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HomeMy WebLinkAboutAgenda Bill 6B-BirchesSub3 08/03/2009RESOLUTION APPROVING A TENTATIVE: SUBDIVISION MAP FOR THE. BIRCIIES, A 21-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION LOCATED AT 870 WOOD SORREL DRIVE APN 137-061-022, PROJECT FILE N®. 05-TSM-0369-CR WIIEREAS, the applicant has applied to subdivide a 2.2 acre ;parcel at 870 Wood Sorrel Drive into a 21-unit single-family subdivision ("the Project"), and rezone the property to a Planned Unit District ("PUD") with the associated Unit Development Plan and PUD Development Standards; and WIIEREAS, the City of Petaluma Planning Commission held public hearings on the proposed amendment on March 24 and May 12, 20.09 after giving.notice ofsaid hearing, in the manner, for the period, and in the form required by the City's' Implementing Zoning Ordinance; and WHEREAS, the City of Petaluma Planning Commission, filed with the City Council its report set forth .in .its: minutes of March. 24 and May 12, 2009 recommending the approval of the proposed'tentative subdivision map subject to conditions of development for the Project to allow for 21 single-family residential units to be constructed on Assessor's Parcel No. 137-061-022; and WHEREAS, on August 3, 2009, in compliance with the California Environmental. Quality Act "CEQA"), 14 California Code of Regulations Sections 1°5000 et seq. ("CEQA Guidelines") and the City of Petaluma Environmental Guidelines, the City Council adopted Resolution No. 2009- , N.C.S., approving a mitigated negative declaration of environmental effect for the Project;. and NOW, TIIEREF.ORE BE IT` RESOLVED that the City Council makes the following findings and approves the proposed Tentative Subdivision Map fo subdivide a 2.2 acre parcel at 870 Wood Sorrel Drive into a 21-unit single-family subdivision for The Birches ("the Project"), subject to the following conditions of approval: FINDINGS FOR TENTATIVE SUBDIVISION MAP: The ,proposed Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and the State Subdivision Map Act. 2. The proposed subdivision, together with provisions for its design and improvements, is consistent with the City of Petaluma General Plan, and will not be detrimental to the public health, safety, or. welfare in that adequate public facilities exist. or will be installed, including roads, sidewalks, water, sewer, storm drains, and other infrastructure. 3. The site is physically suitable for the density (12.5 dwelling units to .the net acre) and the type of development proposed, as the subject 2.2-acre parcel is essentially flat, is without native/protected trees; is accessible from two public streets, and is immediately abutting other single-family subdivisions. 33 4. The design of the subdivision and.the proposed improvements will not cause substantial environmental damage, and no substantial or avoidable injury will occur to fish or wildlife or their habitat. An Initial Study was prepared indicating that there would be no significant, environmental impacts that could not be mitigated. CONDITIONS OF APPROVAL THE BIRCI~ES PLANNED UNIT DEVELOPMENT 870 WOOD SORREL DRIVE, APN 1.37-061-022 PROJECT 05-TSM-0369-CIt From the Planning Division (778.-.43.01). 1. Before issuance of any development permit, the applicant shall revise the site plan or other first sheet of the office and job site copies of the Building Permit plans to list these Conditions of Approval and the Mitigation Measures as notes. 2. The plans submitted for building permit review shall be in substantial compliance with. the Unit Development Plan and the Tentative Map date stamped June 1, 2009 and the revision sheets date stamped July 14, 2009. 3. All mitigation measures adopted. in conjunction with the Mitigated Negative Declaration for The Birches are herein incorporated by reference as conditions of project approval. 