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HomeMy WebLinkAboutResolution 2005-117 N.C.S. 07/18/2005 Resolution. No. 2005-ll'7~,~,s, of the City of Petaluma, California APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE MARTIN FARM SUBDIVISION AT 1197 EAST WASHINGTON STREET AND PRIVATE MARTIN CIRCLE; APN 007-361-022 WHEREAS, by action taken on May 10, 2005, the Planning Commission considered the proposal and forwarded a recommendation to the City Council to approve the Tentative Subdivision Map; and, WHEREAS, the City Council finds that the requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption of Resolution No. 2005-116 N.C.S., approving a Mitigated Negative Declaration to address the specific impacts of the Martin Farm subdivision; and, WI~EREAS, by Ordinance No. 2218 N.C.S., the Planned Unit District of Assessor's Parcel Number 007-361-022 was amended and the Unit Development Plan and PUD Development Standards were adopted, thereby, permitting the Martin Farm project; and, WHEREAS, the City Council held a public hearing on the proposed project on June 20 and July 18, 2005, after giving notice of said hearing, in the manner, for the period, and in the form required by Ordinance No. 1072 N.C.S., as amended; and, WHEREAS, the City Council has considered the Tentative Subdivision Map; NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tentative Subdivision Map subject to the following Findings, Conditions, and Mitigation Measures: 1. 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. That the proposed subdivision, together with provisions for its design and improvements, is consistent with the 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. That the site is physically suitable for the derisity and the type of development proposed. 4. That the design of the subdivision and the proposed improvements will not cause substantial environmental damage, and that 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, unmitigatable environmental impacts. Resolution No. 2005-117 N.C.S. From the Planning Division (778-4301) 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 plans date stamped July 5, 2005. 3. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for the Martin Farm project are herein incorporated by reference as conditions of project approval. 4. Upon approval by the City Council, the applicant shall pay the $35.00 Notice of Determination fee to the Planning Division. The check shall be made payable to the County Clerk. 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 found that a de minimis determination is not appropriate, and that an environmental filing fee (as required under Fish and Game Code Section 711.4d) must be paid to the Sonoma County Clerk on or before the filing of the Notice of Determination (for fee amount, contact them at 944-5500). 5. Historic and Cultural Preservation/Site Plan and Architectural Review Committee shall review site plan design, building and accessory structure design, PUD Development Standards, colors and materials, landscaping, play area, and lighting. The City Council requests that SPARC particularly consider: ¦ The aesthetics of the sound wall in light of the gateway designation, ¦ Unit window placement, in order to avoid direct alignment with a neighbor's window, and ¦ Allowing a minor modification to the placement and/or width of the new public sidewalk at the shopping center in order to better accommodate the existing large tree. The Planning Commission requests that SPARC consider possibly: ¦ Relocating one or more of the visitor parking spaces between lots 2 and 9 to create more front yard space, ¦ Improving the barn unit by diversifying it more from the standard unit type, ¦ Reducing the homogeneity of the unit plan type, ¦ Improving the parking spaces south of the farm house, and ¦ Utilizing a low open fence in front of the farm house to define the private space. 6. The Martin house shall be structurally rehabilitated (foundation, structural, roofing shall be evaluated and brought up to a sound level) to ensure against the loss to the historic resource. (See also Historic Mitigation Measure h.) 7. Prior to submittal of any building permit, the work described in .Historic Mitigation Measures f and h (rehabilitation plans for the water tower(pump house and Martin house) shall be completed. i Resolution No. 2005-117 N.C.S. Page 2 8. Prior to certificate of occupancy of 80% of units, the construction described in Historic Mitigation Measures f and h and Condition 6 shall be completed and those permits finaled. 9. Prior to Improvement Plan approval, those plans shall be modified so that rolled curbs are only utilized where necessary for fire vehicle access purposes. 