HomeMy WebLinkAboutResolution 92-300 11/16/1992
Resolution No. 92-300 N ~.5.
1 of the City of Petaluma, California
2
3
4 A RESOLUTION APPROVING A TENTATIVE SUBDIVISION MAP
5 FOR THE COUNTRY CLUB ESTATES UNIT 2a AND 3a SUBDIVISION, A SINGLE
6 FAMILY RESIDENTIAL PROJECT OF UP TO 43 CLUSTERED LOTS AND A 39.1
7 ACRE LOT ENCUMBERED BY AN EXTENSIVE OPEN SPACE EASEMENT AND
8 HAVING THE POTENTIAL FOR FUTURE DEVELOPMENT OF 1-20 UNITS
9 LOCATED ON COUNTRY CLUB DRIVE(APN 008-472-04,07,10)
10
11
12 WHEREAS, On July 30, 1992, the Tentative Subdivision Map application filed with. the
13 City of Petaluma Planning Department by Leonard Jay Associates was found to be
14 complete; and
15
16 WHEREAS, the Planning Commission held a public hearing on said proposed Tentative
17 Subdivision Map on September 22, 1992; and
18
19 WHEREAS, by action taken on September 22, 1992, the Planning Commission considered
20 and forwarded a recommendation to the City Council to conditionally approve the
21 Tentative Subdivision Map for the Country Club Units 2a and 3a residential subdivision
22 (attached as Exhibit A); and
23
24 WHEREAS, the City Council finds that the requirements of the California Environmental
25 Quality Act have been satisfied through the preparation and certification of an
26 Environmental Impact Report for the previously proposed Country Club Estates and
27 Fairway Glen Developments (certified by Resolution No. 9162), the preparation of a Draft
28 Environmental Impact Report for the withdrawn Country Club Estates Unit 3 application,
29 and the Initial Study/Mitigated Negative Declaration prepared to address the project
30 specific impacts (issued by Resolution No. 92-287 N.C.S.); and
31
32 WHEREAS, the project site has been rezoned to Planned Unit Development District
33 (PUD) (Ordinance Number 1909 N.C.S.); and a Planned Unit Development Plan approved
34 for the project (Resolution 92-299); and
35
36 NOW, THEREFORE, BE IT RESOLVED that this Council hereby approves said
37 Tentative Subdivision Map to allow the creation of up to 43 lots in the Unit 2a area, a 39.1
38 acre lot encumbered by an Open Space Easement and having the potential for future
Hes. N~ .............9.2.-.3.0.0. n.cs 1
1 development of 1-20 units, based on the following findings and subject to the following
2 conditions:
Findings:
1. The proposed Tentative Subdivision Map, by clustering the lots and providing for a
large amount of open space on the urban fringe, and as further conditioned to
provide a public access trail, is in general conformity with the provisions of the
General Plan designation for the area.
2. Planning Commission and SPARC review of the Design Guidelines revised to
conform with the conditions of SPARC approval will sufficiently address the need
for quality design on the site.
3. The proposed Tentative Subdivision Map, as conditioned to limit total density on
the 49.2 acre site to 63 units, is in general conformity with the provisions of the
Zoning Ordinance, specifically the Residential Hillside Standards.
4. The proposed Tentative Subdivision Map, as conditioned, is in general conformity
with the subdivision ordinance. Because recommended mitigation measures and
conditions of approval require larger lot sizes, and fewer lots will require
amendments to the lot layout shown on the Tentative Subdivision Map, a revised
Tentative Subdivision Map which complies with the conditions of approval will be
submitted to the Planning Department by the applicant within 60 days of approval
by the City Council.
5. An Initial Study has been prepared, the applicant has agreed to the recommended
mitigation measures, and a Mitigated Negative Declaration has been issued in
compliance with the California Environmental Quality Act to address potential
environmental impacts of the project.
Conditions:
1. The applicants/developers shall defend, indemnify, and hold harmless the City or
any of its boards, commission, agents, officers, and employees from any claim, action
or proceeding against the City, its boards, commission, agents, officers, or employees
to attack, set aside, void, or annul, the approval of the project when such claim or
action is brought within the time period provided for in a plicable State and/or
local statutes. The City shall promptly notify the applicants developers of any such
claim, action, or proceeding. The City shall coordinate in the defense. Nothing
contained in this condition shall prohibit the City from participating in a defense of
any claim, action, or proceeding if the City bears its own attorney's fees and costs,
and the City defends the action in good faith.
2. All mitigations listed in the Mitigated Negative Declaration prepared for the project
shall be considered conditions of the Tentative Subdivision Map.
