HomeMy WebLinkAboutResolution 93-120 05/03/1993~~
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Fzesolution No. 93-1.20 ~ ~,5,
1 of the City of Peta{uma, California
2 RESOLUTION APPROVING THE TENTATIVE SUBDIVISION MAP
3 FOR THE QUARRY GARDENS SUBDIVISION, AFIVE-LOT RESIDENTIAL
4 PROJECT LOCATED ON McNEAR AVENUE SOUTH OF MISSION
5 DRIVE, AP N0.008-471-35
6
7 WHEREAS, Ron Glander, on behalf of the owner William Gotelli, has filed with this
S Council a Tentative Map to subdivide land within this City to be known. as Quarry Gardens
9 Subdivision, and has paid all required filing fees; and,
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11 WHEREAS, the City Engineer, the Planning Director, and the Planning Commission have
12 examined and reviewed the same as required by law and all reports, recommendations, and
13 comments thereon have been forwarded to and considered by this Council at its meeting
14 held on May 3, 1993; and,
15
16 BE IT RESOLVED that this Council hereby finds for the Tentative Map as follows:
17
18 1. The proposed subdivision together with provisions for its design and improvement is
19 consistent with the General Plan.
20 2. The proposed subdivision is compatible with the objectives, policies, general land
21 uses, and programs specified in said General Plan.
22 3. The site is physically suitable for the type of development proposed.
23 4. The site is physically suitable for the proposed density of development.
24 5. The tentative map provides reasonable public access on a public road to the
25 proposed lots.
26 6. The proposed map, subject to the following conditions, complies with the
27 requirements of the Municipal Code, Chapter 20.16 and the Subdivision Map Act.
28 7. The design of the subdivision and the proposed improvements therefore will not
29 cause substantial environmental damage, and no substantial or avoidable injury will
30 occur to fish or wildlife or their habitat.
31 8. The design of the subdivision and the type of improvements will not cause public
32 health problems.
33
34 BE IT FURTHER RESOLVED, based on the findings set forth above, that the above-
35 referenced Tentative Map is hereby approved, subject to the conditions set forth below and
36 incorporated herein as follows:
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93-120 1
Res. No . .............................. N.C.S.
1 Conditions:
2 1. All requirements of the Engineering Department shall be complied with, including:
3 a. The developer shall comply with the Petaluma Municipal Code Section
4 20.36.010 and 20.36.020 which require the developer to pay storm drainage
5 impact fees (as calculated in Chapter 17.30) on construction in all sections of
6 the City of Petaluma.
7 b. Frontage improvements (curb, gutter, sidewalk, underground utilities and
8 pavement) shall be constructed across this development. If field conditions
9 prove the existing pavement to be satisfactory, the full pavement section will
10 not be required. These frontage improvements required shall conform with
11 those installed by the Country Club Estates development.
12 c. Frontage improvements (curb, gutter, sidewalk, underground utilities and
13 one-half street) across the adjacent Parcel 3 and 4 of approved Parcel Map
14 142, Lands of Gotelli, to the existing improved frontage are required prior to
15 issuance of a building permit for this development.
16 d. All frontage improvements installed within the County of Sonoma portion of
17 McNear Avenue shall be subject to their review and approval.
18 e. All backyard and hillside drainage control must be within underground pipe
19 system with surface concrete catchment swales and inlets and installed
20 concurrently with the public improvements required with this development.
21 f. General note #6 document 87-0604 (stated on the tentative map) allows AP
22 No. 8-471-33 to install drainage improvements and surface drainage run off
23 onto any portion of the proposed development.
24 Prior to final map approval, an adequate permanent drainage system
25 for AP No. 8-471-33 shall be designed and installed with the on-site private
26 drainage system required with the proposed development. These
27 improvements for AP No. 8-471-33 shall be contained in a permanent private
28 10 foot easement.
29 g. Signing and striping shall conform to City standards.
30 h. All driveways shall be designed with the public improvements required for
31 this development.