10. Prior to Final Plan approval, the following easements and offers shall be granted and shown on the plans: ¦ A public pedestrian and bicycle access easement over parcel A from the driveway and sidewalk at East Washington Street to the pathway (adjacent to lot 1) to the property line shared with SCWA, ¦ An irrevocable offer of dedication for public pedestrian access from the Parcel A sidewalk to the Sturcon Way property line at a width of five feet along west line of public utilities easement, and ¦ An irrevocable offer of dedication for a public sidewalk easement from the textured pedestrian crossing on the entry drive to the property line abutting the City right-of--way at a width of five feet (to enable a future connection east to McDowell should off-site constrains be eliminated). 11. Any new fencing on (or parallel to and within 10 feet of) the property line shared with the Sonoma County Water Agency's Washington Creek parcel shall be open wire fencing. 12. Prior to SPARC review, the plans shall depict enclosed or covered bike parking for one bicycle and a covered exterior bike rack (near the front entrance) for one bicycle at the Martin house/office. 13. Prior to Building Permit approval, each duplex and single-family unit shall call out a bicycle hanging hook or storage device/area within the secure covered garage space. 14. Prior to SPARC review, the plans shall show a bench in front of the Martin house/office. Specifications on the bench shall also be provided to SPARC. 15. Prior to SPARC review, an exterior lighting plan shall be submitted. Said plan shall include a detail of the types of all fixtures to be installed for review and approval. All lighting shall be hooded and project downward, providing a soft "wash" of light. Flood lights are inappropriate, only low profile light standards and/or wall mounted lights shall be allowed. No lighting on the site shall create a direct glare into cyclist/pedestrian eyes. 16. Prior to the Building Permit Final on the Martin office, the applicant shall provide to the City a copy of the simple !one-page document they have prepared describing alternatives to driving and incentives for employees to walk, cycle, or take transit. 17. The applicant and the Homeowners' Association (HOA) shall be required to utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of pedestrian/bicyclists. The applicant shall be required to post signs when pesticide/herbicide use occurs to warn pedestrians arid bicyclists. Resolution No. 2005-117 N.C.S. Page 3 18. Prior to SPARC review, the applicant shall provide CDD with a written statement from the noise consultant stating that the consultant has reviewed the sound wall(s)/fence proposed by the applicant and found it to satisfy Noise Mitigation Measure a. 19. Prior to certificate of occupancy of 80% of units, all eucalyptus trees approved for removal shall be removed and all stumps ground. 20. 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. 21. All noise generating construction activities shall be limited to daytime, weekday (non- holiday hours) 7:30am to 6pm and gam to 6pm Saturdays. 22. All construction equipment powered by internal combustion shall be properly muffled and maintained to minimize noise. Equipment shall be turned off when not in use. 23. Construction. maintenance, storage, and staging areas for construction equipment shall avoid proximity to residential areas to the maximum extent practicable. Stationary construction equipment, such as compressors, mixers, etc., shall be placed away from residential areas and/or provided with acoustical shielding. Quiet construction equipment shall be used when possible. 24. Construction and demolition debris shall be recycled to the maximum extent feasible in order to minimize impacts on the landfill. From the En ingeerin~ Division (778-4301): 25. Prior to Final Map approval, the East Washington Street sidewalk easement document shall be recorded on the shopping center site. 26. Prior to Improvement Plan approval, the plans shall be modified to depict the sidewalk between the Washington Creek apartment parking lot and the SCWA property line as at least 5 feet wide or 4 feet wide with the installation of wheel stops. 27. Prior to Improvement Plan approval, the plans shall show the sidewalk along East Washington Street as 5-feet wide. 28. The site distance at the intersection of Martin Way and Ellis Street shall meet the standard as specified in the traffic report for private driveways. The proposed bulb-outs, stop sign, pedestrian ramps and crosswalk shall be installed. 29. Vehicular, bicycle and pedestrian access shall be constructed as proposed. Final design shall be subject to review and approval of improvement plans. 