterior walls and vents through roofs shall not exceed 144 sq. incles ' each. Such vents shall be covered with non - combustible corrosion- resistant, mesh with openings not to exceed 1/4 ". Attic ventilation openings shall not be located in soffits, in eave overhangs, between rafters at eaves, or in other overhead areas..Ga end and dormer vents shall be located at least 10' from property lines. Underfloor ventilation openings, 'if any, shall be located as close to grade as practical. Reso. 99 -53 NCS 15 Page 15 of 17 10. Provisions for annual weel abatement of the urban. interface and the developed shall be the responsibility of the developer /property owner. A plan that outlines the. , area 5 criteria for ;provisions of weed abatement shall be developed. This plan shall include but 6 not be limited to the following criteria: 7 8 a. Defensible space area of 3'0` around structures i P n lots above' 160' either man made, 9 or natural. where material capable of allowing fire to a spread unchecked must be 10 treated, cleared, modified or fire resistive to slow the rate and intensity of an 11 advancing wildfire. 12 1 � b. Trees within the defensible space shall 'be provided with a distance be nveen 14 • croons from adjacent trees, structures, or unmodified fuel of not less than 5'. 15 16 C. Areas within 10' of each, side of portions of the road /driveway leading up the hill y ` 17 sh'aIl be cleared of Qrass,'brush and or planted with fire resistiv;e ve`etation. i d. Fire breaks and "or disked trails up to 30� wide shall be provided and identified on 20 the plan and maintained throughout.the fire season. Location of breaks /trails shall 71 be approved by the Fire . 23 13. Due to avai- l.able water and pressure, the ,furthest point of structures on lots 'above 160' 24 shall not be in excess, of 150' from the street as measured in an approved route around the 25 exterior of the building. 26 27 IX. UTILITIES' 28 29 1. The applicant shall pay all relevant impact and /or- connection fees in place at the time of 30 issuance of a building permit for each new home. `Fees shall be paid by the applicant J 1 pursuant to Cite adopted Resolutions. 32 2. The following conditions /provisions of Pacific Gas and Electric Company shall be met 34 prior to Final Map and improx, drawing approval` 16 Reso. 9 NCS Page 1.6 of 17 a. Gas and electric service will be supplied to this development in accordance with 5 our applicable gas and electric extension rules. These rules are on file with the 6 California Public Utilities Commission and are available from PG &E s North 7 Coast Division upon request. 8 9 b. All cost's associated. with any relocation or rearrangement of PG &E's existing gas 1.0 or electric facilities, if necessitated by this development will be the responsibility 11 of the requesting party, and will be contingent upon the provision of satisfactory: 12 easements for the. relocated facilities. 1� 14 Fees shall be paid by the applicant pursuant to Cite adopted Resolutions. All construction 15 shall be consistent with the apprbVed Improvement and Construction drawings. Under the power and authority ,co 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 tie - cl o °' n � d Paz) 6 . OMX¢f0 1) meeting = form on the •:8115 .............. day of ...... Kal:C11._ 199.9...., by the a _...._..._.__..._.__.._ . following vote: 1 - •••••• •••. -::.. City Attorney AYES: Healy, Torliatt, Cader- Thompson, Hamilton, Eiaguir.e NOES: None 9 SENT. Vi e Ma ; Mayor Thompson �ATTES' .......... .. ...__. City Clerk Gbmcil File 1-7 ,OA 104H �r Ri S: Vti.... . o Councilmember Hamilton Page 17 of 17 f,' Resolution No. - 9 , 9-54 I.C.S. of the City of Petaluma, California ADOPTING, A PUD DEVELOPMENT PLAN FOR THE'P RE ®SUBDIVISION TO CREATE TEN LOTS AT.398,SUNNYSLOPE ROAD A'PN 019 =203 -006 WHEREAS, by Ordinance No. 2083 NCS Assessor Parcel Number 019 -203 - 0 06 comprising 10.04 acres, has been rezoned to PUD (Planned Unit Development);, and WHEREAS, by action taken on :January 12, 1999, the Planning Commission considered and forwarded a recommendation to, City Council on the- development plan for Premo Subdivision, to allow development of a 10 lot subdivision for detached single - family homes; and WHEREAS„ the PUD Plan .''shall go into 'effect concurrent with the effective date of the rezoning as specified in Ordinance No. 2083' NCS; and WHEREAS, the City Council finds that the requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation' of an Initial Study and adoption of Resolution No. 99 -53 NCS, approving a Mitigated .Negative Declaration to 'ad'dress the specific impacts of the Premo Subdivision development. NOW THEREFORE BE IT