3. The following changes shall be made to the Tentative Subdivision Map and a
revised Tentative Subdivision Map submitted to the Planning Department within 60
days of approval of the Tentative Subdivision Map by the City Council to illustrate
the required changes to the lot layout:
Reso. 92-300 NCS 2
a. The average lot size shall be amended to be 5,500 square feet.
b. The maximum number of units in Unit 2a shall be reduced b~ a minimum of
10% to accommodate the increase in lot size and to rmtigate the visual
impacts of the project. This would permit up to 43 units in the Unit 2a area
and a balance of 1 to 20 units in the Unit 3a area (Lot 49). The reductions in
the Unit 2a urea shall occur in the most visible areas on the site -that is,
predominantly on the northeast side of Country Club Drive, subject to staff
review and approval.
c. All lots, including Lot 49, must have frontage on a public or private street to
comply with the City's Subdivision Ordinance.
d. The Revised Tentative Map shall include an access easement or commonly
owned pathway to Parcel C and from Cohen Court to Lot 49 for maintenance
of the open space area by the Unit 2a and 3a Homeowners Association or to
provide a connection for the golf course if the area is included as a part of
the golf course.
e. The City shall be granted an emergency access easement across Lot 49 to the
easement currently available through the Nizibian Subdivision or some other
route acceptable to Engineering, Fire and Planning Department staff.
4. The conditions of the City Engineer shall be conditions of Tentative Subdivision
Map approval as follows:
a. Additional analysis shall be undertaken to address the impact of any
proposed outfall of storm drainage into the creek along the project's south
boundary. The analysis, costs of which shall be borne by the developer, shall
also address downstream impact of increased flow and proposed manner of
discharge. Analysis shall be completed, reviewed, and ap roved by the City
Engineer and suggested mitigation measures and~r improvements
incorporated into the project's improvement plans prior to Council
consideration of the Final Map. Any streambed alteration work shall be
undertaken utilizing techniques of the Urban Stream Restoration Program of
the California Department of Water Resources, subject to staff review and
approval.
b. If the storm drain improvements on Petaluma Boulevard South, outletting
into the Petaluma River are not installed, this unit shall install these
improvements based upon Sonoma County Water Agency Master Drainage
Plan. All storm drainage improvements shall conform to the requirements of
the Sonoma. County Water Agency.
c. Storm drain improvement on Mt. View between Glendon Way and Petaluma
Boulevard shall be installed with Unit 2A improvements based upon SCWA
Master Drainage Plan. All storm drainage improvements shall conform to
the requirements of SCWA.
d. A maintenance agreement or covenants, conditions and restrictions shall be
required for the private street, open space lots, seasonal stream, landscape
island, etc. This agreement shall also specify timing of maintenance and be
in a form. acceptable to City staff and recorded concurrent with the Final
Map.
Resol 92-300 NCS 3
e. As stated in the Draft EIR for Country Club Estates 3, the project-related
runoff increases would not exceed the natural capacity of the stream.
Compliance with Condition 3d shall ensure continued capacity.
f. All grading and erosion control shall conform to Ordinance 1576 NCS. All
provisions and requirements stated within said Ordinance shall be strictly
adhered to.
A final detailed geotechnical investigation shall be required and prepared
concurrently with the detailed grading and erosion control plans prepared by
the developer's engineer. These grading and erosion control plans shall be
reviewed and signed by a registered soils engineer.
g. Stabilization of landslide areas throughout this development and open space
lots shall be subject to the approval of the City Engineer and provisions of
the soil report.
h. All backyard and hillside drainage control must be within an underground
pipe system with surface concrete catchment swales and inlets.
i. The subdrains (as required by the soils report) shall be private, maintained
by either a homeowner's association or other mechanism to insure regular
routine maintenance and shall be connected to an approved closed conduit
storm drainage system.
j. Lot to lot and across property line surface drainage is not allowed.
k. The developer shall comply with the amended Petaluma Municipal Code
Sections 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.
1. McNear Avenue just south of Petaluma Boulevard South shall be widened
and striped to provide a separate northbound to eastbound right-turn lane.
m. Provide left-turn lane on Petaluma Boulevard South at McNear per Draft
EIR for Country Club Estates Unit 3 counts.
n. City Standard's typical driveway is 21 feet wide, with 2-foot roll-ups each side.
Some lots within this development may require joint access easement to
provide adequate lot access, subject to staff review and approval.
o. All public improvements shall conform to the City of Petaluma minimum
design criteria.
p. Signing and striping shall conform to the City of Petaluma Standards.
