HomeMy WebLinkAboutResolution 91-346 11/18/1991.. ~
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~es~IL,ltl®~ No. 91-346 N ~.5.
1 of the City of Petaluma, California
2
3 RESOLUTION APPROVING 'I`HE PRE-TENTATIVE MAP AND SUBDIVISION
4 ORDINANCE MODIFICATION FOR REDiTCED LOT FRONTAGE AND PARCEL SIZE
5 FOR TIIE RIDGEVIEW IIEIGIITS SUBDIVISION, A 10-LOT SINGLE-FAMILY
6 RESIDENTIAL PROJECT LOCATED BETWEEN 125 SUNNYIIILL DRIVE AND
7 SIJNNYSLOPE ROAD IN TIIE SUNNYSLOPE ANNEXATION AREA,
S AP NO'S 019-201-6 AND 25
9
10
11 WHEREAS, Jerome Beatie has filed with this Council aPre-Tentative Map and
12 Subdivision Ordinance Modification to subdivide land within the Sunnyslope Annexation
13 Area to be known as Ridgeview Heights Subdivision, and has paid all required filing fees;
14 and
15
16 WHEREAS, A Program Environmental Impact Report was prepared and accepted by the
17 City Council in June of 1991 for the entire Sunnyslope Annexation Area; and
18
19 WHEREAS, the City Engineer, the Planning Director and the Planning Commission have
20 examined and- reviewed the same as required by law; and
21
22 WHEREAS, the Planning Commission held a public hearing on the Pre-Tentative Map
23 and Subdivision Ordinance Modification on September 8, 1991, and all reports,
24 recommendations, and comments thereon have been forwarded to and considered by this
25 Council at its November 4, 1991 meeting.
26
27 NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds as follows:
28
29 Pre-Tentative Map Findings:
30
31 1. The proposed Pre-Tentative Map as conditioned to require SPARC approval of
32 revised grading plans and development guidelines for future development of the
33 lots, is in general conformity with the provisions of the General Plan Community
34 Character Chapter.
35
91-346
1
Res. Nn . .............................. N.C.S.
2. The proposed Pre-Tentative Map is exempt from the City's Growth Management
Plan because with out the remaining parcel the project is less than five acres and
less than fifteen lots. The remaining lands are excluded because they are developed
with an existing house.
3. SPARC approval of the development standards and administrative SPARC review
prior to the issuance of a building permit, to insure compliance with these standards
will sufficiently address the need for quality design on the site.
4. The project is consistent with the Housing elements policies of promoting a mix of
housing types including higher-value housing.
5. The proposed Pre-Tentative Map as conditioned is in general conformity with the
provisions of the Zoning Ordinance.
6. The ~ro~osed Pre-Tentative Map as conditioned is in general conformity with the
subdivision ordinance.
7. The proposed Pre-Tentative Map complies with the policies of the Sunny Slope
PUD and addresses the relevant mitigation measures required by the Sunny Slope
Environmental Impact Report.
8. The proposed Pre-Tentative Map is within the scope of the certified Program EIR
and the mitigation measures adequately address the environmental impacts of the
project. No new environmental documentation is required.
Subdivision Ordinance Modification Findings:
1. The Sunnyslope PUD permits modifications to the standard lot size and dimensions
subject to approval by the Planning Commission and the City Council to promote
the most environmentally-sensitive and land efficient lotting patterns without
exceeding the maximum development potential allotted to the individual parcels.
2. The proposed Ridgeview Heights subdivision does not exceed the allotted
development potential of ten lots for the parcel and promotes the Sunny Slope goal
of creating divisions of land in a more environmentally sensitive way.
3. There are special circumstances affecting the property because of the steepness at
the top of the hill make accessing these areas difficult and the development of the
area would require a substantial amount of grading. The relatively flat areas toward
the bottom of the hill provide a much better area for development.
4. The modification is necessary for the preservation and enjoyment of the property
right of the petitioner to develop his lot to the density permitted by the Sunny Slope
assessment district and PCD while being environmentally sensitive to the specific
characteristics of the site.
5. Granting of the modification will not be detrimental to the public welfare or safety,
or injurious to other property or to the neighborhood but will improve the
appearance of the subdivision by limiting the amount of grading necessary to
develop the parcels.
2 Reso. 91-346 NCS
BE IT FURTHER RESOLVED, based on the. findings set forth above, that the proposed
2 Ridgeview Heights Pre-Tentative Map and Subdivision Ordinance Modification for
3 reduced lot frontage and parcel size is hereby conditionally approved, subject to the
conditions set forth and incorporated herein as follows:
Conditions for Pre-Tentative Map and Subdivision Ordinance Modifications:
1. A restriction shall be recorded on the Beatie property to prevent future subdivision
of the Beatie land in excess of the overall permitted density.
