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HomeMy WebLinkAboutResolution 90-387 11/19/1990~~S®Illtl®~ N®. 90-387 N.C.S. __ of the City of Petaluma, California 1 2 RESOI:UTION APPROVING THE TENTATIVE SUBDIVISION MAP FOR THE 3 ROSEVIEW SUBDIVISION, AFOURTEEN-LOT RESIDENTIAL PROJECT LOCATED 4 BETWEEN ~IALSEY AVENUE AND OLIVE STREET, AP NO. 008-401-11 5 6 7 WHEREAS, Fitzgerald and Associates on behalf of the owner, Larry Jonas, has filed. with 8 this Council a Tentative Map to subdivide land within this City to be known as Roseview 9 Subdivision, and has paid all required filing fees; and, 10 11 WHEREAS, the City Engineer, the Director of Community Development, and the 12 Planning Commission have examined and reviewed the same as required by law and all 13 reports, recommendations, and comments thereon have been forwarded to and considered 14 by this Council at its meeting held on November 19, 1990; 15 16 NOW, THEREFORE, BE IT RESOLVED that this Council hereby finds for the Tentative 17 Map as follows: 18 19 20 1. The proposed subdivision together with provisions for its design and improvement is 21 consistent with the General Plan. 22 23 2. The proposed subdivision is compatible with the objectives, policies, general land 24 uses, and programs specified in said General Plan. 25 26 3. The site is physically suitable for the type of development proposed. 27 28 4. The site is physically suitable for the proposed density of development. 29 30 5. The tentative map provides reasonable access to the proposed lots. 31 32 6. The proposed map, subject to the following conditions, complies with the 33 requirements of the Municipal Code, Chapter 20.16 and the Subdivision Map Act. 34 35 7. The design of the subdivision and the proposed improvements therefore will not 36 cause substantial environmental damage, and no substantial or avoidable injury will 37 occur to fish or wildlife or their habitat. 38 39 8. The design of the subdivision and the type of improvements will not cause public 40 health problems. 41 42 BE IT FURTHER RESOLVED, based on the findings set forth above, that the above- 43 referenced Tentative Map, be and the same is hereby approved, subject to the conditions 44 set forth below and incorporated herein as follows: 45 46 47 Res. vo........9.01..3.8.7..... N.cs. 1. All requirements of the Engineering Department shall be complied with, including: A. The following conditions of approval shall be required for the Tentative Map as submitted: 1. Per City Council action on the Tentative Map, the proposed access road between Olive Street and existing southwest corner of AP No. 8- 401-18 shall consist of 2, 12' travel lanes and a 4' to 5' sidewalk. Said access road along Lot 1 shall transition to a minimum width of 32 feet (face of curb to face of curb). 2. Section A-A (proposed public access road between Olive Street and Lot 1) as shown on the Tentative Map, shall be revised to conform to Condition Al above. This revised section shall also show the relation between this right-of--way and all existing buildings (including roof overhangs). Also, the design of the structural retaining wall shall be to the satisfaction of the Director of Engineering. B. Alternate "B" for sewer and storm drain location -The sanitary sewer extension to service this development (shown on the tentative map) is acceptable with the exception that this existing sewer line connection be transferred to 12" main sewer rather than continue to overload the existing 6". Both mains are located in the intersection of I and Olive Streets. This improvement shall be required with development of Phase I. (Alternate "A" shall not be allowed unless approved by the Public Works Director and City Engineer). C. The access road and Olive Street conform shall be revised to show a differentiation between the existing driveway and the proposed street access to the satisfaction of the Director of Engineering. D. Storm drainage improvements as shown generally in Alternate "B" (with the exception of the skewed crossing on Olive) shall be required with Phase I improvements. The developer's engineer shall verify the adequacy of the existing 18" storm drain located at the approximate intersection of Olive and I Streets. If it is determined this system is inadequate to handle the flow from this development and drainage basin, upgrade of this system shall be required with Phase I. These improvements shall be designed by the developer's engineer and approved by Sonoma County Water Agency and the Director of Engineering (Alternate "A" shall not be allowed unless approved by the Public Works. Director and City Engineer). E. Per City Council action on the Tentative Map, a hammerhead turn-around on either public or private land shall be provided at the end of Halsey Avenue in conjunction with Phase I improvements, subject to staff review and approval. F. Erika Court (adjacent to Lot 1 through 3 and 6 through 7) and Fitz Lane shall have a minimum public right-of-way width of 48 feet with face of curb to face of curb width of 32 feet. Atypical street section would consist of two, 9 foot travel lanes and two, 7 foot parking lanes. Sidewalk shall be installed on both sides of the street. If the sidewalk installation meanders outside the public right-of-way, then it shall be contained within a dedicated public access easement. Reso. 90-387 N.C.S. 2 G. The developer's engineer shall verify the adequacy of the proposed water system through fire flow and domestic pressure calculations. If it is found deficient, and an upgrade is necessary, it shall be designed and constructed to the satisfaction of the Director of Engineering with the first phase of this development. H. All City owned and maintained water mains located on private property shall be contained within a 10' paved turf block or other surface (exclusive dedicated easement and clear of all fences), subject to City Engineer's approval. I. 