HomeMy WebLinkAboutResolution 96-253 08/19/1996Resolution No. 96-253 N.C.S.
of the City of Petaluma, California
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4 APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE PAMELA PLACE II
5 RESIDENTIAL PROTECT LOCATED ON A 4.98 ACRE PARCEL A'F 901 AND 911
6 SUNNY SLOPE ROAD, AP No.'s 019-201-010, 011, 012, 017, and 018
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8 WHEREAS, the Planning Commission of the City of Petaluma held a noticed public
9 hearings on June 25, 1996 and July 9, 1996 on the subject application, heard testimony
to and concluded that the findings and conditions for the project were adequate and
t t recommended to the City Council approval of the proposed development; and
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t3 WHEREAS, The City Council has found that the requirements of the California
14 Environmental Quality Act have been satisfied through the preparation of an Initial Study
15 which indicates that the proposed amendment, as mitigated tlrrough the adoption of a
16 Mitigated Negative Declaration pursuant to Resolution No. an~a~ N.C.S. will not
t7 result in a significant impact on the environment, and that no further environmental
18 review: is necessary; and,
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20 WHEREAS, the. City Council has adopted Ordinance No. 2027 N.C.S. rezoning. the
2t Pamela Place II site to project specific Planned Unit District and approved Resolution
22 No. ~_Z52N.C:S. approving the Pamela Place ILPlanned Unit Development Plan.
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24 NOW THEREFORE, BE IT RESOLVED that the City Council hereby conditionally
25 approves the Tentative Subdivision Map subject to the following findings and conditions:
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27 Findings for Tentative Subdivision Map
28~ 1. The City Council finds that the proposed Pamela Place Il Subdivision Map, as
29 conditioned and at a density of 2 units per acre in is general conformity with the
3o Suburban land use category and consistent with other applicable provisions of the
31 General Plan.
32 2. The City Council finds that the proposed Pamela Place II Subdivision Map, as
33 conditioned is in conformance with the standards and intent of the Hillside
34 Residential Combining District in that the primary construction activities will be
35 located on the flatter portion of the site. The City Council further finds that the
36 proposed development is consistent with the PUD Zoning District, and other
37 applicable provisions of the Petaluma Zoning Ordinance.
38 3. The City Council finds that the proposed Pamela Place II Subdivision Map, as
39 conditioned, is in general conformance with the Petaluma Subdivision Ordinance and .
40 other applicable provisions of the Petaluma Municipal Code (PMC).
4i 4. Pursuant to Ordinance 1994 N.C.S., which regulates access for lots to public streets,
42 the most logical development of the land requires that proposed Lots 9 and 10 be
43 served by a private driveway within an easement in order to minimize hillside grading
44 impacts, and establish lotting patterns for the Pamela Place II Subdivision which are
45 consistent with the neighboring development.
96-253 Page 1 of 5
Nes. No ..........~ .............._. N.C.S.
I 5. The requirements of the California Environmental Quality Act have been met through
2 preparation of an Initial Study and adoption of a Mitigated Negative Declaration, to
3 avoid or reduce to a level of insignificance, potential impacts of the Pamela Place II
4 Subdivision.
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6 Tentative Subdivision Conditions:
8 1. The applicant/developer shall defend, indemnify, and hold harmless the City or any of
9 its boards, commissions, agents, officers, and employees from any claim, action, or
to proceeding against the City, its boards, commissions, agents, offcers, or employees
1 I to attack, set aside, void, or annul, the approval of the tentative/parcel map when such
I2 claim or action is brought within the time period provided for in Section 66499.37 of
I3 the State Subdivision Map Act. The City shall promptly notify the
14 applicant/developer of any such claim, action, or proceeding. The City shall
15 coordinate fully in the defense. Nothing contained in this condition shall prohibit the
t6 City from participating in a defense of any claim, action, or proceeding if the City
17 bears its own attorney's fees and costs, and the City defends the action in good faith.
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All existing trees with a trunk diameter of six inches or greater shall be shown on map
and improvement plans and preserved where possible, subject to staff determination.
