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HomeMy WebLinkAboutCC Resolution 7846 (Turrini Subdivision)RESOLUTION NO. 7846 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DENYING AN APPEAL OF THE PLANNING COMMISSION ACTION TO CONDITIONALLY APPROVE TS87-4, A TENTATIVE MAP FOR A FIVE LOT SUBDIVISION OF 1.43 ACRES AT 21 MADRONA STREET (T;URRINI SUBDIVISION) WHEREAS, the San Rafael Planning Commission approved TS87-4 with conditions of approval on August 9, 1988; and and WHEREAS, an appeal was filed by two owners of two adjacent properties; WHEREAS, the appeals were heard by the City Council at a duly noticed public hearing on October 3, 1988. NOW, THEREFORE, BE IT RESOLVED that the City Council hereby denies the appeals of the Planning Commission's action to conditionally approve the Tentative Map TS87-4 based upon the following findings: FINDINGS: 1. The proposed project is consistent with the General Plan 2000 including the land use designation of Low Density Residential (2 to 6.5 units per gross acre) in that the project involves a subdivision creating five lots for single family residential development at a density of approximately 3.5 units per acre. 2. An exception to subdivision ordinance sections 15.32.010 (requiring a minimum lot width of 50 ft) and 15.34.020 (requiring a minimum lot area of 7200 sq ft and a minimum lot width of 72 ft due to a 16% slope) are appropriate relative proposed lot 1 of the subdivision. The proposed 6,795 sq, ft, 45 ft wide lot is consistent with established patterns of development in and the character of the Gerstle Park neighborhood in that: 1) A developed lot of identical dimensions area and slope exist adjacent to the proposed lot one; and 2) There are a number of lots throughout the subject neighborhood which are substandard due to either dimensional or area deficiencies. 3. The proposed project is consistent with the zoning classification of R-1 in that the proposed lots meet area and width requirements of the city slope ordinance, are that where such requirements are not met, exceptions pursuant to subdivision ordinance sections 15.32.010 and 15.34.010 are appropriate. 4. The proposed project does not have the potential to substantially degrade the quality of the environment or cause substantial adverse effect on human beings in that significant trees on the site will be preserved, revegetation of soils exposed by road regrading will be required, and the development of lots will be subject to the recommendation of the City's Geotechnical Review Board. Drainage and frontage improvements have been required. Fire Department access has been determined to be adequate and all lots will be subject to some level of design review. BE IT FURTHER RESOLVED that Tentative Map TS87-4 is approved subject to the conditions listed in Exhibit "A", attached hereto. ORIGINAL I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify that the foregoing resolution was duly and regularly introduced and adopted at a regular meeting of the Council of said City on Monday , the 17th day of October , 1988, by the following vote, to wit: AYES: COUNCILMEMBERS: Boro, Frugoli, Thayer & Mayor Mulryan NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: Breiner JE E•M. LEONCIN City lerk EXHIBIT "A" Conditions of approval: FIRE DEPARTMENT (a) Fire hydrants type Jones 3740 shall be installed and be capable of providing the required fire flow. If water system cannot provide the flows, residential sprinkler system may be required. (b) Private street shall be posted on both sides "No Parking Fire Lane" in conformance with Fire Department standards. (c) Addresses shall be posted in accordance with Fire Department standard 205. (d) Fire resistant roof covering are required. PUBLIC WORKS DEPARTMENT General Conditions (e) Concurrent with Final Map recordation a maintenance agreement to be approved by the Planning Director, City Engineer and City Attorney shall be recorded with respect to the future responsibility of common improvements (i.e. driveways, storm drains and sanitary sewers) (f) The underground storm drain system in Clorinda Avenue shall be extended from Clark Street to the westerly side of the intersection with Madrona Avenue. The required pipe size shall be increased to accept flows from the northerly side of the street in the future. The City will participate in the cost of upsizing the pipe in an amount not to exceed $5,000. (g) A complete set of "as built improvement" plans shall be supplied on polyester film to the Public Works Department. Grading and Earth Work (h) Grading plans shall show all proposed and existing contours. (i) The final grading plans shall be prepared in accordance with the recommendation of the soils report prepared. (j) The final grading and drainage plans shall be reviewed and signed by the soils engineer. (k) All soils or all earth and foundation work shall be done under the direction of the soils engineer. A final report shall be submitted prior to acceptance of the work. (1) Final soils report shall contain specific recommendations for the construction of buildings on each of the lots. (m) An erosion control plan shall be submitted for approval by the City Engineer and Planning Director prior to any clearing or grading of the site. (n) A level "C" soils report must be submitted with the final map application and is subject to review and approval by the Geotechnical Review Board. The applicant shall make a deposit with the City Engineer to cover the cost of this review. Storm Drainage: (o) The improvement plans shall show existing and proposed drainage facilities• (p) A hydrology and hydrolics analysis of the entire on and off site drainage system shall be submitted as part of the final map application. (q) Private storm drainage easements shall be created for the purpose of disposing of drainage from individual lots across adjacent lots when said drainage cannot be directed to the public street. These easements shall be located to the satisfaction of the City Engineer. Sanitary Sewers: (r) The improvement plans shall show the location of all existing and proposed sanitary sewer facilities. (s) All