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HomeMy WebLinkAboutResolution 93-159 06/21/1993 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 ~~JOlu~lon Nom. 93-159 N.C.J. of the City of Petaluma, California RESOLUTION DENYING THE APPEAL BY KAREN TURNER OF THE SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE APPROVAL OF SITE AND ARCHITECTURAL PLANS FOR THE DEVELOPMENT OF TWO ADDITIONAL RESIDENTIAL UNITS ON THE PROPERTY AT 201 BASSETT STREET, APN 008-094-09 WHEREAS, Mr. Steve vonRaesfeld, on behalf of property owners Georgine Premo and Adolph Drees, applied for Site Plan and Architectural Review Committee (SPARC) approval of plans for the development of two additional units on the property at 201. Bassett Street, Sonoma County Assessors Parcel No. 008-094-09; and WHEREAS, SPARC considered the project during a public meeting on May 13, 1993, at which time the project was approved with specific conditions; and WHEREAS, Mrs. Karen Turner appealed the decision to approve the project with conditions in accordance with applicable provisions of the Zoning Ordinance (No. 1072 N.C.S.); and, WHEREAS, the appeal was considered by the City Council on June 21, 1993, during which time public testimony was heard and considered prior to the Council rendering its decision. NOW, THEREFORE, BE IT RESOLVED that the City Council finds as follows: Findings: 1. The proposed two unit in-fill housing project on the property at 201 Bassett Street, as conditioned, will conform to the requirements and intent of the Petaluma Zoning Ordinance for development within R-C zoning districts. 2. The proposed two unit in-fill housing project on the property at 201 Bassett Street, as conditioned, will conform to the requirements, intent, goals, and policies of the 93-159 1 Res. No . .............................. N.C.S. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 Petaluma General Plan by promoting architectural and socioeconomic diversity within residential areas, establishing a realistic ratio between East Side and West Side growth, and furthering housing opportunities for persons of all economic levels. 3. The proposed two unit in-fill housing project on the property at 201 Bassett Street, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the community. 4. The project as designed presents a thoughtful approach to the in-fill development limiting privacy impacts to adjoining properties, retaining significant natural site features, and complimenting established neighborhood architecture. 5. The project provides ample on-site parking in conformance with the standards required by the Zoning Ordinance. Additional vehicle trips or congestion are not significant. NOW THEREFORE, BE IT RESOLVED that the City Council sustains the SPARC action and denies Mrs. Turners appeal of the approval of site and architectural plans received on January 15, 1993, for the development of two additional units on the property at 201 Bassett Street, subject to the following conditions: Conditions: 1. All requirements of the Planning Department shall be met, including: a. A master landscape plan, including tree and ground cover identification, shall be developed for the front and rear yard areas of the new units. Emphasis shall be placed on providing increased screening of the new units from adjoining homes. This landscape plan shall be reviewed and approved prior to the issuance of a building permit. b. All landscaping must be installed prior to issuance of a Certificate of Occupancy. Reso. 93-1.59 NCS 2 c. The existing walnut tree adjacent to Bassett Street and the three large conifers and larger trees to the rear of the existing house shall be preserved. Protective fencing shall be installed at the drip line of these and all other trees proposed to be retained, subject to staff review and approval prior to issuance of a building permit. d. Second floor bathroom windows shall have obscure glass windows, subject to staff review and approval prior to issuance of a building permit. e. A trim plate, of equal width as that applied on the existing house, shall be added to the siding under the second story eaves of both units, subject to staff review and approval prior to issuance of a building permit. f. Separate color schemes shall be developed for each unit that compliment the existing house, subject to staff review and approval prior to issuance of a building permit, and verified prior to issuance of a Certificate of Occupancy. g. On both units, the entry post shall be relocated to support the roof and eliminate the need for a support bracket, subject to staff review and approval. prior to issuance of a building permit. h. Wood sash or vinyl windows shall be used for all windows and doors on both units, subject to staff review and approval and indicated as such on the building plans prior to issuance of a building permit. i. The unit fronting on Upham Street shall be relocated so that it provides at least a 4' setback from the southerly property line as required by Section 21- 200. j. Move building 1 + /- foot toward Upham Street if possible without jeopardizing ability to subdivide the property. 2. All requirements of the Fire Marshal shall be met, including: a. All roofing material shall have a Class "B" rating or better, treated in accordance with the Uniform Building Code Standard 32.7. Reso. 93-159NCS 3 b. All roof covering materials applied as exterior wall covering shall have a fire rating of Class "B", treated in accordance with Uniform Building Code Standard 32.7, as per City of Petaluma Ordinance 1744. c. 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. d. Post address at or near main entry door -minimum two-inch letters. 3. 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. Show site drainage and grading topography. d. Indicate all utilities on site plan. e. Responsible party to sign plans. f. Submit soils report to verify foundation design. g. Eaves may project only 12" into 3 ft. setback per UBC 1710 and be of one- hour rated construction. Note: this requirement may require a shift of Unit 2 one foot+ towards the existing house to accommodate the eave within the 3' setback. 4. All requirements of the Engineering Department shall be met, including: Reso. 93-159 NCS 4 a. Site improvements shall provide positive lot drainage to the street (Bassett/Upham), subject to staff review and approval prior to issuance of a building permit. b. Install a handicap ramp at the corner of Bassett and Upham Streets to City standards. c. The drive approaches shall be constructed to meet City standards. d. Repair and/or replace all broken sidewalk fronting the property. Standard SPARC Conditions: 5. 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. b. All plant material shall be served by a City approved automatic underground irrigation system. 7. All planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 8. All work within a public right-of-way requires an excavation permit from the Department of Public Works. 9. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code Performance Standards (noise, dust, odor, etc.). reso. 93-159 NCS 5 1 2 10. The following Special Development Fees are applicable to this project: Sewer and 3 water connection; community facilities development; storm drain impact; dwelling 4 construction; school facilities (paid directly to the school district); and traffic 5 mitigation. 6 7 BE IT FURTHER RESOLVED that the City Council finds that the project is exempt from 8 the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 9 15303 which exempts new construction of up to three residences in urbanized areas. 10 11 12 13 14 aoi~~/ng-~ 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) (~~~a~d$~f~1~t) meeting"-~ fOm' ~_ on the ...21St-.-.-.--.... day of ...................~Llil~............--................, 1x..9.3., by the ......:..... . ............y....-..-- following vote: ' City A ne AYES: Nelson, Barlas, Read, Shea, Hamilton, Mayor Hilligoss NOES: None ABSENT: V~ce N Sobel ..- i ATTES'T': -- ••-- - -- -. .. ...... .......... ...- ...... .. .. -..'...f City Clerk ~ Mayor .....-. Gbuncil File ..................°--°° - c,~ io-85 kes. N~~......9.3.-.1.5.9........ rv.cs.