4. Upon approval by the City- Council, the applicant. shall pay the. Notice of Determination fee to the project Planner. The check shall be made payable to the County Clerk (as of May 2009 the. fee is $50). Planning staff will file the Notice of Determination with the County Clerk's office within five (5) days of receiving Council approval. The State Department of Fish. and Game has eliminated the fee. exemption ..for projects determined that have a de minimis effect on fish and wildlife and requires that an environmental filing fee be paid, (as required. under Fish and Game Code Section 711.44) to the Sonoma County Clerk on or before the filing of the Notice of'Determination (as of 1VIay 2009, the fee is $1,993, contact them at 944-5500 to confirm). 5. Prior to ~buiiding permit approval, the plans shall note:, the installation of high efficiency heating equipment (90% or higher heating furnaces) and low NOx water heaters (40 or less) in :compliance with policy 4-P-15D (reducing emissions in residential units). All residential units designed with fireplaces shall meet the requirements of Ordinance 1881 N.C.S. for clean-burning fuels. 6. Prior to building, grading, or demolition permit approval, all plans shall. note the following and all construction contracts shall include the same requirements (or measures shown to be equally effective, as approved by Community Development Department), in compliance with General Plan policy 4-P-16: Maintain construction equipment engines in good condition :and in proper tune per manufacturer's specification for the duration of construction; 34 • Minimize idling time of construction related equipment, including heavy-duty equipment; motor vehicles, and portable equipment; • Use alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline); • Use add-on control. devices such;as diesel oxidation catalysts or particulate filters;. • .Use diesel equipment that meef s 'the ARB's 2000 or-newer certification standard for off-road heavy-duty diesel-engines; • Phase construction of the ;proj ect; and • Limit the hours of operation of heavy duty equipment. 7. Prior to the Planning Commission's design review hearing, the applicant shall submit the GreenPoints Checklist showing that the project is designed to achieve at least 50 GreenPoints under that .cycle's residential Build It. Green program; the applicant is hereby required to implement the measures that result in water reduction and hot water distribution efficiency. Prior to building permit issuance, the Checklist- shall be submitted and the building permit plans shall depict/note the relevant measures. Prior to building permit final, each house shall be GreeriPoint Rated. 8. Prior to building permit approval, plans for each house shall include pre-wiring for solar facilities, in accordance with Council Resolution 2005-151, and subject to staff review and approval. 9. Prior to the PC design4review hearing; the arborist shall .review the current plan set showing widened curb returns (required by Fire) and evaluate how many of the Yarberry Drive sycamore street trees are not preservable and shall identify the replacement location for an equal number of at least .24-inch: box size sycamores (Platanus acerifolia Bloodgood). The replacement location shall be as neighborhood street trees, with. priority to continued placement at Parcels C and 'D of Meadow Park Unit 1; such as where space is available near the Lots 16 and 17 shared property line and behind lot 14. .Planting conditions shall also be specified by the arborist and. incorporated as condtionsof approval (method of hole digging, type of soil amendment; method of staking, depth of mulching, use of water bags, etc). 