HomeMy WebLinkAboutResolution 94-85 04/04/1994
Resolution No. 94-85 N.C.S.
1 of the City of Petaluma, California
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3 RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR
4 WISTERIA SUBDIVISION, A 28 LOT SINGLE FAMILY AFFORDABLE HOUSING
5 DEVELOPMENT LOCATED ON 4.5 ACRES ON ELY ROAD NORTH AT
6 SANDSTONE DRIVE, AP NO. 137-070-037
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8 WHEREAS, Northbay Ecumenical Housing Corp., as applicant, has filed with this Council
9 a Tentative Subdivision Map to subdivide land within this City to be known as Wisteria
10 Subdivision, and has paid all required filing fees; and,
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12 WHEREAS, the City Engineer, the Planning Director, and the Planning Commission have
13 examined and reviewed the same as required by law and all reports, recommendations, and
14 comments thereon have been forwarded to and considered by this Council at its meeting
15 held on March 8, 1994; and,
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17 WHEREAS, the City Council finds that the requirements of the California Environmental
18 Quality Act (CEQA) have been satisfied through the preparation and certification of the
19 Corona/Ely Specific Plan Environmental Impact Report;
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21 NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds for the Tentative
22 Subdivision Map as follows:
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24 Tentative Subdivision Map Findings:
25 1. The proposed subdivision, together with provisions for its design and improvement,
26 is consistent with the General Plan.
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28 2. The site is physically suitable for the type of development proposed.
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30 3. The site is physically suitable for the proposed density of development.
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32 4. The parcel map provides reasonable public access on a public road to the proposed
33 lots.
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35 5. The proposed map, subject to the following conditions, complies with the
36 requirements of the Municipal Code, Chapter 20.20 and the Subdivision Map Act.
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Res. No......9,4.-g.5,.......... V.C.S.
6. The design of the subdivision and the proposed improvements will not cause
substantial environmental damage, and no substantial or avoidable injury will occur
to fish or wildlife or their habitat.
7. The design of the subdivision and the type of improvements will not cause public
health problems.
8. The project is exempt from the requirements of the California Environmental
Quality Act (CEQA) pursuant to CEQA Section 15182.
BE IT FURTHER RESOLVED, based on the findings set forth above, that the above
referenced Tentative Subdivision Map, be and the same is hereby approved, subject to the
conditions set forth below and incorporated herein as follows:
Conditions of Approval:
1. The subdivider shall comply with the following requirements of the City Engineer:
a. The storm drain system shown on the tentative map within Lots 9 and 10
shall have a private storm maintenance agreement and easement recorded
with the final map and said agreement shall specify the timing of
maintenance.
b. All local residential streets shall have a structural section to meet a traffic
index of 5.0 design requirement with a 3-inch minimum asphalt concrete
thickness.
c. Water pressure calculations shall be required for this development verifying
the system adequacy for fire flows and domestic service.
d. A 10-foot PUE shall be dedicated adjacent to all public street right-of-ways
unless letters from all utility companies are provided stating the proposed 5-
foot PUE is acceptable.
e. This project shall be submitted to the Sonoma County Water Agency for
review and approval prior to final map approval.
f. The Old Ely Road, as shown on this tentative map, shall be abandoned prior
to final map approval. The said Old Ely Road shall not be abandoned until
such time as the adjacent access easement on the Gatti Nursery, Inc.,
property is relocated and quit claimed by the owner(s) of said easement.
g. The proposed lot line adjustment shall be executed, approved by the Director
of Engineering, and recorded prior to final map recordation.
Reso. 94-85 NCS 2
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h. The southeasterly terminus of Mayflower Street, as shown on this tentative
map, shall conform to the street improvements as proposed on the approved
Americana Subdivision tentative map (Gatti Nursery, Inc., property).
i. A soils investigation report shall be prepared for this development per
Article 7, Soils Report of the Subdivision Map Act. This development shall
comply with all recommendations as stated in the soil investigation report.
j. Lot-to-lot drainage shall not be allowed. All lot drainages shall be directed
to a public street or be collected on-site in a privately owned and maintained
storm drain system. To minimize runoff over the sidewalks, under sidewalk
drains shall be utilized in order to bring surface runoff through the sidewalks
and outlet at the street gutter, subject to the Engineering Department
standards and staff review and approval.
k. Street lights shall be installed within this development and shall have
Corona/Ely standard metal fixtures dedicated to the City for ownership and
maintenance. The street lighting plans shall include electrical service
locations. The electrical service connection points shall be determined and
included on the plans in coordination with PG&E's electrical service
construction design plans.
1. The City of Petaluma Engineering Department's "Minimum Design Criteria",
"Improvement Plan Preparation" and "Standard Details and Specifications"
shall be utilized to design this development and shall be incorporated into
the improvement plan and final map preparation.
m. The 100-year storm drain relief on the private drive shall be contained within
an adequate overflow channel, free of permanent structures and within a
dedicated surface easement conveyed to the City.
2. Plans submitted at time of SPARC application shall incorporate the following
amendments to the Tentative Map:
a. The street sections for Wisteria Circle (section B-B) and Mayflower Street
(section C-C) shall be amended to reflect a street tree planter strip
measuring 5' in width from face of curb. Sidewalk shall be located behind
the planter strip, and may be partially located on private property within a
public sidewalk easement.
b. Additional right of way shall be dedicated along Sandstone Drive, to reflect a
distance of 7' between the back of existing sidewalk to new property line for
P,,eso. 94-85 NCS
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1 lots 1 and 19 through 21. A street section for Sandstone Drive shall be
2 incorporated into the Tentative Map which reflects these requirements.