RESOLVED that the City Council hereby adopts the following findings: Findings for Approval of the PUD Development Plan 1. The proposed Premo Subdivision results in a more desirable use of land and a better physical environment than would be..possible under any single zoning district or combination of zoning districts. Resolution No. 99 -54 N.C.S. Page 1 of 6 The proposed PUD will allow residential uses that are compatible with the. existing 4 surrounding properties. Design guidelines have been prepared to ensure that the 5 architecture of the proposed homes .reflects a higher design quality. The project :has 'been 6 conditioned' to underground overhead utility lines, which will result in, a, snore attractive streetscape. No additional residential subdivision will be allowed beyond that appro ed 8 by the City Council. 9 10 2. The' proposed `Premo ,Subdivision development plan is proposed on property «hick has a 11 suitable,relationship to one or more thoroughfares ( Sunnyslope Avenue.. ".1" Street. and 12 Sunnyslope Road) and said thoroughfares with the improvements herein required. are 13 adequate to carry any additional traffic generated by the development. 'The project 14 complies with the applicable provisions of Article 1,9A and provides for development 15 standards; and permitted and conditional, uses:, The Planned Unit District allows for a 16 mixture of uses densities, building ,intensity: or design characteristics. In- accordance with 17 Article 19A, any and all compatible land uses may be allowed' in the'PUD. 19 3. The plan for the proposed Preino Subdi� ision development presents a un and 20 organized arrangement of buildings and service facilities which are appropriate in 21 relation to adjacent or nearby properties. particularly the exisii Q Suncrest Hill Drive 22 residents and approved Stone Ridge and Suncrest Estates subdivisions. Adequate 23 :and screening is included to eisture - compatibility with surroundinfg uses'. 24 Conditions; have been incorporated requiring design and development standards that; are 25 compatible with neighboring developments. 26 . 27 4. Adequate available public and private spaces are designated on the PUD Development 28 Plan. Through mitigation measures and project conditions, adequate building ,setbacks 29 and other project amenities' are provided. Existing clusters of oak, and buckeye trees exist 30 and contribute to the natural beaut-, of the site. With the exception of trees that will be 1 removed due to poor health, trees will be retained',on -site. Reso. 9;9 54 -,NCS Pabe 2 of '6 t- 31 � 5 6 7 8 9 10 11 12 13 1.4 15 16 17 19 20 21 23 24 25 26 27 28 29 �0 31 34 p ) project in t The development of the subject Premo Subdivision he manner proposed by the applicant, and as conditioned, will not be detrimental to the public welfare, will be in the best interests of the City; and will be in keeping with the general intent and spirit of the zoning regulations of the 'City of Petaluma, with the Petaluma General Plan, and with the Sunnyslope Assessment and Annexation District. The project, as conditioned, complies with the appl'i'cable provisions of the Municipal Code and the General Plan.. The proposed use is consistent' with the General Plan designation. Both the Fire: Marshal and EnQi.neertng g Department have prepared conditions of approval to address fire safety issues, and design criteria for the construction of the proposed homes have been created to ensure that views to adjacent properties are protected. 6. The Premo Subdivision project will help the City further the objectives, policies and programs of the Housing Element of the General Plan' to provide a range of housing types. 7. The Premo Subdivision project is designed to be compatible with surrounding uses. as it is residential in character.. It will not result in a more intensive use of the land with characteristics that are incompatible with neighboring single family residential uses. NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Petaluma does hereby adopt the PUD Development Plan for the Premo Subdivision located at 398 Sunnvslope Road, APN 0.19- 203 -006, subject to the following Conditions of Approval: From the Planning Department: 1. All mitigation measures adopted. in conjunction with approval of the Mitigated Negative Declaration (Resolution 99 - 53 N.C.S.) for the Premo Subdivision project are incorporated herein „by reference as conditions of project approval. The project shall also comply with all applicable mitigations specified for properties within the Sunnyslope Assessment and Annexation District Specific Plan Area as contained in Resolution No. . 