10. Prior to Final Map and .Improvement Plan approval,. the plans shall be modified to show protective construction' fencing at the.drip line of the offste redwood trees along Yarberry Drive (where the driplne is within the project site or adjacent to right of way modifications) and the plans. shall note that the existing grade shall be .maintained within that fenced area. Drainage swales and all underground work shall be routed outside the dripline where possible. Contractors and subcontractors shall .direct. all equipment and personnel to remain outside the fenced area at all times until project is complete. The drainage Swale proposed at the-rear of lots 12 through 21 shall not exceed b inches in depth and the tree-side edge of the trench.shall be offset from the rear property line by at least 5 feet, per the arborist letter dated November 9, 2005 _ and the Horticultural Associates Tree Preservation Guidelines. Prior to issuance of any~gradng or building permit, this construction-phase protective fencing shall be erected. Thee fencing shall be a minimum of 5 feet in height and shall be cyclone secured with in-ground posts. Proof that the fencing has been installed shall be made to Planning staff by photographs. 11. Prior to issuance of any grading or building permit, 35 a. The arborist shall visit the site and confirm in writing which redwoods have an 18-inch or greaten trunk. diameter. (Redwood trees of this size are "protected" trees pursuant to Chapter.l7 of-the City's Implementing Zoning Ordinance.) b. A security deposit shall be posted to cover the value of any off-site redwood (such as number 9) which has an 18-inch or.great trunk diameter. See section 17.060F for further details. 12. Prior to the PC design review hearing, the landscape ~plan.shall be further detailed to reflect which listed tree is proposed at which location. Furthermore, it shall be modified so that the birch trees shown are replaced, with another accent tree and that the sod lawn shown is eliminated (Mow Free grasses,. a tall, low water use grassy groundcover which can be left unmowed or mowed. a couple of times a year maybe considered). 13. Prior to issuance of any grading or building permits,.. Planning Commission shall review and approve the house designs; the PUD Development Standards, the colors and materials, the landscaping plan, any sgnage, and lighting. Specifically; SPARC shall: a. Ensure adequate treatment to enhance privacy .and sound mitigation for .Allegheny Court residences betweeri~the turn-around and the Derby property line. b. Ensure that the sound fence (Lots 1 and 16-21) is designed to deter graffiti. 14. Prior to the PC design review hearing, the plans shall be revised to show Alternate House Plan * at lots * and *. (to be detailed by Council) 15. Prior to the PC design review hearing, the PUD.Development Standards shall be revised to read Planning Staff instead of Community Development Department and Planning Director instead of CIDD Director. The second line on page 5 shall state 50 square feet. Page 5 VIII E shall be modified by striking: the second half of the first. sentence so that it reads simply "All trees shall be a minimum of 15 gallons in size." Page 7 IX D shall state that "High and moderate value trees in good ,condition (as identified under the arborist report for the subdivision) and those off-site on Yarberry Drive proposed for retention but subsequently damaged or removed during the course of construction hall be replaced by the developer on a one=to-one trunk diameter `basis (pursuant to the IZO chapter 17) with each replacement tree being at least a 24,inch box size. Replacement species shall be in-kind or as recomrrierided by the arborist and approved by staff, at a location(s) recommended by the arborist and approved by staff In-.lieu replacement maybe permitted by staff in the event the area is unable to accommodate additional trees; subject to 17.065A.3.c.4." 16. All grading and construction activities shall be limited to the hours between 8:00 am and 5:00 pm, Monday through Friday, and Saturday between 9:00 am and 5:00 pm. No construction- work shall. be permitted on City recognized holidays or Sundays. Delivery of material or equipment`to the site and truck traffic to the site for any purpose shall be limited to non-holiday weekdays between the hours of 8:00 am and 5:00 pm. Any necessary on- site cleaning or servicing of machinery shall be limited to non-holiday weekdays between 8:00 am and SOOpm. This condition supersedes and is -more restrictive than those identified in the Noise Study and the Development Standards., See also Noise .Mitigation Measure 3 for ~ additional restrictions, including the designation of a noise disturbance coordinator. 