HomeMy WebLinkAboutResolution 93-63 03/22/1993
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1 of the City of Petaluma, California
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3 A RESOLUTION APPROVING A TENTATIVE SUBDIVISION MAP FOR TIDE
4 PALM TENTATIVE SUBDIVISION MAP, CREATING SIX (6) SINGLE FAMILY
5 LOTS AND ONE (1) LOT FOR TIIE DEVELOPMENT OF A TWO (2) UNIT
6 DWELLING GROUP LOCATED AT 433 SONOMA MOUNTAIN PARKWAY,
7 AP No.136-111-58
8
9 WHEREAS, Marc Negri, on behalf of property owner Arlene Palm, filed with the City in
10 October of 1992 a Tentative Subdivision Map application known as Palm Subdivision to
11 create six (6) single family lots and one (1) lot for the development of a two (2) unit
12 dwelling group, and paid all required fees; and
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14 WHEREAS, the Planning Commission filed with the City Council on March 9, 1993, its
15 report set forth in its minutes of February 23, 1993 (File TSM92006) recommending the
16 adoption of a Mitigated Negative Declaration, approval of a Subdivision Ordinance
17 Modification, and the approval of said Tentative Subdivision Map received February 3,
18 1993, for Assessor's Parcel Number 136-111-58; and
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20 WHEREAS, Council has approved a Mitigated Negative Declaration for said project per
21 Resolution No. 93-61 A N.C.S.; and
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23 WHEREAS, Council has approved a Subdivision Ordinance Modification for said project
24 to permit four lots to access off of a single driveway per Resolution No. 9;~_s2a
25 N.C.S.; and
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27 NOW, THEREFORE, BE IT RESOLVED, that this Council hereby approves the
28 Tentative Subdivision Map based on the following findings and subject to the following
29 conditions:
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31 Findings fog Tentative Subdivision Ma
32 1. The proposed subdivision, together with provisions for its design and improvement,
33 is consistent with the General Plan.
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35 2. The site is physically suitable for the type of development proposed.
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37 3. The site is physically suitable for the proposed density of development.
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93-63 N. 1
Res. No . ............................_ C.S.
5. The proposed map, subject to the following conditions, complies with the
requirements of the Municipal Code, Chapter 20.20 and the Subdivision Map Act.
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.
Conditions of Tentative Subdivision Map:
1. All requirements of the Fire Marshal shall be met, including:
a. All structures on Lots 6 and 7 are required to have an approved NFPA 13-D
residential sprinkler system.
b. In all other dwellings, 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.
c. Buildings 3,500 square feet and larger shall be protected by an automatic fire
extinguishing system as required by Section 10.306A of the 1988 Edition of
the Uniform Fire Code.
d. All roof covering material shall have a Class "B" rating or better, treated in
accordance with the Uniform Building Code Standard 32.7.
e. 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.
f. Any building constructed in excess of 150 feet from a public way shall be
provided with an access, minimum twenty (20) feet unobstructed all-weather
hard surface, thirteen feet-six inches (13'6") vertical height clearance (see
attached).
Reso. 93-63 NCS 2
g. Post sign at turn-around "No Parking, Fire Apparatus Turn-Around".
h. Curbs on fire access roadways shall be painted red and words "Fire Lane, No
Parking" stenciled in four (4) inch letters on curbs.
2. All requirements of the Building Division shall be met, including:
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 roofing shall be "B" rated or better per Ordinance No. 1744/1988.
d. Detail soundwall drainage and swales.
e. Responsible party to sign plans.
f. 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. Demolition permit required to remove any structure.
i. Abandonment of water well or septic system must be done under permit
from County of Sonoma Public Health Department.
3. All requirements of the Engineering Department shall be met, including:
a. The private driveway serving Lots 1, 5, 6 and 7 shall be signed "Fire Lane"
with the curbs painted red and a "No Parking" sign installed at the end of the
turn-around.
Reso. 93-63 NCS
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b. The one-foot non-access easement adjacent to Acadia Drive shall be
extended across Lot 1 frontage only.
c. An emergency access easement shall be required over the private driveway.
d. The public sanitary sewer and water main located on private property shall
each be contained in their own exclusive 10-foot paved dedicated easement.
e. The existing driveway off of Sonoma Mountain Parkway shall be removed
and replaced with City standard curb, gutter and sidewalk.
f. The developer shall comply with the Petaluma Municipal Code Section
20.36.010 and 20.36.020 which require the developer to pay storm drainage
impact fees (as calculated in Chapter 17.30) on construction in all sections of
the City of Petaluma.
g. This development shall comply with all recommendations as stated in the
soils report for this project.
h. If positive lot drainage cannot be obtained, then all backyard drainage
control shall be within an underground pipe system with surface catchment
swales and inlets.
i. Private storm drain and driveway maintenance agreements between lots
served by this .system and driveway shall be submitted in a recordable form.
These agreements shall also specify timing of maintenance and be in a form
acceptable to the City staff, and. recorded concurrent with the Final Map.
j. All grading and erosion control shall conform to the City's Erosion Control
Ordinance 15.76.
k. Signing and striping shall conform to City Standards.
1. This development shall be required to contribute to the City's traffic
mitigation fee.