1 ' 3 Reso. 99 -54 NCS Page 3 of 6 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 8 19 ?0 21 2� 24 25 26 27 78 29 �0 31 89 -122 N'C.S., which certified, approved and adopted the En�ironrnental Impact Report for the Sunnysl'ope Assessment and Annexation District Plan. 2. A11 requirements of the Building Division Fire Marshal, Erigineering„ .Planning, - Police Depariment.and. Public Works'Departments shall be met and reflected' on plans submitted 'for d'eveloprrient permit issuance. 3. Plans submitted for approval of`the; Final Map and Improvernerit Plans shall reflect the following„ subject to staff review and approval: a. Permitted hours of construction of SAM to 5PM Monday through Friday onl -, -shall be specified on construction drawings as identified in - the adopted mitigation measures for the project. b. All proposed lot areas shall be specified on the Final Map. C. A reference to all project approval documents shall be incorporated as a note on the :Final Map. d. The location of all proposed electrical transformers, or other utility 'structures shall be identified on plans, and, located underground in accordance with adopted City policy. e. The PUD Plan and Development Standards for Lots 5 -7 ,shall include a :Standard requiring 40 -foot setbacks from the adjacent.Suncrest Hill Drive'hoines. £ The .PUD plan shall require only open f e'ld fencing wi'11 be allowed on all lots. g: The landscape plan shall show street trees along Sunnyslope Road located a, mihirnum of 30' on- center. Reso. 99 -54 NCS Page 4; of 6. 4 N 4 ,. 6 , 7 9 1.0 12 13 14 15 16 17 �3 19 20 21 Ir 23 24 25 26 27 28 29 "0 31 I h. Development on Lots 7 and 8 'shall not be visible from "D" Street (City and County). In „addition, the formal SPARC review shall require placement of story poles 10 days -prior to the SPARC meeting. The story poles shall depict the height and location of the corners of the building and the . height of the ridgelines of the building. The Planning Department shall review and approve the story pole location plan prior to placement of -the poles. i. The Planned: Unit 'Development Plan shall require an area adequate for cars to turn around on-site on Lots 1, 2 and .3. This will insure that cars head -out and do not back -out onto Sunnyslope Road. j. View corridors from the- Sun,nyslope Road shall be protected. This shall be a component of the administrative and formal Site Plan and Architecture Review of the ten -lot subdivision. k. The colors of the homes shall blend in with the:surrounding area. This shall be a component of the administrative and formal Site Plan and Architecture Review of the ten -lot subdivision. 1. Native trees and Yeriscape vegetation shall be used for landscaping. This shall be a component,of the administrative and formal Site Plan and Architecture Review of the ten -lot subdivision. m. The road shall be relocated to the west to, provide- for a 40 foot rear yard setback for Lot 4. This improvement shall be reflected on the Final Subdivision Map. 4. Prior to City approval of the Final Map, the project proponents shall enter into an agreement with the City for payment of an, In -L,ieu Contribution, to meet affordable housing requirements for the Stone Ridge Subdivision project. as specified under Program 1 1(111) of the Petaluma General Plan Housin Element. Reso. 99 -54 NCS Page 5 of 6 5. Reproducible, copies of the Tentative Map, POO De'Veloprn6nt 'Plan., and the 4 PUD Standards shall be submitted to the Planning Department prior to City Council 5 approval of the Final cop' Map. A reduced Lof the Final Map 'Shall be submitted to the P y .6 Planning Department prior io recordatibn of the Final Map. 7 8 6. The applicants/developers shall defend, indemnify; and hold harmless the " Gift or any of 9 its boards, . commission, a2ents, officers, and employees from any claim, action or 10 proceeding against the City, its boards. commission, , iom a(yents. Offiters. or employees to 11 attack, set aside, 'Vold or annul. the approval of the project when such claim , or a . ciit on is 12 brought within n the time period: provided for in applicable State and/or local statutes. The CjIv shall promptly notify the applicants /developers of any such claim. action. or 1 4 proceedincy The Cite shall coordinate in the defense. Nothing contained . in this condition 15 shall prohibit the City from participatin'g in ,a defense of any - claim. action. or proceeding 16 if the City bears its ovm attorney's fees and costs, and the City defends the action' - In. good 17 faith. Under the power and authority conferred upon this Council by the C harter of said City. REFERENCE: ' I hereby certify the foregoing Resolution was� introduced and adopted 'by the Api5roved as to Council of the City- of Pet—ahlran at a (Regular) �(Adjourned) (SN&2"meeting on the,.fth .... . ........... clay of ... ..... a.Mazch ....... ..................... 