36 17. Herbicides/pesticides shall not be applied in areas .used by pedestrians/bicyclists within the project without first: providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices regarding pesticide/herbicide use and fully commit` to Integrated Pest. Management techniques for the protection of bicyclists and pedestrians. 18. All lighting shall be glare-free, hooded and downcast in order to prevent glare into bicyclists' and pedestrians' eyes. 19. In the event that archaeological .remains are encountered during grading, work shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local. Native American community shall also be notified and consulted in the event any archaeological remains are•uncovered. 20. The applicant shall defend, indemnify and hold harmless the City and its officials, boards, commissions, agents, officers and employees. (" Indemnitees") from any claim, action or proceeding against Indemnitees to attack, set aside, void or .annul any of the approvals of the project to the maximum extent permitted by G'overninent Code section 66477.9. To the extent permitted by Government Code section 66477.9, the applicant's duty to defend, indemnify and hold Harmless in accordance with this. condition shall apply to any and all claims, actions or proceedings brought concerning the project, not just such claims, actions or proceedings brought within the time period provided for' in applicable State and/or local statutes. The City shall .promptly notify the subdivider of any such claim, action or proceeding concerning the subdivision. The City shall cooperate fully in the defense. Nothing contained in this condition shall prohibit the City from participating in the defense of any claim, action, or proceeding, and if the City chooses to do so, applicant shall reimburse City for attorneys' fees and costs incurred by the City to the maximum extent permitted by Government Code section 66477.9. From the Engineering Division (778-4301 The following conditions shall be addressed at final map and improvement plan application. 21. Frontage Improvements a. Remove and replace any broken or displaced curb, gutter, sidewalk, vaults and curb inlets. b. Remove and replace all existing driveway approaches with City standard curb and gutter. c. Retrofit the existing pedestrian ramp the corner of Wood Sorrel and Yarberry Drive to be ADA compliant. Install a crosswalk across Wood Sorrel at Yarberry Drive. d. Provide painting, striping and traffic signs as indicated and as necessary. 22. Grading a. Grading shall conform to the geotechnical investigation report specific to this development. b. An .erosion and sediment control plan shall be submitted with the subdivision • improvement plans. All measures shall be employed per the City Storm Water/Grading and Erosion. Control Ordinance. 37 c. The developer shall be responsible for funding, through the project cost recovery account,. all. City required storm water quality inspections. 23. Private Street. a. The minimum private street pavement section shall be 4-inches of asphalt concrete over 12-inches of class 2 aggregate base. b. The project driveway approach on Yarberry Drive shall be revised to match the proposed Wood Sorrel entrance. c. Provide ADA accessibilty,within Parcel Q (sidewalks, pedestrian ramps, etc.). d. Provide a private street light system within Parcel A which will be maintained by the homeowners association. e. Thee private street configuration, widths, parking and curb painting shall be constructed as proposed ~on the tentative map and incorporating the changes in these conditions of approval. f. Install. no parking signs and paint curbs as necessary, including