Any of these trees to be removed shall be replaced on a two-to-one basis. Two 15
gallon trees shall be planted for each one to be removed, species and location subject
to staff approval.
The developer shall be responsible for complying with the General Plan program
regarding provision of affordable housing units. One option for compliance is
payment of In-Lieu Housing fees.
4. All street lights used within this development shall have standard metal fixtures
dedicated to the City for ownership and maintenance. Prior to City acceptance, the
developer shall verify all lights meet PG&E's LS2 rating system.
5. This development may be dependent upon utility improvements to be installed by
adjacent developments. Appropriate calculations shall be submitted to verify their
adequacy. If off-site improvements are required, as determined by the City Engineer,
they shall be installed concurrent with these improvements.
6. Soils with expansion index greater than 20 require special design foundation per
Uniform Building Code 2904(b).
7. All signing and striping shall conform to City Standards.
8. All landscaping and irrigation systems within the public right-of-way, street tree
planting strips and islands shall be maintained by the property owners. Landscaping
and irrigation systems within the public right-of-way shall be designed to standards
acceptable to the City of Petaluma.
Reso. 96-253 Page 2 of 5
2 9. All existing overhead utility lines traversing or serving existing units on the subject
3 property shall be converted to underground facilities in accordance with the
4 Municipal Code and all new utilities shall be underground, subject to staff review and
5 approval.
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7 10. Drainage and grading design shall be in conformance with the Sonoma County Water
8 Agency Flood Control Design Criteria, subject to approval of the City Engineer.
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Io 11. Theapplicant shall comply with the following conditions of the Fire Marshal:
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a. Locate fire hydrants to the satisfaction of the City Fire Inspector
b. All roof covering material shall have a Class "B" rating or better, treated in
accordance with the Unifornr Building Code, Standard 32.7.
c. All roof covering materials applied as exterior wall covering shall have a
fire rating of Class "B", treated in accordance with the UBC Standard
32.7, as per Ordinance 1744 of the City of Petalurna.
d. Provide fire suppression system at normal sources of ignition. These areas
are specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
fireplaces, and in attic areas at vents and chimneys for these appliances
and equipment.
e. An building where the farthest portion of an exterior wall, is constructed in
excess of I50 feet from a public way shall be provided with an access,
minimum twenty (20) feet unobstructed all weather hard surface with
thirteen feet size inches vertical height clearance.
f. Residences constructed in excess of 1.50 feet from a public way, where an
approved 20 foot roadway cannot be provided, shall beprotected with fire
suppression system in accordance with N.F.P.A 13-D including attic
spaces, garages, bathrooms with combustible fixtures, bathrooms over 55
square feet and closets over 24 square feet.
g. In residential buildings less than 3,500 square feet in floor area, provide
fire suppression system at normal sources of ignition. These areas are
specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
fireplaces and in attic areas at vents and chimneys for these appliances and
equipment In addition, spare sprinklers (One of each type in the
residence) and wrench shall be provided in a red spare sprinkler head box
in the garage.
h. The open space areas shall contained disked trails across the middle to
discourage the rapid spread of fire. Such fire abatement practices shall be
completed on an annual basis. A site plan outlining the fire breaks shall be
submitted to the Fire Marshal's office for approval prior to approval of the
final map and/or development of the property.
12. The following shall be incorporated to staff approval:
a. Revegetation of areas damaged or destroyed by construction of access or
storm drains shall be implemented to restore full habitat value.
Reso. 96-253 NCS ,Page 3 of 5
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2 b. Following design approval, a system to monitor and inspect construction
3 activities shall be required. This shall include precise definition of
4 protected areas, rigid fencing of those areas, aird monitoring development
5 to ensure protection in those specifted areas.
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7 c. Temporary protective fencing with in-ground po]es shall be erected at the
8 drip line of all trees to be preserved. The fencing shall be erected prior to
9 any grading/construction activity and subject to staff inspection prior to
10 grading permit issuance.