2. The remaining lands shall be included as parcel 10 on the Pre-Tentative Map, but
shall not be subject to the Ridgeview PUD design guidlines and CC&R's.
3. The applicant shall be responsible for establishing a landscape maintenance
assessment district or provide some other means for maintaining all landscaping and
irrigation installed within the public right-of-way of the project not normally
associated with private front yard maintenance, including entryway landscape area,
median islands, and unused area of right-of-way and cul-de-sac landscape islands
subject to approval of City staff prior to final map approval. All landscaping within
the public right-of-way shall be maintained for a period of one (1) year by the
project sponsor prior to acceptance by the district. Formation costs shall be borne
by the developer.
4. SPARC review of the tentative map should concentrate on the following:
a. treatment of existing trees as recommended by a professional arborist,
including a possible tree replacement program for re-establishing important
tree clusters,
b. maximizing openspace,
c. minimizing grading, to the extent possible, specifically on lots 3, 4, 6, 8, & 9,
d. protecting view corridors,
e. To preserve the rural character of the parcel and to minimize the amount of
grading, the proposed road Mans shall be modified to provide alternate
sidewalk paving materials or sidewalk design (e.g. meandering),
f. SPARC shall review the possibility of requiring landscape strips along the
entire roadway.
5. SPARC shall review a view corridor study, to be submitted by the applicant, to
establish the most sensitive location for the building envelopes on each site.
6. If necessary to avoid interference with the existing strand of trees, as determined by
the arborist's study, the storm drains along the west side of the subdivision shall be
moved, subject to approval by the City Engineer.
3 Reso. 91-346 NCS
7. The grading plan shall be modified to reduce the size of the pad on Lots 6 to be
more equal in size to the other lots. Detailed grading plans for the driveways must
be submitted for review by SPARC prior to recordation of final map approval.
8. A permanent open space easement subject to approval by SPARC shall be recorded
over the portions of lot 6 and the Beatie property which are not currently developed.
This open space easement should be comparable m size to the amount of space that
would have been included in the clustered lots if the minimum R-1-20,000 standards
had been adhered to.
9. The applicant shall submit separate design guidelines for adoption by SPARC as the
development standards for future development. The guidelines shall include
maximum developments standards as well as minimum standards. Any
requirements of the CC&R's which conflict with the standards approved by SPARC
shall be eliminated from the CC&R's.
10. The applicant shall eliminate the minimum area for square footage requirement
from the CC&R's in order to encourage plans which are sensitive to the topography
of the site.
11. Individual development Mans shall be subject to an administrative SPARC review to
determine compliance with the SPARC approved development standards.
12. The applicant shall comply with the following condition of the City Water
Department:
a. The applicant shall "Hot tap" the existing 12" main, a minimum of 32" from
the existing tee or any other fittings. Plans to continue water service to the
exiting house should be shown on map and include relocation plans if
necessary.
13. The applicant shall comply with the following conditions of the Fire Marshal:
a. Locate fire hydrants to the satisfaction of the City Fire Inspector.
b. All roof covering material shall have a Class "B" rating or better, treated in
accordance with the Uniform Building Code Standard 32.7.
c. 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.
d. 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.
14. The applicant shall comply with the following requirements of the City Engineer:
a. All street. lights used 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.
4 Reso. 91-346 NCS
b. Signing and striping shall conform to City standards.
c. This development shall be required to contribute to the City's Major Traffic
Facilities fee.
15.
16.
d. 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).
e. A private storm drain maintenance agreement between remaining lands Lots
6, 7, 8 and 9, between remaining lands and Lot 6 and between Lots 5, 4, 3, 2
and 1 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 Final Map.
All grading and erosion control measures shall conform to the City's Erosion
Control, Ordinance No. 1576 N.C.S. (Improvement plan requirement).
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.
The applicant shall comply with the following requirements of the City Traffic
Engineer:
a. The Tentative Map shall be modified to the extent possible so that the east
side of the entrance to the court shall have the same radius as proposed for
the west side to the satisfaction of the City Engineer.
b. The map shall be revised to include a landscaping canoe for parking in the
center of the court.
The applicant shall comply with the following specific mitigations measures
incorporated by the City Council with the approval of the PUD for the Sunnyslope
area.