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. J. Signing and striping shall conform to City Standards. Installation of a stop sign and no parking signs at the entrance existing and along the side of the access road between Olive Street and Lot 1~ shall be required. K. The developer shall comply with the 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. L. Lot-to-lot and across property line drainage is not allowed. (Lots 11, 12 and 14 grading shall be revised to conform to this condition). 2. All requirements of the Public Works Department shall be complied with, including: A. If (Storm Drain and Sewer Location) Alternate A is used, all drainage would be diverted away from Olive Street. All storm drains and sanitary sewers behind curb line shall be privately maintained. Sanitary sewer laterals shall tie to City mains. B. A curb inlet to storm drain shall be provided on Olive Street as shown on plans (on file with the Community Development Department) subject to negotiation with the City Engineer. C. Bubble up (Olive Street) shall be removed and drop inlet installed to tie to storm drain. Bubble up inlet shall be tied to storm drain. 3. All requirements of the Fire Chief and Fire Marshal shall be complied with, including: A. Proposed hammerheads shall be replaced with 45 foot radius cul-de-sac bulbs, design to SPARC approval. B. Curve radii on Erika Court shall be adjusted to accommodate emergency vehicles. Reso. 90-387 N.C.S. 3 C. Provide access, minimum twenty (20') feet unobstructed all weather hard surface thirteen feet-six inches 13' 6") vertical height clearance (see attached). 4. Means of future access to serve adjacent parcels to the west (shown on A.P. No.'s 8- 401-46 and 47 on tentative map) shall be provided through a recorded document conveying an irrevocable offer of land transfer (to remain in effect for 10 years) to A.P. Number 008-401-46. Said document shall include language to reflect land transfer at a price consistent with the prevailing market at the time of sale of access. The access way need not be transferred until the owner of A.P. Number 008-401-46 or 008-401-47 receives City approval of a development plan for said parcel. If the owner of AP No. 008-401-46 proceeds with further development prior to A.P. No. 008-401-47, means of access to AP No. 008-401-47 shall be required as a condition of approval. All are subject to staff approval. 5. A driveway cut for A.P. No. 8-401-23 shall be provided from the Roseview Subdivision street system. All access improvements, utility reconnections, etc., as necessary, shall be made by the Roseview Subdivision developer. 6. The triangular area resulting from adjustments to curve radii (southwest corner of Erika Court -see Condition 3b) shall be included in the area of Lot 8. 7. Preservation and protection or replacement of existing trees (which may be affected by provision of access potential to adjacent properties) will be evaluated by staff at such time as plans for said access provision are submitted. 8. To reduce traffic friction, driveways for lots 7 and 8 shall be on Fitz Lane. Non- access easements shall be provided along Erika Court to assure this condition. 9. All public improvements associated with Phase 1 development, and all off-site improvements shall be installed with Phase 1 public improvements. 10. Developer shall provide gravity flow sewer for A.P. No. 8-401-23 including connection to existing house as necessary, subject to approval of Directors of Engineering and Public Works. 11. Design Guidelines shall be developed for the subdivision and shall be subject to SPARC review prior to application for Final Map with particular emphasis on the following: A. Strive to maintain privacy for existing residential uses and create privacy between new residences to the degree found in a typical single-family residential district. Factors to consider would include proper placement of second story windows, landscape screening, etc., in relation to respective setbacks from and topographic differences between adjacent uses. B. Front yard and right-of-way landscaping (including tree preservation). Street tree planter strips shall be a minimum of 4 feet in width. C. Driveway location and parking adequacy. D. Quality of design and materials; compatibility with neighborhood. Reso. 90-387 N.C.S. 4 E. In order to minimize grading, finished floor elevations in new houses shall be designed to closely conform to the natural terrain of the site and kept as close to natural grade as possible. F. Decorative six foot high (as measured from grade of the project site) solid fencing shall be provided around the project site perimeter and around all private lots, subject to the setback requirements specified in the Zoning Ordinance, and subject to design approval by staff. Perimeter fencing shall be installed by the developer at the. time public improvements are constructed and may be supplemented by existing fencing if deemed appropriate by staff. If project is to be constructed in phases, fencing requirements may be modified in response if deemed appropriate by staff. Private lot fencing shall be installed as part of the development of each individual lot. G. Parking for the existing unit, in conformance with the Zoning Ordinance, shall be provided. H. Building envelopes shall be located outside of existing tree canopies. I. Compliance with Design Guidelines shall be subject to staff determination concurrent with building permit review. 12. As proposed by the developer, noise-attenuation wall, landscaping and dual-pane windows shall be provided for the west side of A.P. No. 008-401-18. Said improvements shall be bonded for prior to Final Map approval and installed concurrent with public improvements. Standard Subdivision Conditions: 13. The applicant/developer shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding. against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval of the tentative/parcel map when such claim or action is brought within the time period provided for in Section 66499.37 of the State Subdivision Map Act. The City shall promptly notify the applicant/developer of any such claim, action, or proceeding. The City shall coordinate fully 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. 