Prohibited parking areas shall be signed as part of the Final Improvement
Plans.
q. Handicapped ramps shall be provided at street corners with pedestrian
traffic.
Reso. 92-300 NCS 4
r. The emergency access road constructed to City Standards shall be contained
within a 15' paved easement dedicated to the City.
s. The water main shall be public throughout this development. The sanitary
sewer and storm drainage systems located in Country Club Drive shall be
public, the remaining shall be private and maintained through an appropriate
mechanism subject. to City approval.
t. All sanitary sewer and water main will be ductile iron pipe (DIP) or
equivalent, subject to City Engineer's approval throughout the development
in hillside areas, due to the unstable nature of the property.
u. All overhead PG&E lines 12 KVA or below, fronting and traversing this
development, shall be underground.
v. All street lights within this development shall have standard metal fixtures
dedicated to the City for ownership and maintenance. Prior to City
acceptance, the developer shall verify all lights meet PG&E's LS2 rating
system.
w. 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.)
x. This development shall be required to contribute to the City's Major Traffic
Facilities fee.
y. The proposed retaining wall shall be located on private property rather than
within the public right-of-way and shall be built of materials conforming to
the City Standards.
z. As the proposed project is a combining of a previously approved submittal,
all non-conflicting conditions placed upon prior approvals shall remain in
effect. Where these conditions differ from previous approvals, the conditions
listed above shall take precedence.
5. The conditions of the Fire Marshal contained in Exhibit I dated 7f14/92 (as
follows) and any site specific conditions which are developed on an individual lot
basis shall be adhered to:
a. Maximum grade of any street shall be no greater than 12 percent, except with
approval from the City Engineer, grade may be increased to a maximum of
15 percent.
b. 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. Zero lot line buildings are considered to be one
building, unless a 4 hour masonry wall is installed on the property line.
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.
Reso. 92-300 NCS 5
d. All roofing 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 m accordance with UBC Standard 32-7, as per
Ordinance 1744 City of Petaluma.
f. Approved secondary emergency access shall be provided and maintained.
g. Emergency apparatus access shall be provided to the open space area.
h. Provision shall be made to control weed and grass growth along the rear area
of all lots on the open space area.
i. Landscape planting shall utilize fire resistive plants within 30 feet of all
buildings.
j. Consideration should be given to utilizing fire resistive exterior wall siding
materials and boxing of eaves.
k. Provide fire hydrants as required by the Fire Marshal's Office.
6. The following conditions of the Park and Recreation Department shall be adhered
to:
a. The stakes installed on any new trees shall be 2" x 2" x 10' hardwood. tree
stakes.
b. All trees shall be at least 15 gallon trees.
c. Four fertilizer tablets shall be used for 24" trees, three for 15 gallon trees.
d. The public access trail shall be secured by a bond if not installed prior to the
issuance of any building permits on the site. The trail shall be installed
within five years of the recordation of the Final Map.
7. The applicant shall enter into an agreement with the City to pay In-Lieu Housing
fees, payable at the time of escrow on each lot.
8. The project shall be subject to traffic impact fees.
9. The CC&Rs shall be subject to approval by Staff and the City Attorney prior to
Final Map approval to determine compatibility with the City approved PUD
Standards.
10. All existing utility poles shall be undergrounded at the expense of the developer.
The undergrounding shall be reflected on the improvement plans.
11. All landscaping within the public right-of-way along the new extension of Country
Club Drive shall be annexed into the existing landscape assessment district for
Country Club 1b. The amended LAD shall include all the public landscaping in
both lb and 2a. The landscaping along the private roadways and in the open space
shall be the responsibility of the Homeowners Association for Country Club 2a.
Reso. 92-300 NCS 6
1 12. The applicant shall examine the possibility of providing a bike lane along McNear
2 Avenue subject to approval by the City Traffic Engineer. If the Traffic Engineer
3 determines that a bike lane is feasible, the lane shall be installed at the expense of
4 the applicant in conjunction with the other required improvements along McNear.
5
6
7
cc2tmr jdd6
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) (1~1dj~p~`~cl) meeting form
on the ..-16X11--•---.--.... day of .......~LOY~I7Cltler ............................... 19...92, by the
following vote: ...--• ... ......:...............
City A torney
AYES: Read, Davis, Sobel, Vice Mayor Cavanagh, Mayor Hilligoss
NOES: Nelson
ABSENT: None ABSTAIN: Woolsey
ity Clerk y Mays
Gbuncil File ....................-°---..-...-..
ra io-aa Hes. rva........9..2.-300..... N.cs.
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