19__ -89, by the follbwing vote: 61: ney AYES: Healy, Torliatt Cader-Thom-pso Hamilton, Maguire - )Es: None ABSENT: Vi"Ce Ia , ayor Thompson ATTES . . ........ City Clerk .... . ........... ........... ouncil ember Hamilton CA 10-M5 .... 5.1 ....... N.C.S. Page 6 of 6 Resolution No . 99755 N,C „S, of' the City of Petaluma,. `California 6 7 8 APPROVING', THE VESTING TENTATIVE SUBDIVISION MAP FOR THE PREMO 9 SUBDIVISION - A PROPOSE1):10.04 ACRE' RESIDENTIAL DEVELOPIMENT 10 ADDRESSED AS 398 SUN VT'SL'OPE ROAD, AP No. 019- 203 -006 1l 12 i 3 WHEREAS, Justice Eugene Georaine Premo. as owners. have filed with the City Council a 14 Vesting Tentative Subdivision Map tb subdivide land to 'be known, as Premo Subdivision and 15 have paid all required filing fees; and 16 17 WHEREAS, the Planning Commission has examined and reviewled the same as required by law. 1$ and all reports, recommendations. and comments therein have been forwarded to and considered 19 by this Council at meeting held on `-larch 8. 1999: ?0 . "I . NOW. THEREFORE, BE IT RESOL%; ED that this Council hereby finds for the Vesting -? Tentative Subdivision Map.revie«ed by the Planning Commission on January 12. 1999 is herebv 2 approved as follows: 24 2S Findin for Vesting Tentative Su�bdi� NFap 26 27 1. The proposed Premo Vesting Tentative Subdivision \lap as conditioned. is in general 28 conformity with ;the Suburban land use category and other applicable provisions of the 29 General Plan. 31 The proposed density- adheres, to the Suburban General Plan land use categon- and the 32 Sunnyslope Annexation and assessment District:. 34 2. The proposed Premo Vesting Tentative Subdivision flap. as conditioned. is in general conf ormity with the standards and intent of the PUD Zoning District and other applicable. provisions of the Petaluma Zoning Ordinance. Resolution No. 99 -55 h Page 1 of 10 1 The proposed uses of the Planned Unit District (PUD) comply with allowed uses of the 4 R =1, 20,000 One Family Zoning District. Additionally, the allowed uses incorporate the provisions of Article 19A of the Zoning Ordinance for development standards. and 6 permitted and.conditional. uses. 7 8 n'. Pursuant to Ordinance 1994 NCS, regulating access for lots to public streets. the most 9 logical development of the land requires that proposed Lots 1 3 be er<ed by pr-' -ate 10 driveway access: easements, in order to minimize the grading impacts to the land. and 11 establish lotting g patterns for the Premo Subdivision. which are compatible with 12 surrounding ;development and Cite policies per to hillside development 13 14 4. The requirements of the California En%- ronme"ntal Quality Act have been met` through 15 preparation of an Initial Study and adoption of a Mitigated Negative Declaration. to, avoid 16 or .reduce to a level of insignificance. potent impacts of the Premo Subdivision. 17 8 A Mitigation and MonitonnQ Pro -rain has been created for the Premo Subdivision. Ci,t 19 staff will monitor the development, of the project to insure that all rnitigation. measures are 20 adhered to, 21 72' The proposed Premo Vesting Tentati --e Subdivision Map, as conditioned. is in aeneral 2 conformance with the Petaluma Subdivision;Ordinanee and other applicable pr.ovisions:of 24 the Petaluma Municipal Code de (PN1C). In accordance with the provisions of PM;C Sect'on 2 20.32 the public safety is not jeopardized by sidewalks on one side of Wallenberg 26 Way. Further, the use of reduced street standards pursuant to PMC Section.20,32?70 will 27 result in the possible � ossible utilization of the hand to be subdiNided iv;en. considerat to ?$ the topography and, natural cover' of the land and the general character .of the proposed 29 subdivision. 30 1 Conditions For Vesting Tentative A`10 Approval 3 l . The following requirements of the Engineering Department shall be rnet: 34 Reso. 99 -,55 NCS Page 2 of 10 u , a A. Frontage hmprovemenfs 5 1. Streetlights shall be required along the frontage according to street light 6 standards. 7 $. 2. All utility.;; services requiring connections to service mains along 9 Sunnyslope Road, ,including water, sanitary seer, storm drain. gas. and ,10 electric, shall be bored and jacked rather than trenched to conform to the T 1 "No cut" policy along the aforementioned road. l� 13 �. Right -of -way dedication shall be required as 'indicated alon Sunnyslope 14 Road. 15 16 . Overhead utiiliti'es'along the frontage of this project and traversing the site 17 shall be placed. underground. Undergrounding .shall be continued to the 4P9 nearest,poles off -site in both: directions along Sunnyslope Road. 20 B. Grading ?? 