LAND USE
a. Project related losses of open space and local rural character due to future
additional development in the area, a significant impact, could not be
mitigated to insignificant levels, but could be substantially reduced, through
use of city P.U.D. procedures to achieve clustering and preserve hillside and
woodland areas as permanent open space.
b. The valued rural character of the area shall also be reflected in the design
details of these future subdivision. For example, use of minimum road
widths, common landscaping with native species, and avoidance of
development standards indicative of more urbanized areas (concrete
sidewalks, electroliers, etc.) shall be encouraged through city P.U.D.
procedures.
c. Removal of mature trees and, in particular, disruption of the riparian,
hillside, and ridgetop woodland areas, shall be prohibited to the extent
5 Reso. 91-346 NCS
possible. (See mitigation measure "a' in section IV.H.3 of the FEIR for tree
replacement recommendations.
d. In order to comply with adopted city policies regarding affordable housing,
the development of the seven annexation area parcels with development
potentials of five or more units shall be required by the city to either (1)
provide between 10 and 15 percent of the project units at prices affordable to
very low, low, and moderate income households; or (2) provide some
alternative means of complying with these city housing goals. Based upon
the small size of each development, the most probable option would be the
payment of the per unit in-lieu fee amount in effect at the time of individual
project development.
TRANSP®RTATION
e. A reasonable fair share cost responsibility shall be assessed to annexation
area properties for those planned or recently completed off-site roadway
improvements and cumulative traffic impact mitigations which will directly
benefit those properties in the future.
GE®TECIIl~TICAI. FACT®RS
£ Lined drainage ditches or alternative engineering techniques shall be
required by the city to be incorporated into the grading plans of all future
hillside development proposals within the annexation area in order to
capture runoff and reduce potentials for erosion problems on cuts and fills.
g. To minimize on-site erosion during construction periods, future
infrastructure improvements by the county and future residential
construction by private developers shall be carefully planned to incorporate
erosion control measures such as "silt fences", temporary silting basins, and
drainage controls shall be used.
h. The potential for damage to foundations, slabs, and pavements in future
residential development caused by soil expansion and contraction can be
routinely mitigated through normal engineering methods, such as soil
treatment, over-excavation and replacement of expansive soils with non-
expansive materials, use of geotextiles to increase supporting strength and
segregate fill over expansive subgrade soils, use of supported floors, and use
of foundations on drilled piers. Under the city's normal subdivision review
requirements, further investigation of site areas identified herein as
underlain by potentially expansive soils will be required prior to approval of
the Final Map for individual development proposals to determine more
specifically what engineering measures may be necessary.
i. Expansive soils shall not be used in compacted fills immediately beneath the
proposed roadway improvements or under future residential foundations. In
its normal review of subsequent engineering specifications for all future
roadway construction and residential subdivision construction projects, city
engineers shall give special attention to any proposed use of compacted fill
where expansive soils are to be used. The geotechnical investigations and
specifications routinely required by the city for such projects shall include an
evaluation of the suitability of expansive soils for use in fill.
6 Reso.91-346
The following measures will be used as necessary to reduce the potential for
landslide damage to future residential development:
Removal of landslide deposits.
Reinforcement of potentially unstable cut-and-fill slopes during grading
Construction of diversion berms.
Reconstruction of slopes and creek banks to create stable inclines.
Collection/control of surface runoff in lined drainage ditches.
Clustering of development to avoid steep sloes; and/or interception of
subsurface seepage through use of subdrains.
k. Appropriate seismic design parameters shall be incorporated into the design
and construction of the proposed infrastructure improvements by the county
and in subsequent private residential development foundations and
structures, graded slopes, and retaining walls.
DRAINAGE AND WATER OUAI.ITI'
A construction period erosion control plan, as required by the San Francisco
Regional Water Control Board, shall be prepared by all future residential
development applicants in the project area for approval by the city. This
plan shall include such measures as construction scheduling, plus mechanical
and vegetative measures to reduce erosion and sedimentation, and.
appropriate seasonal maintenance. The plan shall remain in effect for a
period of time sufficient to stabilize each site for all phases of the proposed
projects and shall be monitored on a regular basis.
m. Implementation of the plans shall be monitored during the construction
period by the project proponent and the city to ensure that the programs
effectively reduce sedimentation increases in Thompson and Kelly Creeks to
insignificant levels.
n. Each future subdivision in the project area shall be subject to the drainage
impact fee requirements set forth in the city's Storm Drainage Impact Fee
Ordinance.
1VILTNICIPAL SERVICES/k'EES
o. The city will require that future developers of each developable property in
the annexation area be responsible for providing on-site water delivery
systems and loop connections which meet city water supply and fire
protection standards.
p. Any new development would be required by the city to pay the city's standard
water connection fee of.
q. The city must require that the developer of each new project area subdivision
be responsible for providing on-site sanitary sewer collection systems and
linkages to the city's collector sewers per the specifications of the city's Public
Works Department.