14. Cross-over access easements and joint maintenance agreements shall be required for any shared private drive, concurrent with the filing of the Final Map, subject to City staff review and approval. 15. Recommendations from the Police Department regarding addressing, locks and lighting shall be taken into consideration. 16. Any signs erected to advertise or direct persons to the project shall meet the requirements of the City Sign Ordinance and obtain a sign permit from the City. 17. The project sponsor shall execute a binding agreement which shall stipulate that upon close of escrow of each residential dwelling unit in Roseview, developer shall pay $150.00 to the City per daily trip end estimated to be generated by said unit. 5 Reso. 90-387 N.C.S. Each unit is estimated to generate 10.0 trig ends per day. If the City established a Major Facilities Traffic Mitigation Fee prior to close of escrow of any unit(s), the fee for said unit(s) and all subsequent units in this project shall thereafter be the Major Facilities Traffic Mitigation Fee. 18. All requirements of Pacific Bell and PG&E, as specified in the letters dated August 2, 1990 and June 26, 1990, respectively, shall be complied with. Public utility access and easement locations shall be subject to approval by PG&E, Pacific Bell, and other applicable utility and service companies and the City Engineer and shall be shown on the Final Map as necessary. 19. Street names shall be subject to City Street Name Committee approval prior to Final Map approval. 20. In addition to Storm Drainage Impact, the following Special Development Fees shall also be applicable to this project: Community Facilities, Park and Recreation Land Improvement, and School Facilities. 21. Applicant shall be responsible for complying with General Plan program regarding provision of affordable housing units. One option for compliance is payment of In- Lieu Housing Fees. 22. The Tentative Map shall be amended prior to submittal for Final Map review and approval to reflect all applicable modifications required under the Conditions of Approval. Said map amendment shall meet specifications of the City Engineer and Community Development Director and shall also incorporate any SPARC conditions of approval pertinent to the map. 23. Any labeling errors or other erroneous information appearing on the map, development or landscape plans shall be corrected prior to Final Map approval. 24. Lot lines shall be adjusted if necessary to achieve the required slope density area per a final boundary survey, subject to staff review and approval. 25. All existing trees with a truck diameter of four inches or greater shall be shown on map and improvement plans and preserved where possible, subject to staff determination. Any mature trees to be removed shall be replaced on a two-to-one basis. Two 15 gallon trees shall be planted for each one to be removed, species and location to staff approval. 26. Temporary protective fencing shall be erected at the drip line of all trees to be preserved and of all trees (on neighboring property) in proximity to construction activities. The fencing shall be erected prior to any grading/construction activity and subject to staff inspection prior to grading permit issuance. 27. All existing overhead utility lines traversing or serving existing units on the subject property shall be converted to underground facilities in accordance with the Municipal Code and all new utilities shall be underground, subject to staff review and approval. 28. Drainage and grading design shall be in conformance with the Sonoma County Water Agency Flood Control Design Criteria, subject to approval. of the City Engineer. Reso. 90-387 N.C.S. 6 29. The following operating practices shall be complied with during construction activity on the project: a. Hours of construction activity shall be limited to the hours of 7AM to 6PM, Monday through Friday (non-holidays) except for quiet, interior work which will not produce exterior noise. The developer's telephone number shall be available for noise complaints. b. All construction equipment powered by internal combustion engines shall be properly muffled and maintained to minimize noise. Unused equipment shall be turned off when not in use. All exposed portions of the site shall be completely sprinkled with water as needed to provide adequate dust control as determined by City staff. Major dust-generating activities shall be scheduled for the early morning hours when wind velocities are low. All storage piles shall be covered, including, but not limited to fill, refuse, etc. 30. All hazardous materials (as recognized by the City Fire Marshal) utilized on the construction site shall be kept within a fenced, locked enclosure, subject to review and approval of City staff. 23 24 25 BE IT FURTHER RESOLVED that the City Council finds that the requirements of California Environmental Quality Act Guidelines have been satisfied and hereby incorporated by reference the Environmental documentation adopted by Resolution No. 90-386N.C.S. on November 19, 1990. 26 27 28 29 30 31 32 33 rosevw/councils 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 lP~ Approvemd as to Council of the City of Petaluma at a (Regular) (3~c}i~F~tdf4)~) meeting°' on the --1-9th .............. day of .........-.~19v.~Ai.~f~T:---.........._..........-, 19..9Q., by the ! following vote: -.- ity'Att ney AYES: Balshaw, Sobel, Davis, Woolsey, Tencer, Vice Mayor Cavanagh, Mayor llilligoss NOES: 0 %~ ,~ ._ ..- ABSENT: 0 ;` ~~. .ATTEST: ....G~%f~/.!C.-l~~ .. ....: .... ...................................... ....---. '...C~s'~~.....-.... .. ---.....---....---.. City Clerl: Mayor Gbuncil File ....................... .. . ...... CA 10-85 ~ Res. Nn... 9 ~.-.3. .7.....:.... N.C.S.