the turnaround area, and' as indicated on the tentative map. 24. Water, Sanitary Sewer and Storm Drain Systems a. The storm drain system shall be private and privately maintained. Maintenance responsibility shall.extend to the connection point:with the public storm drain system. A fund shall be established within the project: CC&R's to ensure perpetual maintenance of the private storm drain system. The CC&R'S shall be approved by the City Engineer prior to recordation of the Final- Map. b. Abandon any existing unused water and sewer services along both street frontages. c. The water main system shall be public and capable of delivering a continuous fire flow as required by the Fire Marshal. d. The storm drain system design shall be reviewed and approved by the Sonoma County Water Agency. e. All new services shall be L.5-inches in diameter with 1-inch meters. f. The project shall comply with the City landscape/irrigation efficiency requirements. g. The ,project shall comply with the City of. Petaluma Phase II Storm Water Management Plan including attaclunent .four .post construction requirements. The homeowners association shall be responsible for providing a yearly inspection and maintenance report for .the proposed storm drain separator. h.. The. applicant shall install "No dumping, .drains to river" placards on all new public and private catch basins per City storm water program requirements. 25. Easements a. All necessary easements shall be dedicated on the final map. b. Parcel A shall include-private access, emergency vehicle access, private storm drain, private surface drainage, public sanitary sewer, and public water main easements. 26. Miscellaneous a. A homeowner's association (HOA) and conditions, covenants and restrictions (CC&R'S) sfialT be required for any shared utilities or facilities, including but not limited to storm drainage; sanitary sewer, and access. -The CC&R'S shall identify the utility or facility to be maintained,. the parties responsible for maintenance and the 38 funding mechanism for maintenance, replacement and repair. The CC&R'S shall be reviewed and approved by the City Engineer and staff prior to recordation. b. Prepare- :finial map and improvement plans per the latest City -policies, standards, codes, -resolutions and ordinances. Final map -fees and technical review deposits shall be required at the time of the application submittal. c. The. developer shall submit a 1:1 to scale digital file of the record subdivision improvement plans and final:map prior'to acceptance of the subdivision. d. A subdivision agreement and the necessary surety are required prior to final map approval. e. All new vaults and .other electrical, gas,. and communications infrastructure shall be .installed underground. f. The developer shall submit joint trench plans for the proposed public utility design including relocation. of any existing conduits .and vaults. The joint trench plans are subject to the approval by the City Engineer prior to final map approval. From the Fire Marshal (778-4'398 27. The Fire Prevention Bureau conditionally approves, TM-5 design for fire truck access. Prior to approval of final map, the red curbs shown on this sheet shall be .adjusted to include all curbs except those portions in front of each. driveway and for. the turnouts. 28. Prior to approval of final map;. for the turnout parking; radius the curb approach and departure so vehicle would avoid striking the 90° curb, angle. 29. Afire sprinkler system designed and installed in accordance with NFPA13-D is required for Lots 10 to 13 in this project proposal. Due to the. lack of a standard turnaround, the sprinkler systems must be upgraded to .meet the requirements of a FULLY SPRIl~IKLERED system. This. includes sprinkler protection of the attic, garage, .attached carports; bathrooms over 55 sq. ft:, closets over 24 sq. ft: or 3 ft. deep, and/or other.attached structural elements of the building. The system shall be calculated for atwo-head activation in the attic. 30. Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required in residential. structures;. bathrooms over 55 square feet, .closets over 24•square feet, or 3 feet deep; •,and other attached structures. These systems shall be calculated for two-head acfivatiori for the most remote two heads. From the Water Resources and Conservation Department (778-4699 31. Prior to SPARC review, the .landscape plans shall be submitted to the Department for Water Conservation Ordinance review and direction. 32. Prior to building permit issuance, the landscape plans shall be submitted to the Department for Water Conservation Ordinance review and approval. 39 Attachment 2 POST OFFICE BOX G1 PETai,u~, CA 94953-0061 Pamela Torliatt Mayor Teresa Barrett David Glass Mike Harris Mike Healy I)avidRabbitf Tiffany Ren6e Gouncilmembers Notice of Public Hearing of Proposed Project: 1"he birches Subdivision 870 Wood Sorrel Drive APN 137-061-022 City File Number. 05-TSM-0369-CR 'You are.invited to attend a City Couricil•meeting on a project in your neighborhood.' Community Development Department 17 EnglislrStreet Petaluma, GA 94952 E-Mail cdd@ci. petaluma. ca: us Building Phone; (707) 778-4301 .Fax (707).778-4498 To. Seh edulelnspedians: Phone (707) 778-4479 Housing Division Phone (707) 778-4555 .Fax (707) 778-4586 E-Mail bgaebler@ci:petaluma. ca.us Planning Phone (707) 778-4301 Fax (707) 778-4498 .. ,F® ou~~ xousixo ovvoxTUx~n NOTICE IS I-IEREBX GIVEN that an application has been received from Sequoia Land Investments. requesting approval of a Rezoning, (from a Planned Community District) to a Planned Uiut District (PUD) and a Tentative Subdivision Map to divide the 2.2-acre vacant lot at 870Wood Sorrel Drive into 21,residential lots and to allow for the construction of 21 detached. single-family homes on these lots. This item wa.c heard at the July 6 Council hearing and continued to give the applicant''"time to make mod~cation.c to the project including adding a smaller house at two of the lots and land~'caping the on-streetparking space that had been shown near the turn-amend The average proposed lot size is 3,564 square feet The proposed two-story homes .range between 1,750 and 2,127 square feet in addition to their two-ear (400 square foot) garage; two homes will likely be smaller. The garage in every other lot is deeply recessed at the rear of the house, ensuring. that the. street-scene will not be dominated by garages. The density of the project is 12.5 dwelling units to the net acre. This is consistent with the applicable General Plan medium-density residential land use; which allows between 8 and 18 dwelling units to the net acre. Access to the site is proposed from two locations.. A private street would intersect with Wood Sorrel Drive to the southwest and with' Yatberry Drive to the southeast The private street would be 20 .feet wide and have seven on-street parking pullouts. A 4- foot wide private sidewalk is proposed to be located. on both sides of the private street and fo connect to the public sidewalks on Yarberry and Wood Sorrel Drives. Each house would have atwo-car garage and two parking spaces in the driveway. Pmject Setting The- site is immediately surrounded by Wood Sorrel Drive to the southwest and Yarberry Drive to the southeast The two small public parcels containing the Yarberry Drive redwood trees are also not a part of this application. The subject parcel is currently vacant, with a significant.amount of surface concrete and. asphalt Two single- family residences, two barns, and other structures were removed from the site in 2007 after being found ineligible for historical listing. NOTICE IS HEREBY GIVEN that the Planning Commission reviewed this project at its meetings of March 24 and Map 12, 2009. At the Commission meeting, the Commission received and considered public testimony and then voted to forward q® ~~~~%~ ~~1~~~~ a recommendation. to the City Council to adopt a Mitigated Negative Declaration and to approve