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HomeMy WebLinkAboutResolution 94-210 08/01/1994 - F~esolution No. N C.S. of the City of Petaluma, California 1 2 3 4 5 6 7 A RESOLUTION APPROVING A TENTATIVE SUBDIVISION MAP FOR THE 8 LIBERTY FARMS PROJECT - A 45 LOT SINGLE FAMILY RESIDENTIAL 9 SUBDIVISION ON A 13 ± ACRE PARCEL LOCATED IN THE CORONA ELY 10 SPECIFIC PLAN AREA (APN 137-060-079) 11 12 WHEREAS, Sonoma Parkway Company filed an application for a Tentative Subdivision 13 Map on April 19, 1994 for a subdivision known as Liberty Farms; and 14 15 WHEREAS, the requirements of the California Environmental Quality Act for 16 development of the project site have been satisfied through the preparation and 17 Certification of an Environmental Impact Report for the Corona Ely Specific Plan 18 (certified, approved and adopted by Resolution No. 89-122 N.C.S.) and pursuant to Section 19 15182 of the CEQA guidelines no further environmental review was required; and 20 21 WHEREAS, the Planning Commission held a public hearing to consider the project on 22 June 28, 1994, at which time the Commission recommended that the City Council 23 conditionally approve the Tentative Subdivision Map; and 24 25 WHEREAS, the City Council has adopted Ordinance No. 1959 N.C.S. rezoning the 26 Liberty Farms site to Planned Unit District, and Resolution No. g4-209 N.C.S. approving 27 the Liberty Farms Planned Unit Development Plan. 28 29 NOW, THEREFORE, BE IT RESOLVED, that this Council hereby finds as follows: 30 31 Tentative Subdivision 1VIap Findings: 32 33 1. The proposed Tentative Subdivision Map, as conditioned, is in general conformity 34 with the provisions of the General Plan designation for the area. 35 36 2. SPARC review of the Planned Unit Development plan to insure compliance with 37 the Corona/Ely Specific Plan and the conditions listed will sufficiently address the 38 need for quality design on the site. 39 1 94-210 f2es. No . N.C.S. 1 3. The proposed Tentative Subdivision Map as conditioned is in general conformity 2 with the provisions of the Zoning Ordinance. 3 4 4. The proposed Tentative Subdivision Map as conditioned is in general conformity 5 with the Subdivision Ordinance. 6 7 5. The proposed Tentative Subdivision Map as conditioned complies with the policies 8 of the Corona/Ely Specific Plan and addresses the relevant mitigation measures 9 identified in the Environmental Impact Report. 10 11 b. The proposed project has complied with the requirements of CEQA pursuant to 12 Section 15182 of the Guidelines, through preparation and certification of the EIR 13 for the Corona/Ely Specific Plan on May 1st, 1989 (Resolution No. 89-123), which 14 addressed the potential environmental impacts associated with the development of 15 the Liberty Farms parcel, and no further environmental analysis is necessary. 16 17 BE IT FURTHER RESOLVED, based on the findings set forth above, that the proposed 18 Liberty Farms Tentative Subdivision Map submitted on June 3, 1994, (attached as Exhibit 19 A) is hereby conditionally approved subject to the conditions set forth and incorporated 20 herein as follows: 21 22 Tentative Subdivision Mai Conditions: 23 24 1. The applicants/developers shall defend, indemnify, and hold harmless the City or 25 any of its boards, commission, agents, officers, and employees from any claim, action 26 or proceeding against the City, its boards, commission, agents, officers, or employees 27 to attack, set aside, void, or annul, the approval of the project when such claim or 28 action is brought within the time period provided for in applicable State and/or 29 local statutes. The City shall promptly notify the applicants/developers of any such 30 claim, action, or proceeding. The City shall coordinate in the defense. Nothing 31 contained in this condition shall prohibit the City from participating in a defense of 32 any claim, action, or proceeding if the City bears its own attorney's fees and costs, 33 and the City defends the action in good faith. 34 35 36 Reso. 94-210 NCS 2 1 Planning Department Conditions: 2 3 2. The following conditions of the Planning Department shall be conditions of 4 Tentative Map approval: 5 6 a. A Conditional Letter of Map Revision (CLOMR) from the Federal 7 Emergency Management Agency (FEMA) shall be obtained prior to the 8 issuance of any development permit by the City for any modifications made 9 to a creek channel which change the 100 year floodplain as designated on the 10 City of Petaluma's Flood Insurance Rate Map (FIRM). Note: "As-Built" 11 .improvement plans must be submitted to FEMA to obtain the completed 12 Letter Of Map Revision (LOMR) which officially revises the Flood 13 Insurance Rate Map (FIRM). 14 15 b. The project will be subject to the following development fees: Sewer and 16 Water Connection, Community Facilities, Storm Drain Impact, Park and 17 Recreation Land Improvement, School Facilities, In-Lieu for provision of 18 Low Income Housing and Traffic Mitigation fees. 19 20 c. The applicant shall submit a notice informing buyers of ongoing agricultural 21 uses on adjacent lots which may impact their property with the Final Map 22 application to be recorded with the Final Map for the project. 23 24 d. Street names shall be subject to review and approval by the street naming 25 committee prior to Final Map approval. 