1. Provide an, applicable grading plan indicating, the grading for each lot. cut. 23 and fill ,calceilations , and drainage patterns for each ,lot. Pad elevations. 24 spot elevations and slopes for all improvements. existing and proposed 25 utilities (including service laterals) and surface drainage improvements 26 shall be shown on the map. 27 28 2. An erosion control plan shall be prepared by the developer. Review and 29 field. inspection will be conducted by the Engineering Department. 30 1 �• . Drainage swales shall be collected in a _conduit and directed through the ' curb face or to a storm drain system. Reso. 99 -55 NGS Page 3 of 10 N. 4 5 6 7 C. 8 9 10 12 13 14 15 16 17 2 19 20 21 23 24 25 26 27 28 29 30 31 32 34 La 4. Any existing structures above or below ground that are abandoned. or not needed shall be removed. Structures shall include, but be limited- to fences, : retaining walls, pipes, debris, septic systems, etc. Streets 1 The street widths and parking bays for the extension of VJalleriberg Vv`av shall be as proposed on the Tentative - Map /PUD Plan. The project shall be responsible for constructing Wallenberg Way . between. the end of construction on Suncrest Estates Subdivision and the boundary-of this project. The cul -de -sac design shal-1 , accommodate fire truck turning requirements. Sidewalk shall extend to the end of the cul -de -sac. City• standard curb and gutter shall be constructed along the entire length of Wallenberg Way:. Pavement calculations must be submitted for the pub'lie. street. ?_ Engineered driveways shall be required for future'building permits. Site Drainage and Storm Drain's 1. Lot -to -lot surface drainage is not allowed unless co Ile ctedat property lines with a drop inlet. storm drain,. system Private storm drain systems , shall. require easements! and recorded maintenance agreemeiits. Concentrated surface drainage shall not be allowed over sidewalks' or curbs but -shall be directed to the public street with sidewalk underdrains. 2. All site drainage improvements shall be designed and constructed in conformance with the minimum requirements of the' Sonoma County Water Agency :F1'ood ' Control Design Criteria and shall be subject to review and approval of the Sonoma. County Water Agency and the City Engineer prior to Final Map approval. R'eso. 99 =55 NCS Page 4 of 10 4 r !I 3. Skewed crossing .between storm drain and other proposed utilities shall not 4 be permitted. The proposed utility assignments should parallel the street 5, alignment as close as possible'to avoid such crossing conflicts. 6 7 4. The storm drain along Sunnyslope Road shall be extended beyond the 8 proposed driveways to collect upstream .flows and avoid installation of a 9 catch basin at the driveway approach. 10 11 E. Site Sanitary Sewer and Water Systems l? 11 1. This project shall utilize the existing sanitary sewer. storm drain. and 14 water mains located in the most easterly corner of the property. The 15 developer, reimburse the City for the cost of providing utility stubs as 16 deterrnined. by the 'Engineering 'Department. 1.7 � 2. The proposed public sanitary sewer main must be 'located in the pared portion of % Wallenberg % ay. 00 1 3. All finished door ele``ations exceeding 160 feet shall require booster pump =' systems for .f re sprinkler and domestic water pressure:.: Calculations must 23 be provided for those lots requiri g' systems. Show details of private pumps and water lines for individual lots. Provide separate one (1) inch 25 water service: meter,. and pump systems for lots 4 through 10. Services 26 and meters for lots 4 through 10 shall be located at the end of the Cit% 27 maintained water main. 28 9 4. The design; of `the private water services and `private fire line' must be 30 reviewed and approved by the Fire Marshal's office. 31 Reso. 99 -55 NCS Page 5 of 10. 5 4 5 6 7 8 9 10 11 12 13 14 15 16 17 8 19 20 21 22 23 24' 25 26 27 28 29 30 31 �2 34 51. A private ductile iron fire line extending from the' end of the City maintained main (located at the fire hydrant at the rear of 1`0 t 2) to the end of the cul -de -sac must be 'installed. The formation iof a homeowners association or other financial mechanism acceptable to the C ify Engineer shall be required to maintain the private fire line. 6. Fire flow and fire oppression systerris must be approved `by the Fire Marshal '!s office. Submit fire flow calculations. 