3 c. All project entry landscape areas, including perimeter fencing, shall be
4 incorporated into the right-of-way along Mayflower Street and Sandstone
5 Drive.
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3. The following requirements of the Fire Marshal shall be met:
a. Post address at or near main entry door -minimum four (4) inch letters.
b. All roof covering material shall have a Class "B" rating or better, treated in
accordance with the Uniform 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 UBC Standard 32.7, as per
Ordinance 1744 of the City of Petaluma.
d. 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.
e. Provide fire hydrants as required by the Fire Marshal's office. Three (3) fire
hydrant(s) required for project.
4. All requirements of the Public Works Director shall be met prior to approval of the
Final Map.
5. The following requirements of the Chief Building Official shall be met:
a. Grading must be certified when completed to indicate compliance with
approved plans and will be required .for occupancy.
b. Soils with expansion index greater than 20 requires special design foundation
per Uniform Building Code 2904(b).
c. All retaining walls shall meet the requirements of the 1991 UBC, and shall
comply with Petaluma Standards Ordinance No. 1727/1988.
d. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
e. Responsible party to sign plans.
£ Submit soils report to verify foundation design.
g. Plans must show compliance to 1991 UBC, UPC, UMC, and 1990 NEC.
Plans must also show compliance to current Title 24 Energy Code.
h. Provide structural calculations for all non-conventional design items.
Reso. 94-85 NCS 4
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1 i. Demolition permit required to remove any structure.
2 j. Abandonment of water well or septic system must be done under permit
3 from County of Sonoma Public Health Department.
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5 6. The Tentative Map shall be amended within 30 days of final SPARC approval of the
6 project to incorporate all applicable conditions of Council and SPARC approval.
7 All modifications shall meet the specifications of Engineering and Planning staff,
8 and a reproducible copy of the finalized document shall be submitted to the
9 Planning Department prior to recordation of the Final Map.
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11 7. This development shall be subject to all applicable special development fees,
12 including but not limited to water and sewer connection fees, community facilities
13 development fees, storm drainage impact. fees, park and recreation land
14 improvement fees, school facilities fees, and traffic mitigation fees. Fees shall be
15 calculated and paid in accordance with adopted City Resolutions.
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17 8. Any labeling errors or other erroneous information appearing on the map,
18 development plan or landscape plans shall be corrected prior to Final Map
19 approval.
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21 9. Abandonment of the Old Ely Road right of way shall not occur until satisfactory
22 agreement for the relocation of the existing access serving the five county residents
23 to the east of the Gatti property is reached. However, abandonment of the Old Ely
24 Road right of way shall be accomplished prior to development of lots 1 through 10,
25 and installation of any right of way improvements in this area.
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27 10. Prior to recordation of the Final Map, a lot line adjustment between the Wisteria
28 and Gatti/Sonoma Parkway Co. properties shall be recorded to achieve the
29 proposed configuration and dimensions shown on the Tentative Map in the vicinity
30 of Old Ely Road.
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32 11. A note shall be included on the Final Map for the project (agency information
33 sheet) referencing all project approvals and other regulating documents.
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35 12. A note shall be included on the Final Map referencing a disclosure notice which
36 shall accompany the map at time of recordation and describe potential noise, odor
Reso. 94-85 NCS
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1 and traffic impacts from nearby agricultural uses located outside City limits. The
2 disclosure shall further identify Sandstone Drive as a designated access route for the
3 five county residents located east of the Gatti property.
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5 13. All trees, perimeter fencing, arbors, entry walls, and other improvements within the
6 public right of way street tree planter strips, Ely Road, and Sandstone Drive
7 frontage areas shall be maintained by a Landscape Assessment District (LAD)
8 through contract services subject to approval of the City Council in conjunction with
9 the Final Map. Landscaping within these areas shall be designed and installed to
10 City standards acceptable to City of Petaluma Planning, Engineering, Public Works
11 and Parks staff. Irrigation to serve all landscaping in the street tree planter strips
12 shall be designed to connect with the private lot irrigation systems of the adjoining
13 lots. Separate irrigation systems shall be established for street frontage areas along
14 Ely Road and Sandstone Drive. Costs of formation of the required LAD shall be
15 borne by the project proponents at time of Final Map application.
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17 14. This project is subject to all applicable provisions contained in the Development
18 Agreement for the Gray property and subsequent amendments to the Agreement.
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2~ Ref: File TsM93009
21 wistres2/tp8
Under the 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) ~j~uX~:,($pecial) meeting form
on the ~X1J ................... day of ...............A.pl_ll..-.....---.................-----. 19-.~~., by the ~~~~~~.
following vote : L~. -.t--.!. ~-
City Attorney
AYES: Hamilton, Barlas, Shea, Vice Mayor Read, Mayor Hilligoss
NOES: None
ABSL'NT: None (Nels ed~4~/,~,4/~94~),/ ABSTAIN: Sobe
ATTEST : .. ........../... ...-...~~~%%22:G?~../.!........................... ...-.
><ty Clerk ~ Mayor
Council File ...........................---.....
CA 10-85 ~ Res. Na...94.-g.rJ ............... N.C.S.
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