32 i. At the time the final map is prepared for this development, a standard City
33 bench mark shall be used and not the top of an existing manhole rim.
34 j. A soils report shall be prepared for this development. Improvements
35 required by said report, such as subdrain and erosion control and any slide
36 repair, shall be installed concurrently with the public improvements.
Reso. 93-120 NCS 2
1 k. All street lights used within this development shall have standard metal
2 fixtures dedicated to the City for ownership and maintenance. Prior to City
3 acceptance, the developer shall verify all lights meet PG&E's LS2 rating
4 system.
5 2. Design Guidelines shall be developed for the subdivision and shall be subject to
6 SPARC review (prior to application for Final Map) with particular emphasis on the
7 following (individual lot compliance shall be determined by staff through the
8 building permit process):
9 a. Landscaping including tree preservation and replacement and front yard and
10 right-of-way plantings. A street tree master landscape plan shall be prepared
11 by the developer. Responsibility for installation of landscaping, in
12 conformance with the Master Landscape Plan, shall rest with the individual
13 property owners.
14 b. In order to minimize grading, houses shall be designed to closely conform to
15 the natural terrain of the site and kept as close to natural grade as possible.
16 Special consideration shall be given to minimization of building mass and
17 heights in relationship to neighboring parcels.
18 c. House design shall be such that existing trees are preserved to the maximum
19 degree possible.
20 d. A high quality and variety of architectural styles and exterior materials shall
21 be provided.
22 e. Fencing shall be provided around the project site perimeter and around all
23 private lots, subject to the setback requirements specified in the Zoning
24 Ordinance. Perimeter fencing shall be installed by the developer at the time
25 public improvements are constructed and may be supplemented by existing
26 fencing if deemed appropriate by staff. Private lot fencing shall be installed
27 as part of the development of each individual lot. Design of all fencing and
28 any retaining walls shall be subject to SPARC review.
29 3. Prior to submission of the application for SPARC review of the Design Guidelines
30 and Tentative Map, an inventory of existing trees on-site shall be made by a
31 qualified arborist. The arborist's report shall include an assessment of the health
32 and vigor of the trees; recommendations for retention or removal; identification of
33 tree types, size, location of trunk, and measured location of canopy; and anticipated
34 impacts of the proposed project. Selection of arborist and scope of work shall be to
35 staff approval at applicant's expense. The project applicant shall work with City
36 staff and the arborist to preserve and protect healthy trees. In order to minimize
Reso. 93-120 NCS 3
1 impacts, revisions to sidewalk location (i.e. meandering may be required), driveway
2 location and site development may be required. Ultimate determination regarding
3 tree retention, sidewalk layout and frontage improvements shall be approved by
4 Planning Commission prior to SPARC review. Intent is to preserve (especially) the
5 trees along McNear Avenue.
6 4. Plans submitted at application .for SPARC review (prior to application for Final
7 Map) shall reflect amendments resulting from efforts described under Condition 3,
8 in addition to the following:
9 a. To minimize driveways and garages on McNear Avenue, access for Lots 1
10 and 3 shall be from the proposed private drive serving Lot 2. Lots 4 and 5
11 shall have a shared driveway. Non-access easements along McNear Avenue
12 shall be executed for Lots 1 and 3.
13 b. All trees proposed for removal shall be clearly identified. Tree replacement
14 (3 new 15 gal. trees for each healthy tree to be removed) shall be required.
15 c. Subdivision Landscape Plans shall include street trees placed no more than
16 25' on center along McNear Avenue. Proposed species shall be included.
17 Rather than the monolithic curb, gutter and sidewalk proposed, a separated
18 sidewalk which meanders in response to topography and existing trees shall
19 be provided. If required due to relocation of sidewalk, a public easement
20 must be provided for sidewalk located on private property.
21 5. Installation of private drive (to serve Lots 1, 2 and 3) shall be relative to
22 development of lots to be served by it. If Lot 2 is developed first, the full driveway
23 shall be installed. If Lot 1 or 3 develops first, driveway shall be installed to the point
24 at which access to the lot occurs. Extension of driveway shall occur as required for
25 subsequent development of affected lots.