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12 13. Any signs erected to advertise or direct persons to the project shall meet the
t3 requirements of the City Sign Ordinance and obtain a sign permit from the Cit-y.
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15 14. The Tentative Map shall be amended prior to submittal for Final Map review and
16 approval to reflect all applicable modifications required under the PUD conditions of
17 approval. Said map amendment shall meet specitlcations of the City Engineer and
t8 Planning Director and shall incorporate all conditions of approval pertinent to the
t9 map.
20 15. Fill slopes necessary for the construction of public/private roadways shall be provided
21 with a slope easement. Geotechnica] sub-surface drainage facilities shall be
22 connected to an acceptable storm drain system contained within the slope easement.
23 16. To the extent feasible, the proposed public street. (Pamela Place) shall drain to
24 Sunnyslope Road.
z5 17. All improvements, installed for the benefit of more than one lot and proposed to be
26 maintained privately, shall be documented in an appropriate maintenance declaration.
27 18. The existing 25 foot access and utility easement in favor of the adjacent lands of
28 Kotsaris shown on the tentative map shall be Quitclaimed where encumbering
29 proposed Lot 1.
30 19. Improvement plans shall be prepared per City Department of Engineering Minimum
3 i Design Criteria, Improvement Plan Preparation and Standard Details and
32 Specifications. Record drawings shall be provided to the City prior to acceptance of
33 the subdivision..
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35 20. Any labeling errors or other erroneous information appearing on the -map,
36 development or landscape plans shall be corrected prior to Final Map approval.
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38 2I. If positive lot drainage cannot be obtained, then all backyard drainage control shal I be
39 within an underground pipe system with surface catchment swales and inlets.
40 22. The street design shall be modified to include: a 28 foot wide paved curb-to-curb
41 section; ten (10) foot wide landscape planter strips on both sides of the street; and
42 sidewalks located on private property within a five (5) foot wide Public Access
43 Easement on both sides of the street up to the beginning of the cul-de-sac bulb. The
44 Public Access Easement shall be located directly adjacent to the public right-of--way.
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46 23. A master landscape plan of the street planting areas shall be provided for SPARC
47 approval, prior to Final Map approval. The landscape plan shall include street trees at
4s maximum spacing of 2S feet o/c. placed within the center of the 10 foot wide
Reso. 96-253 NCS Page 4 of 5
1 landscape planter strip provided between the sidewalk and the curb. Landscape shall
? be installed prior to issuance of Certificate of Occupancy.
3 24. The proposed hammerhead shall be replaced with a cul-de-sac of standard design.
4 The cul-de-sac shall be located approximately 100 feet to the north of the proposed
5 hammerhead's location (approximately between Lots 4 and 9). The location and
6 design shall be reflected on plans submitted for SPARC review and approval. A
7 "rock outcropping canoe" containing substantial boulders shall be installed in the cul-
8 de-sac.
9 25. The street paved section width shall be 28 feet. Plans submitted for SPARC review
t0 and in conjunction with the projects improvement drawings/Final Map shall reflect
u this dimension.
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Standard width sidewalks shall be provided on both sides of the street up to the
beginning of the cul-de-sac bulb. The sidewalks shall be located within a five foot
wide Public Access Easement to be established on private property which shall be
located adjacent to the 10 foot wide planter strip. Plans submitted for SPARC review
and in conjunction with the project's improvement drawings/Final Map shall reflect
these improvements.
pamonres/vs I
Under We power and authority conferred upon this Council by the Charter of said City
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) Q~j~57x119)3WGif1) meeting ~ form
on the ...19th............ day of .........August .................................... 19._96., by ttie 2
following vote: ('' `
City Attorney
AYES: Maguire, Hamilton, Read, Vice Mayor Stompe, Mayor Hilligoss
NOES: None
ABSENT: None L~`j~ ABSTAIN: Barlas
ATTEST : .......... .......... .... ...
~C ( ._ ..................
,ty Clerk
Cowcil File..._.p.......~.....
CA IO~PS Res. No...96_05.3.........
rvcs Page 5 of 5