The city must also require that any new development pay the city's standard
sewer connection fee. These particular sewer fund monies shall be allocated
to the needed I Street collector main improvements.
'7 Reso. 91-346
s. Any new residential development in the "impacted" project area will be
required to pay the District's standard school impact fee..
t. Any new residential development in the project area shall be required by the
city to meet its police standards with respect to security provisions. Security
measures shall include outdoor lighting, adequate locks on units, and
illuminated house numbers.
u. City design standards require that the project conform to applicable fire
codes and policies for such items as the size, location, and pressure levels of
proposed water mains (2 000 gallons per minute at 20 si) and the
installation of fire hydrants, emergency call boxes, and smoke detectors. The
city shall also consider requiring that all project residential structures be
constructed with fire-retardant roof materials, and. that those structures (or
floors) above the 160 foot Zone I service elevation be equipped with fire
sprinkler systems.
v. The developers of each parcel in the area with additional development
capacity shall be required to pay the city's Park and Recreation Land
Improvement Fee to provide for necessary improvements to McNear
Neighborhood Park and other local parks as designated by the Petaluma
Neighborhood Parks and Recreation Department. The city shall adjust its
park fee ordinance requirements and/or actively pursue additional .means of
providing the necessary park acreage. These may include some combinations
of additional funding measures (assessment district funding, city bonds, state
and federal grants, etc.) and recreational use of the urban separator. On the
other hand, the creation of additional parkland in the project area would
increase the maintenance responsibilities of the Parks and Recreation
Department.
w. Collection service fees collected from each project homeowner would. be set
to cover the cost of collection and disposal of domestic solid waste.
N®ISE
x. New housing proposed within 150 feet of Sunnyslope Road, Sunnyslope
Avenue, and I Street, and within 200 to 250 feet of D Street south of
Sunnyslope Avenue, could be exposed to traffic noise levels in excess of an
Ldn of 60 dB. Site plans of future individual residential projects along these
routes shall be reviewed to ensure that outdoor activity areas are located
where the Ldn would be less than 60 dB and that indoor areas can maintain
an Ldn of 45 dB or less.
y. Short-term noise impacts can be reduced by implementing the
recommendations set forth in Program 23 of the city's Noise Element,
including the following:
z. Noise generating construction activities, including truck traffic coming to an
and from the project area, shall be limited to daytime weekday (non-holiday)
hours (7 AM to 7 PM).
aa. All construction equipment powered by internal combustion engines shall be
properly muffled and maintained.
$ Reso. 91-346 NCS
bb. All stationary noise-generating construction equipment, such as air
compressors, shall be located as far as practical from existing residences and
shielded wherever possible.
cc. Quiet construction equipment, particularly air compressors, shall be selected
whenever possible. The prudent selection of equipment, along with use of
proper mufflers, shall result in maximum (non-impact tool) construction-
related noise generated by a particular piece of equipment of no more than
85 dBA when measured at a distance of 50 feet from the piece of equipment
operating at its noisiest mode.
AIIZ ~l(JALI~
The contractors selected by the county to construct the proposed assessment district
public improvements, and the developers of individual future residential projects in
the project area, shall both be required to implement particulate control measures
during the construction period, such as the following:
dd. Sprinkle all exposed portions of all construction sites completely twice daily.
ee. Schedule major dust-generating activities for the early morning and other
Hours when wind velocities are low.
ff. Cover storage piles (fill, refuse, etc.).
AItCI~AE®L®GY
gg. Should archaeological deposits be encountered during the grading or
construction of future development in the project area, work in the
immediate vicinity of the find shall halt, and a qualified. archaeologist shall
be retained to evaluate the finds. Mitigation measures as prescribed by the
archaeologist shall be undertaken prior to resumption of construction
activities.
35
36 resridge /council?
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 th as to
Council of the City of Petaluma at a (Regular) (~i~.i~~C~f~~~me ting o~
on the ..18th ............. day of ............~1.QY~lxibex_......................., 19.9.., by the
following vote:
it A rney
AYES: Davis, Cavanagh, Sobel, Vice IV'layor Woolsey, Mayor Hilligoss
~~
NOES: None ?
.-
ABSENT: Read f~' '! ~ ABSTAIN: Nelson
.... ..,.
ATTEST: !~~~°. ~` ........ ..............~:~ . ......~~'.~`.'.~'~...~ .....--••--- :............. ..... .... ..._.. ........
City Clerk Mayor
Council File.... ., 2 ~.3.-~ 2.....
cn io-sa Res. No........._9...........9.1.-~~~6 NCS