7. A. separate water meter :shall be provided for landscape irrigation systems or as required by staff. F. FinaI A4ap 1. Show all existing or proposed easements that are within the boundary of this subdivision. ?: Provide documentation of any ex;i'sting off site easements (public or private) that are to be used by thi's subdivision. 3. Provide the .necessary easements for public or private water; sanitary sewer, and storm drain facilities. 4. Provide the, necessary easements for private or public access. 5 Prepare the •necessary, private roadway, sanitary sewer, water line and storm drain maintenance agreements' 6r recordation With the subdivision reap. 6. The dedication•of easements shall be !shown on the subdivision nap or as separate documents from the responsible party. Reso. 99 -55 NCS 6 Page 6 of 10 • • • 6 7 8 9 10 1.2 13 1.4 15 16 17 G. 19 20 21 23 24 25 26 7. Recorded map information and sources must be provided for all adjoining streets .and parcels. In addition, the' centerline distances between monuments, bearings and. distances, proposed monuments to be set, and ties from the centerline to ,the existing right Of way must be shown on the reap to locate the property corners. 8. All private driveways, water lines, storm drainage. and sanitary sever serving multiple lots shall be contained in private easements. A document shall be created and :recorded to provide a maintenance mechanism for the private driveway(s) and utilities. 9. -Provide a ten foot wide ,public utility easement (PUE) adjacent to the public right -of -way if required by PG &E. General 'Conditions 1. The developer shall keep the existing public streets clean that are used for access to the site during construction., 2. = The developer shall prepare improvement plans and a final map, pay applicable fees, and submit the .required reports and /or documents according to the latest Ci < codes. ordinances. resolutions, policies and standards: 27 2. The following requirements of the Fire Marshal shall be met prior to construction: 28 29 a. 30 31 32 b. 34 fir , I I I Provide access, a minimum twentv (20) feet, exclusive of on street parking, all asphalt surface with thirteen feet -six inches. (`x3'''6 ") vertical height clearance.. The maximum allowable grade for driveways and roadways is 1.2 %. Special allowances for up to a maximum of 1 % may be granted with the approval of the Fire Marshal and City Engineer. 7 Reso. 99 -'5 'NCS Page 7 of 10'. 4 C. Minimum fife flow required for this project is 1;000 gallons for non- sprinklered buildings and 50.0 gallons for sprinklered buildings. per minute at 20 pound's per 6 square inch (psi). 7 8 d. Add as. a Qeneral note to plans: 9 10 1, No combustible construction is permitted above the foundatiba.un'l'ess an 11 approved asphalt surfaced road is 'provided to within one hundred -fifty 12 (150') of the farthest point of a building or structure. 13 14 All fire hydrants, for the project must be tested. flushed, and i in service 15 prior to the commencement of _combustible construction on the site: 16 17 e. Water supply for fire, fighting purposes to the structures) above 1' 6.0' shall be 18 provided via a dry hydrant fire main. The dry hydrant main shall be supplied by a .19 fire department connection (FDQ) within. 20` of the last hydrant on the city main. 20 Location of hydrants on the dry main. shall be provided every 300' and at the top 21 of the 'hill within 15W of the structure(s)., The dry main shall be designed to handle minimum fire flows of '500 g pm ✓r) 20 psi with a :minimum main size of 23 8". The main shall be installed to. city standards and specifications. Signs and /or 24 markers identifying the dry hydrant main shall be provided as approved by the 25 Fire 'Marshal. 26 27 The following requirements shall be met prior to occupancy ofthe units: 28 29 f. Residential buildings constructed at or above one hundred s'ix'ty feet (160) in 30 elevation are required to have a residential "fire sprinkler system. Attention is 31 directed to lots 4 through 10 and thedwelling, at the end of the 20° right -of -way., 32 3 g. Because the structures. on the hill are within the high fire hazard severity ; zone, the 34 following additional conditions will apply; • r Reso. 9 NC'S Rage 8 of 10 24 25 h. Provisions for annual weed/brush abatement of the urban interface and the 26 developed area shall. be the responsibility of the developer /propemr owner. A plan 27 that outlines the criteria for provisions of weed abatement shall be developed. 28 This:plan shall include but not be limited to the following criteria: 29 J 1. Defensible space area of 30' around structures in lots above 160' either 31 man made or natural; where material capable of alloying fire to a spread �? unchecked must be treated. cleared, modified or fire resistive to, slow the rate and nfensitt of an advancing wildfire. 