gravity sanitary sewers shall be air and manderal tested prior to the acceptance of the work. (t) All common laterals shall be a minimum of six inches in diameter. Streets and Roads: (u) The roadways shall be constructed as per the typical sections shown on the tentative map. (v) The improvement plan shall show the horizontal and vertical alignment of the roadways. They shall be subject to the approval of the Fire Department and the City Traffic Engineer. (w) The roadway structural section shall be designed to a traffic index of 4.5 for private roadway. (x) The final roadway section design shall be reviewed by the soils engineer and shall be subject to the approval of the City Engineer. (y) The improvement plans shall show all proposed and existing frontage improvements. Curb, gutter and sidewalks shall be constructed along the frontage of parcel one. An asphalt berm and conform paving shall be required along Clorinda Avenue frontage. (z) Standard concrete curb and gutter is required along the westerly side of the private street. (aa) All frontage improvements shall be constructed in accordance with the uniform construction standards of the cities and county of Marin. Street Trees: (bb) As approved by the City Engineer and Planning Director. Utilities (cc) The improvement plans shall show existing and proposed utilities. (dd) All utilities shall be underground. (ee) The improvement plan shall be reviewed and assigned by each of the respective utility companies. (ff) Prior to the recordation of the final map letter shall be submitted from each respective utility company indicating they have reviewed the plans and soils reports. (gg) Any common area lighting facilities shall be fluorescent and/or high pressure sodium type fixtures. (hh) Fire hydrants shall be installed in the public easements as required by the Fire Department. Securities and Agreements: (ii) A standard subdivision agreement shall be executed by the applicant prior to the acceptance of the map. (jj) For the construction of all public and common area site improvements an engineer's estimate shall be subject to approval of the City Engineer. (kk) Based on the engineer's estimate bonding or other approved security shall be supplied to insure the completion of improvements for both public and common areas. (11) Prior to the acceptance of the final map, plan check and instruction fees shall be paid based on the engineer's estimate for both public and common areas. (mm) Prior to occupancy the applicant shall segregate existing assessments or with the proposed lot. PLANNING DEPARTMENT (nn) Development of each lot shall be subject to design review by the Design Review Board prior to Zoning Administrator action. This condition shall appear on the face of the final map, and shall be noted in the subdivision's -2- CC&R's. Such design review shall be conducted in accordance with Section 14.11.050 of the Zoning Ordinance. The following specific requirements shall apply to development of lots created by the subdivision: 1) All homes within the subdivision shall feature a predominance of natural exterior materials such as wood, stone, brick, etc. The exterior color of homes shall be limited to medium to dark shades on the City's official earthtone/woodtone color board. 2) Obstruction of existing views from upslope adjacent lots shall be minimized. Homes shall be designed with a maximum of two stories, and shall not exceed 30 feet in height as defined by the Zoning Ordinance. The erection of story poles shall be required as part of the design review process for Lots 2, 3, 4 and 5. 3) All homes shall be designed and constructed in a manner which minimizes grading and preserves existing on-site trees in a healthy and thriving condition wherever possible. 4) Landscaping shall be provided at the time of development of each lot to buffer adjacent/existing homes on surrounding lots, screen views from uphill parcels, and maintain privacy for downslope properties. A complete professionally prepared landscape plan shall be submitted at the time of design review application. All landscaping shall be installed prior to the issuance of a certificate of occupancy. (oo) Lots 2, 3, 4 and 5 shall be developed with a minimum of four (4) on-site parking spaces. (pp) "No Parking" signs shall be installed along the Clorinda Avenue frontage of the site to the satisfaction of the City Traffic Engineer. (qq) No grading or construction shall occur which results in the removal or destruction of those trees identified on Exhibit 3 of this report and displayed as such at the Planning Commission meeting of August 9, 1988. In addition, as many other trees as possible are to be saved. A certified arborist shall assess the impacts of roadway grading upon trees number 1, 9, 10, 11, 12 and 17 as indicated on Exhibit 3. The arborist's report shall contain measures for the protection of the subject trees both during the installation of subdivision improvements and site development. Such report shall be submitted prior to the issuance of a grading plan for the proposed private street. (rr) A landscape and irrigation plan for the revegetation of the area within the private street easement shall be approved by the Planning Department prior to the issuance of a grading permit. Said landscaping shall be installed concurrently with construction of the proposed private street. The primary purpose of such landscaping shall be to provide screening of the subject site from adjacent westerly properties. Said landscape plan shall consist primarily of native plant species. (ss) Building envelopes as shown on Exhibit 2 attached to this report as modified by the Planning Commission to adjust the northerly envelope boundary of Lot 2 shall be recorded on the Final Map. All garage and primary structures shall be located within the envelopes. (tt) The 6 inch redwood tree located within the Clorinda Avenue right-of-way shall be preserved, if possible, during construction of required drainage and/or street improvements. (uu) This tentative map shall be valid for a period of two years (October 3, 1990) unless extended by the Planning Commission. -3-