Reso. 93-63 NCS
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m. The private driveway shall have a structural section to meet a traffic index of
4.0 design requirement as stated in the soils report.
n. Water pressure calculations shall be required for this development verifying
the system adequacy for fire flows and domestic service. (This item shall be
verified concurrent with improvement plan review).
o. A 10' PUE shall be dedicated to the public right-of-way as required by the
utility companies.
4. Policy 10 within the Housing Element of the General Plan (Ch. 9) "....requires
developments of 5 or more units to (a) provide between 10% and 15% of their units
at below-market-rents or prices, (b) contribute to the in-lieu housing fund, or, (c)
propose alternative measures so that the equivalent of 10% of the 15% of their units
will be available to and affordable by households of very low, low and moderate
income." To be in compliance with the General Plan Housing Element, one of the
three options above must be met with the development of this project.
5. Improvement plans shall include private driveway cuts for Lots 2-4. Said driveway
cuts/drive approaches shall be installed prior to acceptance of Public Improvements
for Phase 1.
6. Design Guidelines shall be developed for the subdivision, subject to SPARC review
and approval prior to application for Final Map with particular emphasis on the
following:
a. Quality and variety of architecture and use of exterior materials.
b. Fencing ,including provisions for open fence designs i.e., post and wire, and
private front yard landscaping.
c. Architectural compatibility, structural size and massing (Lots 2-6
particularly) with the existing neighborhood.
d. Privacy of existing homes and between proposed homes.
e. Diversity of single and two-story units.
Reso. 93-63 NCS 5
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2 7. Individual lot compliance with the design guidelines shall be subject to
3 administrative SPARC review prior to building permit application.
4
5 8. The existing 5 +' solid wood fencing running along the front boundaries of Lots 1-4
6 shall be removed or relocated behind the 25' front yard setback to comply with
7 applicable zoning setbacks for the new lots, subject to staff review and approval
8 prior to approval of the Final Map.
9
10 9. Any existing perimeter fencing constructed with adjacent homes and shared by this
11 project that are in need of repair as determined by City staff shall be repaired in
12 conjunction with public improvements for Phase 1, subject to staff review and
13 approval.
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15 10. This project shall annex into an existing Landscape Assessment District (LAD) for
16 the perpetual maintenance of required landscaping and other improvements on
17 adjacent public lands i.e., Sonoma Mountain Parkway, Clary Way, and Acadia Drive
18 prior to recordation of the final map. The current cost to annex is $5,000.00,
19 payable to the City prior to Final Map approval.
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21 11. The front yard building setback line (BSL) indicated for Lot 1 shall be increased to
22 25'. The existing house on Lot 1 must be modified to conform with said 25' front
23 yard setback prior to acceptance of the public and private improvements necessary
24 for Phase 2.
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26 12. The rear building setback line (BSL) indicated for Lot 3 (yard area abutting Lot 4)
27 must be increased to 20', and the BSL fronting on Clary Way (25') may be reduced.
28 to 15' prior to Final Map approval. The northwest side-yard of Lot 4 shall be
29 increased to 10'.
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31 13. To accommodate the proposed common driveway for Lots 1, 5, 6, and 7, the existing
32 garage must be removed and replaced. The removal of the existing garage and
33 construction of the new garage for the house on Lot 1 shall be completed prior to
34 acceptance of the public and private improvements necessary for Phase 2.
35
Reso. 93-63 NCS
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1 14. In addition to the Oak trees proposed within the public right-of-way adjacent to
2 Sonoma Mountain Parkway, ground cover consistent with existing plantings to the
3 north shall be included, subject to staff review and approval.
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5 15. The following Special Development Fees will be applicable to this project: Water
6 and Sewer connection, Community Facilities Development, Storm Drainage Impact,
7 Park and Recreation Land Improvements, Traffic Impact, and School Facilities.
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16. A landscape plan reflecting all required landscape improvements shall be submitted
for review and approval prior to the approval of the Final Map. Landscaping
improvements shall be installed with their respective phases.
17. All trees shall be a minimum fifteen gallon size (i.e. trunk diameter of at least 3/4
inch measured one foot above the ground) unless otherwise specified (e.g.: 24" box
or specimen size) and double staked; all shrubs shall be five gallon size. All
landscaped areas not improved with lawn shall be protected with atwo-inch deep
bark mulch as a temporary measure until the ground cover is established.
18. Root barrier systems shall be utilized for trees near streets or walkways as needed,
subject to staff review and approval.
19. All work within a public right-of-way requires an excavation permit from the
Department of Public Works.
20. Construction activities shall comply with applicable Zoning Ordinance and
Municipal Code Performance Standards (noise, dust, odor,. etc.).
palmtsm/hg-8
Under the powez 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) (i~xl~~ meeting ~"{O~
on the .--22nd..-.-.-..... day of ....................lax:~~1........................-., 19.~~-., by the ~,
following vote: ...i''-„- - ------- •--•---------
ity Attorney
AYES: Nelson, Barlas, Read, Shea, Hamilton, Vice Mayor Sobel, Mayor Hilligoss
NOES: None
ABSENT: None
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ATTEST: .. ---.~f.~l!...I~..~...C.~~ ........... .............•----..............~ •- - --
City Clerk Mayor
council Fiple.._2 Q 3--Q2„----...-...
CA 10-R5 Res. No. ..~.~-~.~ .............. N.C.S.
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