a ' Rezoning to Planned Unit District (PUD) along with the associated Unit Development Plan and PUD Development Standards and. a Tentative Subdivision Map for The Birches subdivision. NOTICE IS ALSO GIVEN that. Planning Division staff has conducted an Initial Study of potential environmental impacts. Mitigation measures to avoid, substantially reduce, or compensate for the environmental impacts are identified in the following areas: Air Quality and Noise. These mitigation measures have been agreed to by the applicant.and incorporated into the project The Planning Commission recommends that the -City Council adopt a Mitigated Negative Declaration based upon the finding, that potential impacts could be ,avoided or substantially reduced to a level of insignificance, with mitigation measures adopted as conditions of approval and that there is no substantial evidence. that the project, as conditioned, would have a significant effect on the environment Il~eCtiBtg" ®a$e~rne: August 3: 2009 at 7:00 P.M. LOCati®~A: City Council Chambers, City Hall of Petaluma; 11 English Street, Petaluma, California 94952 Vllhat 1Nil~ Happen: You can. comment on the project. The City Council will consider all public testimony and decide whether to approve, conditionally approve, or deny the project Efforts will be made to accommodate disabilities. The City Manager's office must be notified at (707)778-4345 within 5 days from date of ublication_ of this notice if ou need s. _ ecial accommodations. For accessible'meeting information, please call (707) 778-4360 or TDD 707 ~ 778-4480 In accordance with the Americans" with Disabilities Act, if you require special assistance to participate in this. meeting, please contact the City Clerk's Office at x(707) 778-4360 (voice) or (707) 778-4480 (TDD). Translators, American Sign Language .interpreters, and/or assistive listening devices for individuals with hearing disabilities will be available upon request A minimum of 48 hours is needed to ensure the availability of translation services. In consideration of those with multiple chemical sensitivities. or other. environmental illness, it is requested that you. refrain from wearing scented products. The 'City Clerk hereby certifies that this agenda has been posted in accordance with the requirements of the Government Code. Iff 1(®Af Caaen~t ~Ctteeed: You can send a letter to the Community Development Department, Planning Division, City of Petaluma, 11 English Street, Petaluma California., 94952. You can also hand deliver it prior to the meeting. This and all Planning Commission meetings are televised on the Petaluma Community Access Cable Channe128. ~oP ill®e'e Inf®Ptnalt9091: .You'can contact Tiffany Robbe, the project planner, at (707) 778-4318 ar~ e-mail at TRobbe@ci.petaluma.ca.us. You can also come to the Community Development Department to review the application and associated materials. The office is located in City Hall, 11 English Street The .office. is open Tuesday and Thursday afternoons from 1:00 pm to 4:00 pm and Wednesday mornings from 8:00 am to 11:30 am. If you challenge in court the matter described above, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered at, or prior to, the above-referenced public hearing. {Government Code Section ~65009(b)(2)}. Judicial review of an administrative decision of the City Council must be filed with the Court not later than the 90th day following the date of the Council's decision. (Code of~~ Civil Procedure Section 1094.6) KEYNOTES QA VACATE E145DNC 10' MIOE PUBLIC UDUtt EASEWENi AS SHORN ON P.M. N0. 2J8 i7Lm.INBOO(,476 Qf NAPS AT PAR'1; $OMONA CWNIY RECIXO)5. PROPOSm 5' WR PUBLIC UDU1Y EASPIENT ro BE OmICAIm TO 7NE PUBLIC. ® FROPOSm 6' WDE PRVATE,SRIAM DRAW EASMENT. STOIW DRUMS ro BE NUNTUNm BYINE OMNEAS R mi5 I iHPOUGN 11. - ' © PROPOSED 10' WOE PRIVATE S70RM GRAIN EASEYEN7. STO4N ORUNS i0 BE NUNTUNm BY OMNEAS'Oi mi5 12 IHRWGH 21. ® PRIVATE ORINEWAT USEYfNTF01t iHEBENEfIi OF THE ADJACENT LOi (M+ICA1 AS SHOWN). SEE SHEET iN 4 ® PARCEL 'A' TO BE ONNm IN CCMMON BY 111 LOi OYMFAS. A DNVATE STREET w1N PRIVATE UDUIES.