4 Reso. 99 - 55 NCS Page 9 of 10 9 4 1. Structures at or above the 160' elevation shall have class A roofs. For roof 5 coverinas where the profile allows a space between the roof covering and 6 roof decking. the space at the' eave ends shall be .fire stopped to preclude j 7 ,. entry of flames or embers. Combustible eaves., fascias and soffits shall be I 8 sheathed with,.so.lid materials with a minimum thickness of 314 inch. No 9 exposed rafter tails shall be permitted unless constructed of heavy timber 10 materials. Exterior windows, window wails and skylights shall be 11 tempered glass or multi- layered glazed panels. 12 1 2. Exterior walls shall be constructed of non - combustible materials. 14 1 3. Attic ventilation - openings. foundation or underfloor vents. or to other 16 ventilation.openings in vertical exterior walls and vents through roofs shall 17 not exceed 14-1 sq. inches each. Such vghts shall be covered with non - 4 combustible corrosi resistant 'mesh with openings not to exceed 1/4' °. 19 Attic ventilation openings shall not be. located in soffits. in eave 20 overhan be weer rafters at eaves, or in other overhead areas. Gable end 21 and dormer vents shall be located at least 10' from property lines. 2 2 Underfloor ventilation openings. if any. shall be located as close to grade" 23 as practical',. 24 25 h. Provisions for annual weed/brush abatement of the urban interface and the 26 developed area shall. be the responsibility of the developer /propemr owner. A plan 27 that outlines the criteria for provisions of weed abatement shall be developed. 28 This:plan shall include but not be limited to the following criteria: 29 J 1. Defensible space area of 30' around structures in lots above 160' either 31 man made or natural; where material capable of alloying fire to a spread �? unchecked must be treated. cleared, modified or fire resistive to, slow the rate and nfensitt of an advancing wildfire. 4 Reso. 99 - 55 NCS Page 9 of 10 9 ?. Trees within the defensible space shall, be provided with a distance 4 between crowns from adjacent trees, structures.. or unmodified fuel of -not 5 less than 15'. 6 7 Areas within IV of each side of portions. of the road/driveway leading up 8 the hill shall be cleared' of grass /brush. and, /or planted, with fire ressti� e 9 vegetation: 10 11 4. Firebreaks and/or disked trails up to 30' wide shall be provided and. 12 identified on the plan and maintained throughout the Fire, season. Location 13 of breaks /trails shall be approved by the Fire Marshal. 14 15 1. Due to available water and pressure. the furthest point of structures on.lots above 16 160' shall not be in excess of .150' from the street as measured in an approved 17 route around the exterior of'the building. 8 19 3. All mitigation measures :adopted in conjunction Nvi approval of the IVliti``ated tieaat V e 20 Declaration for the Premo Subdivision are incorporated herein by refereilce' as conditions 21 of project approval. 2; 24 25 s: cc- cin council;,reports "premo : doc /ed 26 27 28 Under t he .powE REFERENCE: I hereby certify the foregoing Resolution, was introduced and adopted by the App roved as to Council of`the City of Petaluma at a (Regular) (Adjourned fa 9�meeting on the .. lh day of ..... _ MBXCh ............... _ .......... ., 199:., by the following vote: � .. `........... City Attorney AYES;: Healy, Torhatt, 'Cader- Thompson,. Hamilton, Maguire NOES: None .8SENT :.Vice Mayo ayor Thompson ATTEST: .::.. . ... ....... ............... ...._.._...._...... C4 City Clerl` Counc l'member Hamilton Council . R,.,. N ... .. 9 9 -�.� ....... N .C.S. Page .10 of 10 by the C harter of said s a 3: 4 S 6 7 8 9 10 I1 12 13 14 15 16 17 18 ORDINANCE NO. 2083.N & Introduced by C,ouncilmember Seconded by Councilmember Matt "'Maguire Janice fader- Thompson REZONING A 10.04 ACRE PARCEL, LOCATED AT 39$,SUNNYSLOPE ROAD,,APN,'OM203 -006, FROM PUD (USING R -1, 20 000 "STANDARDS) TO A SITE ,SPECIFIC PUD, PLANNED UNIIT DISTRICT,. FOR A 1010T RESIDENTIAL SUBDIVISION °PREMO SUBDIVISION r 19 BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS: 20 21 Section 1 . The City Council finds 'that the Planning Commission filed with the City Council on 0 22 March 8, 1999, its report ;set forth, in its ;minutes of January 12, 1.999, forwarding a 23 recommendation to the City Council to adopt a. rezoning of a 10:04' acre parcel, APN 019-203 - 24 '006, located at 398 Sunnyslope Road, from PUD to PUD, Planned Unit District. 