26 27 e. Rear yard elevations on Lots 17 - 24 and side yard elevations of Lots 1 and 25 28 shall be no more than 2' higher or lower than the adjacent development. 29 30 f. If the residential structure located on Lot 45 is within 64' of the right-of-way 31 for Sonoma Mountain Parkway an acoustical analysis showing that the 32 structure meets the City and State (Title 24) noise standard of 45 dBA for all 33 habitable rooms prior to issuance of a building permit. 34 35 g. The need, if any, for the construction of a portion of the privacy wall along 36 the properties Sonoma Mountain Parkway frontage shall be determined prior 3 Reso. 94-210 NCS 1 to the approval of the Final Map. If it is determined that a portion of the 2 privacy wall is necessary, the developer shall be responsible for the 3 installation and cost of said wall. The wall shall be at least six feet high and 4 constructed to the specifications of the Sonoma Mountain Parkway Design 5 Guidelines. 6 7 Engineering IDepartment Conditions: 8 9 3. The following conditions from the Director of Engineering shall be conditions of 10 Tentative Map approval: 11 12 a. The subject property does not presently have adequate access to improved 13 public roads. Therefore, the subdivider shall obtain necessary .rights-of-way 14 for dedication to the City and shall construct fully improved public road 15 connections (pavement, curbs, gutters and utilities) to provide necessary 16 access to the site. Said dedication shall occur prior to the approval of the 17 Final Map and construction of improvements shall be completed prior to 18 occupancy of any homes within this subdivision. The following shall be the 19 minimum public access that shall be provided: 20 21 1. An extension of a public road with all appurtenant improvements 22 from Ely Road through the proposed Corona Creek Subdivision 23 (APN 137-060-095) and the construction of the bridge across Corona 24 Creek providing access to Maria Drive; or 25 26 2. An extension of a public road with all appurtenant .improvements 27 from Sonoma Mountain Parkway through the proposed Corona Club 28 Subdivision (APN 137-060-077) and the construction of the bridge 29 across Corona Creek with a public road to Maria Drive; or 30 31 3. To allow occupancy of a limited number of new homes (not more than 32 30 homes): a public road with all appurtenant improvements shall be 33 extended from Sonoma Mountain Parkway to this project through the 34 proposed Corona Club Subdivision (APN 137-060-077). 35 4 Reso. 94-210 NCS 1 Should it become necessary for the City to become involved in the 2 acquisition of the above rights-of-way, the subdivider shall be 3 responsible for all costs and expenses resulting from this acquisition 4 action. 5 6 b. The public storm drain proposed on Lots 3 and 16 shall be within a 10-foot 7 public storm drain easement two feet from the side lot lines. The said 8 easement shall have a turf block surface treatment and a front yard gate 9 which shall provide 24-hour a day access for the City to the satisfaction of the 10 Department of Public Works. A deed restriction. shall be placed on Lots 3 11 and 16 to restrict any change in the turf blocks and landscaping within the 12 easement. 13 14 c. The existing 20-foot utility and roadway easement to Corona Road shall be 15 quit claimed to the respective property owner. 16 17 d. A public street, including all utilities, shall be extended to provide access to 18 the Chiosi and Matelli properties. This street shall have a 40-foot right of 19 way, 28-foot curb to curb width with a sidewalk on the southerly side and be 20 located in the vicinity of Lots 38 and 39. The private storm drain proposed 21 on Lots 38, 39 and 41 of the tentative map shall be installed beneath this 22 public street. The storm drain inlet located at the rear of Lot 41 shall be 23 directed to the north along the subdivision boundary to this public street 24 within a temporary private storm drain easement in favor of the Matelli's 25 property. The temporary storm drain easement shall be quit claimed at such 26 time the Matelli's property develops and provides for the runoff to be 27 directed to a public street. 28 29 e. The grading and drainage at the rear of Lots 36-41 shall address -the 30 historical runoff from the adjacent Matelli and Chiosi properties. A 31 retaining wall shall be constructed at the rear of all lots which do not have 32 the right to overbuild (as shown on the Tentative Map "Typical Overbuild 33 Detail"). Back yard drains shall be provided to catch the historical run-off 34 from the Chiosi property at the rear of Lots 36 - 39. 35 5 Reso. 94-210 NCS 1 f. The 8-inch sanitary sewer main, at southerly end of Stonehenge Way which 2 runs through the open space (see Tentative Map) and connects to the 3 existing 10-inch sewer main along Corona Creek, shall be beneath a 10-foot 4 paved access path to the satisfaction of the Public Works Department. 5 6 g. A 12-inch water main shall be installed beneath Stonehenge Way from the 7 Corona Creek Subdivision boundary to the Corona Club Subdivision 8 boundary on Monica bane. 9 10 h. The easterly side of Stonehenge Way shall be no parking and "NO 11 PARKING" signs shall be installed. 