(STOR1.1 ORUN AND SANITARY SEWER) TO BE YAINTAINm BY ALL LOT OPNERS. NO PIRNINC WW BE ALLOWED ON iHESDim7 EXCEPT AS SNOWI ABOVE. ® OECptADVE PANNG. REFER TO YA51ER PUD LANDSCAPE PUN. © PROPOSm l' WOE 9OEWALK: ' ® USFABIE AREA. SEE iABtE i'OR ARU AND PERCENTAR OF Loi, TYPICAL QI PROPOSED E%0.USYE 10' WOE PUBLIC WATER UNE EASEMENT ro BE DEDICATED 10 THE QIY.OF PETULNA. ' 0 PROPOSED 6' WWD SWND W1ll. SSE MASTER VNOSCAPE ANO FENCE PLAN, PROPOSm 6' sTANDAAD WOOD FQICE. Sm MAS7EA UNDSCAoE AND FENCE.PLAN. ® CU55'J SINE RW1E ® TWO CAR GARAGE. APICAL. ® PA84i WRB RFD. Q AR~ROgYAD: 4 P/RgNG SPARS. ® /PPflOgYATE 7 P/RKINC SPARS. PPPROXINAIE 6 PMKINC SPARS. ® APPROgNA1E 2 PARKING 5PAR5. © AEFIISE iRUIX NPNARWND, SEE SNmi INSERT Ai LEFT FOR EpVI81T: PRIVAIESroflN DRUN/OETENTWN PIPE EASEMENT Fpi 1HE BENFi1T OF ALL LO15. ADA ACCFSSIBIE RAMP. GUIG MUL BOX LOCADON ® STtEFT IAEES ® PROPOSm TO' YADE DUBUO SANITARY SEWER FAS&FNT 70 BE OmICATLD f0 iNE Ott OF PETAWNA LOT DATA LOT UNITPLAN PR. /f1A. UNIT CF If1T A27F IISABIr mare t IlceRlr marcAnY ax LOT 1 .PLAN i ]/2.5 1,828'BF. 7,691 S.F. 1,028 Si. 28x LOTI Pl:W 39 '~ 4/2.5 2,005`S.F. 1,517 5.f. ~ 1,162 S.F. J3f LOT.J, PLAN'2! J/2.5 1;J50':SF. ],J32 S.F. 006 S.F. lOt LOT,! .PUN' 4 1/2.5 '.2,121's.F. ~ J,122 SF. 925 S.F. J014 I ' LOT.J PIM' 1 11 J/2.6 '1;826'~SF. J,212 SF.' 969 S.F JOR LOTW ;PUN J1 _; 4/2.5 '2,825: S.F. J,s20 S,F. I,iJI. S.F, J2W 'LOT 1 PUN 2 I . J/2.5 1;750+.SF, J,112 SF. 1,252 S.F: J4f4 [O7W _ RANI, I 4/2.5 2,127S.F. J,J42 S.F. I'.OB2 5.F 7214 LOT B RAN 1 i J/2.5 - '1;826'~,S.F. J,I51"SF. ' W6'S.F. 28R LOT lO ~LOT.l1, 'RAN J~ r, PIM'-2', 4/t.s J/2.5 2,OBSS.f. '1;750%.S.F. J,JXO S.F: J,620 S.F. I.OO/.S.F. I',IJ2 S.F. JOR JBN LOT,I? '':RAN,1 J/2.5 -1;826?S.F: J,571' SF. 1;105 S.F. J1W LOl iJ :RN! J," ~ 4/2.5 12.OB5'S.F J;IBJ S.F. I,J78~S.F. w14 LOI ll ,PiANPS' S/2.5 '1,624:S.F. JB61 S.F. BJe S.F. 21R LOT lJ`. RAN4 4/2.5 '2,121t5.F.. JIBS S.P I'$J7 S.F. JSR "LOT l6 .PLAN ]}' f 4/2.s {2.005`s.F: J,675 S.F: 1;226 S.F. JSR LOl Il RAN-1 3/2.5 ?1;826f5.F, J;772 S.F. I,J66 S.F. JTR L07.1W 'RANI. 4/2.5 .2121+. S.F. J,85J S.F: 1,502 S.F. 'JBR LOJ 73 'PLAN P5 '- S 6 T 24' F; J062 SF. 021 6.F. 28L L07 PC1 PU011 ~~~ 1 5 _'T826'S.F. J,60B 8F. 1,2SJ 5F. J3F L0771 .'RAN 3- / 4 25 ~ :2,OBS.S.F.. Ig05. S.F: 1208 S.F. JOR _ NOTE;All.UgTS ARE TWO-STORY AND HAVE 0.20' K~20+GARAR. LEGEND EIOSiING PRDPOSED GANG MAIL BOX FFNCC swNOwAu - - - - PROPLAA LINE caNaEiE OIRB k GUTTER O ASPHALT CONCRETE DECCRADNE PANNG ~ ~ CANOPY'(SFE AR~NISi REPORT .: j DAIm Yu+a 2J, zoos) O UYABIE AREA ~~ FlRE WAIL ABBREVIATIONS ON DOWMENT~NUNBFA APN 0535500'5 PMLEL NUMBER BA BAIIlR00N BA BE-ROOM GRAPHIC SCALE ~>m >R LN 1d11-0){910 - - ~, AIMI IJl-elb-NAT ~~/~ ~~ J. L,M~"S~yZn ~ y NB. 48002 'a • EAP.OP0D10 A `~, CIVII ~~ ]f OF CALY~~ ~N V N ~4 No n ~ ,M Q ~' ~ Z 2 2 ~ '0 Q ~ J J'zjQ „2 ~ U 0 O g~a A ~ wOa NU'~a LL~NX O W 0 W 2On H~ m .~ Uw zZ m5 Wa f- o Q= &5 ;„ a Nq ~',n g$g~ Q0 cg9o ~~ g:EC Urn rsu Z F J' E,mS^ LL - ~~ e~ •W ~ W 2? WZ WW J_ a2 U DALE: 08.01.00 SCALE: I'-20' DESICN: S,L DRAWN: HSY qOF CHECK: S,L JOB:. 40mA-@BCIES JOB No: 04020 SHEET TM-5 Second Floor ~~~ KT.GY GROUP, .NO. Sequoia ((I~~~ . A RC XITCCTNRO tLANNINO J /y y-~ nv Na ~i~r cxa pL Ir U I ®~~ ,Nx LIaC NSA°>°a"e•,: Lan Investments ® ual asreLn ~~ ~~n eal~miaa 2007-0767 7.09.09 I I AC I I I I j I Ma ter Bed oom I I 12'-D" 13'-8" I ~ ire oce 5~_aX Family ~ 51_al I is'-D" x rr-a" I I Dining as -2" x 1D- Bo I I WIC ~ I I \ - _- I . 1~ I ~ ~ Pdr~ o Kitchen ~~u~a~ +~~ ~ ~ ~j ~ _ ~_~_ . L 0 ~ Garag ' " ~' ' ~ ~ 20 -D x -0 18'-D" x 19'- °'re uir I ~°~t~ '~ ~ I I I I °P I ~ I I I I meter ~ ^14ivoi~gl'-1o° I I I I [I_o,l U I I~L~I~JI - -- ----- - o I ( Elev B: Bungcl~w I Porch Conditio I ~ i I I I I i, I, I First Floor P a n 5 3 Bedrooms 2.5 Baths First Floor: 12.23 sf Second Floor: 401 sf Total: 1624 sf D ~" ~`~ " u ~1~ f.~ i>c ~o :.L`i: 2 8 iS 4.: ~x;~ ~I °; '' i ~;y, -~ ' i ~f~