25 26 Section 2 . The City Council further finds that the Planning Commission held a public hearing on 27 the proposed amendment'on January 12, 1999 . after giving notice of said hearing, in the manner, 28 for the period, and in the form required by said Ordinance No. 1072 N.C.S., as amended. 29 30 Section 3. The City Council 'fui ther. finds that the requirements of the California Environmental 31 Quality Act (CEQA) have. been satisfied through the preparation of an, Initial Study, and, by 32 Resolution 99 -53 N:C:S. has adopted a Mitigated Negative Declaration for the project, finding �3 that there is no substantial evidence that significant impacts to the environment would occur Ord. 2083 NCS Pagge 1 of 4 1 3 Section 4 . The City Council has reviewed the proposed rezoning and, and in ,accordance with the 4 recommendation of the' Planning Commission; does hereby find: 5 6 1 The proposed' Amendment to Zoning. Ordinance No. 1072 N.C.5., to classify and rezone a 7 10.4_ acre parcel of Assessor's Parcel Number 019 - 203 -006, to be known as the Prdmo 8 Subdivision,. to Planned Unit Development (PUD) 'is in general .conformity with the 9 Petaluma General Plan and Sunnyslope; Assessment-and Annexation District Plan. 1 0 11 The, proposed ten -unit development complies with the General. Plan, and 'Sunnyslope 12 Annexation and Assessment District Plan. Additionally, this proposal incorporates the 13 policies and guidelines of the Hillside 'Development regulations of Article 1:9.1 of the 14 Zoning Ordinance. The proposed Planned Unit District (PUD)� Design Guidelines will 15 ensure that the architecture of the proposed homes reflects the character 'of West 16 Petaluma. 17 18, 2, The public' necessity, convenience and general welfare clearly permit and. will be furthered 19 by the proposed Amendment to the Zoning Ordinance, reclassifying and rezoning the 20 Premo Subdivision site to PUD. 21 22 The project complies with the. applicable provisions of Article _19A and provides for 23 development stan and permitted and conditional uses. The'Planned Unit District for 24 the Premo Subdivision, ncorporates the policies of the Hillside Development regulations .of 25 the Zoning Ordinance, which protects development on hillsides. Both theTire Marshal' and 26 Engineering Department. have prepared conditions of approval' to address fire safety s • Ord. 2083 NC;S Page,,2 of 4 2 3'.. „' issues, and design criteria forthe . construction of the proposed. -homes ,have been created to .4 ensure that views to adjacent properties are protected. 5 6 3. The requirements of the California Environmental Quality Act (CEQA) have been satisfied 7 through the preparation of an Initial Study/Mitigated Negative Declaration to avoid or 8 reduce to a level of insignificance, potential` impacts generated by the proposed Premo '9 Subdivision PUD, 10 11 In compliance with the requirements of the California Environmental Quality Act, an 12 Initial Study was prepared for the rezoning of the site from Planned Unit District to 13 Planned Unit District. Based upon the Initial- Study, a determination was made that no 14 significant environmental effects would result: A copy of this Notice was published in the F 0 15 � Arius Courier and provided- to residents and occupants within 300 ft. of the site, in 16 compliance with CEQA. requirements. 17 18 Section 5 . Pursuant to the provisions- of Zoning Ordinance No. 1072 N.C.S., and based upon the 19 evidence it has received and in accordance with the findings made, the City Council hereby adopts 20 the Rezoning for APN 019 -203-006, from PUD to'PUD, Planned Unit District. 21 22 Section 6 . The ,City Clerk is hereby directed to post this Ordinance for the period and in the 23 manner required by the City Charter: 24 4 5, IF ANY SECTION; !subsection, sentence, clause or phrase or word of this ordinance is for any 26' reason held to be unconstitutional by a court of competent jurisdiction, such decision shall not Ord. 2083 NCS Page 3 of 4 3 3 affect the validity of the .remaining portions of this ordinance: The City Council of the City of 4 Petaluma hereby declares that it would have passed and adopted this ordinance and each and all • 5 provisions thereof irrespective of the fact that any one or more of. said provisions be declared 6 unconstitutional. 7 8 INTRODUCED and ordered Posted/ il§l4W,Wthi" 8th day of ' March 1,999. 9 _ 10 ADOPTED this 22nd day.of March , 1999, by. the following vote. 11 12 13 AYES: Healy, Torliatt, Maguire, Vice Mayor David Keller,, Mayor Thompson 14 15 NOES: None 16 17 ABSENT: Caller - Thompson, Hamilton 18 19 ABSTAIN,' None 20 21 22 Mayor, 23 25 ATTEST- 1 .P , QVED:AS TO FORM:. 27 CityClerk' Date City. At o , � ey Date 28 20 sAccGeports\March 15, 1 Adopt PremoRezonii z.doc /ed Ord. 2083 NCS Page 4 of 4 ME] 4