26 6. Due to irregular lot configuration, setback lines for Lot 4 shall be shown, subject to
27 approval by the Planning Director. The notation "unless otherwise stated" shall be
28 added to Tentative Map note 4.
29 7. Lot lines shall be adjusted to achieve a minimum lot size of 14,246 square feet or as
30 needed to conform to Condition No. 9 below.
31 8. .Existing fencing which will cross new property lines shall be removed prior to final.
32 map approval.
33 -
34 Standard Subdivision Conditions:
35 9. The property owner shall execute a recorded easement providing for cross-access
36 and maintenance of the proposed common private drives.
Reso. 93-120 NCS 4
1 10. Temporary protective fencing with in-ground poles shall be erected at the drip lines
2 of all on-site trees to be preserved and all trees on neighboring property or in the
3 public right-of-way in proximity to construction activities. The fencing shall be
4 erected prior to any rough grading activity and shall be subject to staff inspection
5 prior to issuance of a grading permit..
6 11. All requirements of the Fire Marshal shall be complied with, including:
7 a. Fire hydrant locations shown on the tentative map are acceptable.
8 b. Fire hydrant shall have single 2-1/2 inch and single 4-1/2 inch outlets.
9 c. All areas of building envelope on Lot 2 shall be within 150 feet of access
10 driveway.
11 d. All roofing materials and roofing materials used as exterior wall covering
12 shall have a minimum Class "B" fire rating.
13 12. The requirements of Pacific Bell, as reflected in correspondence dated April 27,
14 1990, shall be complied with.
15 13. All new utilities shall be underground, subject to staff review and approval.
16 14. Construction activities shall comply with applicable Zoning Ordinance and
17 Municipal Code performance standards (noise, dust, odor, etc.).
18 15. In the event that archaeological remains are encountered during grading, the work
19 shall be halted and a qualified archaeologist shall be consulted for evaluation of the
20 artifacts and to recommend future action. The local Indian community shall also be
21 notified and consulted in the event any archaeological remains are uncovered.
22 16. The following Development Fees shall be applicable to this project: Community
23 Facilities, Storm Drainage Impact, Park and Recreation Land Improvement, School
24 Facilities, and Traffic Mitigation.
25 17. Applicant shall be responsible for complying with General Plan program regarding
26 provision of affordable housing units. One option for compliance is payment of In-
27 Lieu Housing fees.
28 18. Any signs erected to advertise or direct persons to the project shall meet the
29 requirements of the City sign ordinance and obtain a sign permit from the City.
30 19. Individual property owners shall be responsible for perpetual maintenance of
31 landscaping in the public right-of-way adjoining their property. Deed restrictions
32 will be required.
33 20. Final landscape and irrigation plans for public areas shall be subject to review by the
34 Parks and Recreation Department prior to final map.
Reso.93-120 NCS $
1 21. All hazardous materials (as recognized by the City Fire Marshal) utilized on the
2 construction site(s) shall be kept within a fenced, locked enclosure, subject to review
3 and approval of City staff.
4
5 BE IT FURTHER RESOLVED that the City Council finds that the requirements of
6 California Environmental Quality Act Guidelines have been satisfied by the adoption of a
7 Negative Declaration by Resolution No.93-119 N.C.S.
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12 gry2 / hg7
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) (~~ppli4jC~(~~g~.g}~~ meeting f °~
on the ......~Pfl---.-.-.._.. day of .....................Mil.~.................._..........., 19-..93., by the
following vote: ..............-..._....-----•
City Attorney
AYES:
Nelson, Barlas, Read, Shea, Hamilton, Vice Mayor Sobel, Mavnr u;ll;sTn.cc
NOES: None
ABSENT: Non
ATTEST: .---• . ..........................................................................................
C .Clerk Mayor
CA 10-85
Council FrilleO........----- ......................
Rcs. Nn..n'-1.2:Q.:......... N.C.S.
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