30. Grading shall conform to geotechnical investigation report. Erosion control measures, storm water pollution prevention plan (SWPPP) and notice of intent (NOI) shall be prepared as required by the city and/or jurisdictional authority. Resolution No. 2005-1.17 N.C.S. Page 4 31. The private street shall be at least 20-feet wide as proposed. On street parking shall not be allowed except in designated areas as proposed. Red curbs and no parking signs shall be provided. A minimum pavement thickness of 4-inches shall be provided in the street section of Parcel A. 32. The sanitary sewer and storm drain system shall be private and privately maintained. The proposed water main shall be public and have a separate 10-foot wide easement within parcel A with limited utility crossings and subject to review by Water Resources and Conservation. The water main system shall be capable of delivering a continuous fire flow as designated by the Fire Marshal. 33. Maintenance of the private street, private sanitary sewer, private storm drains and other shared facilities shall require a recorded document. 34. Easements for shared facilities shall be recorded on the final map. 35. The common parcel A requires a creation of a Homeowners' Association. 36. Prepare final map and improvement plans per latest standards, codes, resolution, ordinances and policies. From the Building Division (778-43012 37. Prior to any (other) building permit issuance, a building permit shall first be issued for the historic Martin house including all work necessary to make the building comply with CBC Section 3405 for such division or group of office occupancy (shall be brought up to standards, including disability and structural). Prior to certificate of occupancy of 80% of units in the subdivision, all required work on this building shall be finaled. 38. Prior to any (other) building permit issuance, a building permit shall first be issued for the existing water tower/pump house including all work necessary to make the building comply with CBC Section 3404 and 3405 for new buildings and the requirements for such division or group of residential occupancy (shall be brought up to standards, including disability and structural). Prior to certificate of occupancy of 80% of units in the subdivision, all required work on this building shall be finaled. From the Fire Marshal (778-43982 39. Prior to building permit issuance for the unit at the complete north end of the project (unit 11), these plans shall depict this unit as "fully fire sprinklered" as mitigation for fire apparatus turn-around. In all other dwellings, fire sprinkler system. designed and installed in accordance with N.F.P.A. 13-D is 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 activation for the most remote two heads. 40. A permit is required from the Fire Marshal's Office for the installation of sprinkler system prior to commencement of work. A minimum of four (4) sets of plans with calculations is required to be submitted for review, approval, and permit. Resolution No. 2005-117 N.C.S. Page 5 41. Painting curbs red shall designate all required fire lanes where parking is not permitted. Where no curbs exist, signs approved by the Fire Marshal shall be installed. 42. Parking shall be in designated parking spaces only. On-street parking within this project shall not be permitted except where specified on the civil sheets. 43. Prior to Certificate of Occupancy, post addresses numbers on or near entry door. Numbers to be a minimum of four inches high with a minimum 3/8" stroke on a contrasting background or internally lit and must be visible from the street. 44. Prior to Improvement Plan approval, the design details for the speed tables on Sturcon Way shall be submitted to the Fire. Marshal's Office for review and approval. 45. Prior to City Council review, the turn radius at the location where the road from East Washington intersects the road serving the majority of homes must. be R=25. 46. Prior to Improvement Plan approval, provide fire. hydrants as required by the Fire Marshal's office. Prior to approval of Final Map, the applicant shall provide fire flow calculations for review and approval by the Fire Marshal's Office; minimum fire flow for this project is 1500 gpm at 20 psi residual. 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 ~ity of Petaluma at a (Regular) (Adjourned) (Special) meeting _ form on the ..........1.~............ day of ........July 20.05, by the following vote: City Attorney AYES: Canevaro, Mayor Glass, Vice Mayor Harris, Healy, O'Brien, Torliatt NOES: None ABSENT: Nau ` ATTEST: ti City Clerk ayor Council File Res. No........2005,:1.1,7.,..,.,.N.C.s.