12 13 i. Monica Way shall have a stop sign installed at the intersection with 14 Stonehenge/Andover and a "FUTURE STREET EXTENSION" sign shall 15 also be installed at the end. A "FUTURE STREET EXTENSION" sign shall 16 be installed at the end of the road to Chiosi and Matelli properties. 17 18 j. Each phase of construction shall provide adequate infrastructure to serve the 19 proposed development to the satisfaction of the Director of Engineering. 20 21 k. An up to date soils investigation report shall be prepared for this 22 development per Article 7. Soils Report of the Subdivision Map Act. This 23 development shall comply with all recommendations as stated in the soil 24 investigation report. 25 26 1. Lot to lot drainage shall not be allowed. All lots shall drain to the street or 27 drainage shall be collected in a privately owned and maintained storm drain 28 system. To minimize runoff over the sidewalk, utilize under sidewalk drains 29 to catch on-site surface runoff then direct pipes to the street gutters thru 30 curbs, to the City Engineering Department standards and staff review and 31 approval. 32 33 m. The City of Petaluma Engineering Department "minimum design criteria", 34 "improvement plan preparation", and. standard details and specifications shall 35 be utilized to design this development and shall be incorporated into the 36 improvement plans and final map preparation. 6 Reso. 94-210 NCS 1 2 n. Street lights shall be installed within this development and shall have 3 Corona/Ely standard metal fixtures dedicated to the City for ownership and 4 maintenance. The street lighting plans shall include electrical line location 5 and service points for this service. 6 7 0. All grading and erosion control shall conform to the City of Petaluma 8 Erosion Control Ordinance 15.76. 9 10 p. Water pressure calculations shall be required for each phase of this 11 development verifying the system's adequacy for fire flows and domestic 12 service, said calculations shall be submitted as part of a complete 13 improvement plan and final map review submittal. 14 15 q. The final map shall show the approximate boundaries of areas subject to 16 inundation in a 100-year storm per Section 20.24.210 Petaluma Municipal 17 Code. 18 19 r. Signing and pavement marking plans shall be included with the improvement 20 plans. 21 22 Fire Department Conditions: 23 24 4. The following conditions from the Fire Department shall be conditions of Tentative 25 Map and/or subsequent house development approval: 26 27 a. In residential buildings less than 3,500 square feet in floor area, provide fire 28 suppression system at normal sources of ignition. These areas are specifically 29 at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces, and in 30 attic areas at vents and chimneys for these appliances and equipment. 31 32 b. All roof covering material shall have a Class "B" rating or better; treated in 33 accordance with the Uniform Building Code Standard 32.7. 34 7 Reso. 94-210 NCS L 1 c. All roof covering materials applied as exterior wall covering shall have a fire 2 rating of class "B", treated in accordance with UBC Standard 32.7, as per 3 Ordinance 1744 of the City of Petaluma. 4 5 d. Post address at or near main entry door -minimum four (4) inch letters. 6 7 e. Project needs secondary access/egress for emergency incidents. 8 9 f. Required fire flow 2000 GPM at 20 PSI residual pressure. 10 11 Building Division Conditions: 12 13 5. The following conditions from the Fire Department shall be conditions of Tentative 14 Map and/or subsequent house development approval: 15 16 a. Grading must be certified when completed to indicate compliance with 17 approved plans and will be required for occupancy. 18 19 b. Soils with expansion index greater than 20 requires special design foundation 20 per Uniform Building Code 2904(b). 21 22 c. Responsible party to sign plans. 23 24 d. Submit soils report to verify foundation design. 25 26 e. Plans must show compliance to 1991 UBC, UPC, UMC, and 1990 NEC. 27 Plans must also show compliance to current Title 24 Energy Code. 28 29 f. Provide structural calculations for all non-conventional design items. 30 31 g. Demolition permit required to remove any structure. 32 33 h. Abandonment of water well or septic system must be done under permit 34 from County of Sonoma Public Health Department. 35 36 8 Reso. 94-210 NCS 1 Mitigation Measures: 2 3 5. The following Mitigation Measure (not addressed by other conditions of PUD or 4 Tentative Subdivision Map approval) adopted with the Corona/Ely Specific Plan S shall be conditions of Tentative Map approval: 6 7 In the event that archaeological remains are encountered during grading, work shall 8 be halted temporarily and a qualified archaeologist shall be consulted for evaluation 9 of the artifacts and to recommend future action. The local Indian community shall 10 also be notified and consulted in the event any archaeological remains are 11 uncovered. A note to this affect shall be included on the Improvement Plans for the 12 project. 13 14 libtytsm/hg12 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~~n~$p~.cxbl) meetin~~y ~ on the ....~.St----°---.-..... day of .............c~.llgilS.t.....-........................-, 19..x.4., by the following vote: ' City At rney AYES: Read, Hamilton, Shea, Vice Mayor Sobel, Mayor Hilligoss NOES: None ABSENT: P rkerso r . - , ATTEST : ~ , - 9--- - ity Clerk Mayor Gbuncil File--qq CA 10-85 ~ Res. No.....9.`.t.-.~Z..1: N.C.S.