HomeMy WebLinkAboutResolutions 84-107 N.C.S. 05/21/1984
Resolution No. 84-107N, ~, ~,
of the City of Petaluma, California
APPROVING THE TENTATIVE MAP .FOR NIZIBIAN
22 ,LOT RESIDENTIAL SUB+DIVISION
MOUNTAIN VIEW AVENUE NEAR CANYON .DRIVE
(A.P. NOS. 019-232-06, 16, 19 and 20)
WHEREAS, Joseph Nizibian, et al, as owner and- subdivider, has filed with
this Council a tentative .map. to subdivide land within this City to be known
as Nizibian Subdivision, and has paid all required filing fees; and,
WHEREAS, the City 'Engineer, the Director of Planning, and the Planning
Commission have examined and. reviewed the ~ same° gas ,required by law and all
reports, recommendations, and .comments thereon ~ :have been forwarded to
and considered by this Council at its meeting `;held ~on _1vlay 21, .1984,
N.OW, THEREFORE, BE IT RESOLVED that. this Council hereby finds as
follows
1. The proposed tentative map, subject to the'-following conditions,
will conform to the intent of the zoning ordinance and policies of
the General Plan / ED P .
2. The proposed map,, .subject to the. following conditions, will not
constitute a nuisance or be detrimental to the public welfare of
the community .
3. The proposed map, subject to the. following conditions complies
with the requr-emen;ts of Municipal Code Chapter 20.16 and the
Subdivision Map Act.
4. The proposed :map provides adequate solar exposure for future
active and/or passive -solar heating and cooling. due to the Iarge
par-ceI sizes within the constraints of .respecting the natural
topography of the land and desired circulation patterm.
5. Council Resolution No. 9394 N.C.S. ; Condition Nos. 5 and 6
regar""ding the provision. of geotechncal -information for- soil and
slope stability on and off site Have been satisfied.
BE IT FUP.THER RESOLVED, based on the findings set forth above, that
the above referred. to ten€ative map, be and the same is hereby approved,
subject, to the conditions set forth below and- incorporated herein as follows:
Page 1 of 4
Reso. 84-107
From the City Engineer:
1. The tentative map and grading plan must be revised prior to final
map application to address all the comments, conditions,
deficiencies, and concerns listed in the letter from the City
Engineer to the Planning Commission dated April 30, 1984,
attached. Condition No. 1 of said letter refers specifically to
those recommendations for slide repair, drainage, and maintenance
as contained in pages five, six, and seven, respectively, in the
Donal flerzog ,Geotechnical Investigation dated April 7, 1984.
From the Fire Marshal:
2. Fire hydrants shall be located and depicted on the tentative map
at the following locations:
a. Northwest corner of Lot No. 1 at Mountain View Avenue.
b . Southwest corner of Lot No. 19.
c. Southwest corner of Lot No. 13.
d. Property line between Lot No. 5 and Lot No. 6.
From Pacific Gas and Electric:
3. A ten foot public utility easement is required fronting on both
sides of- the public streets. This would enable the utility
companies to install and maintain their joint trench facilities under
the sidewalk and also provide the area required for the splice
boxes, subsurface transformers, street lights, etc. behind the
sidewalk area (Code Section 20.23.340) .
From the Police Department:
4. A street light shall be located at the common driveways of Lot
Nos. 8, 9, 20 and 21 to the satisfaction of the Petaluma Police
Department and City Engineer.
5. Houses removed from the street shall be adequately marked for
identification to the satisfaction of the Police Department.
From the .Planning Department:
6. All .existing structures ,shown on the tentative map shall be
labeled as such.,.
Page 2 of 4
Reso. 8,4-TO7
7. The emergency vehicle access through Lots 8 and 9 to the
Country Club Estates property ~ sha`ll be improved to the
satisfaction of city staff.
8. Project C. C. and R.'s (Conditions, ' Covenants, and Restrictions)
signed and in recordable form,,,, and homeowners' association
bylaws, if introduced by .the developer, shall be submitted sixty
(60) days prior to approval of a final map to the City Engineer
subject to review and approval by the Community Development
aril Planning Department and City Attorney. A conformed
(recorded) set of recommended C. C, and R.'s and homeowners'
bylaws shall. be delivered to the City prior to issuance of the
first building permit.
9. Project's- C.C. and R.'s shall provide a .mechanism for continued
rnaiiitenance of shared private driveways, swales, emergency
access easements and other common improvements. (Code Section
20.16.220)
10. The following dev,eloprnent standards shall apply to the project
and shall also be reflected in the project C.C. and R.'s.
a. Building .envelope setbacks as shown. on the tentative map.
b. Maximum building heights of two stories.
c. Building additions and accessory structures shall be
permitted within the building envelope area only.
d. Accessory uses, .accessory dwellings,: garage conversions,
building modifications,. and other development standards shall
conform with all. Zoning Ordinance standards applicable to
the R-1, (One-Family) Residential Zone..
These development standards shall be, incorporated as a
modification -to the approved development plan.
11. Flag aot access drives. for Lots 8, 9, 20 and 21 shall be improved
to approved city .standards. Easements to provide reciprocal
access for those flag lots shall be recorded with the final map.
12. A master landscape plan shall be prepared and approved by
SPARC prior to application of a final map. Said plan shall. show
street tree type, location, and .number', shall indicate lawns or
mix of ground cover, shrubs and trees for alT parcels in all yard
areas fronting streets, building envelopes, side and rear yard
fencing and/or walls. Landscaping and fencing must be installed
for any given lot prior to occupancy, of the dwelling unit on said
lot. Any conditions of approval ~ required by SPARC shall become
incorporated as conditions of the development plan. (Code-
Section 20.32.320 )
Page 3 of 4
Reso.84-10'7
13. Street names for Streets "A" and "B" shall be proposed by the
applicant subject to approval. by 'the Street Naming Committee.
(Code Sections 20.16.360, 370 and 380. )
14. Any changes to the Nizibian Subdivision tentative map and/or
development plan made pursuant to these conditions or SPARC
conditions of approval shall be reflected on a new map and/or
plan, a sepia print and one copy of which shall be provided to
the Department of Community Development and Planning within
thirty (30) working days after approval of -such change (s) .
15. The applicant shall satisfy City General Plan policies and
programs with regard to providing `housing, land, in-lieu fees, or
alternate measures for housing affordable to very low, low and
moderate income Households. The. 'means for satisfying this
requirement. shall' 'be developed in consultation with City staff and
ratified by the City Council concurrent with final map approval.
16. The subdivision shall be modified to 'eliminate Parcel A subject to
staff approval. (Code Section 20.28.010.. )
17. The development. of the project site shall comply with the intent
of the proposed. City erosion control or-dinance to the satisfaction
of the City Engineer. In no case sYiahl open cut/fill-slopes in
excess of 2:1 slope- be allowed.
18. The tentative map shall be revised to designate all areas proposed
to be dedicated to the City. ('code Sections 20.16.210 and
20.16.310. )
BE IT FURTHER RESOLVED that the, -City Council finds that the
requirements of California Environmental Quality .Act Guidelines have been
satisfied by Resolution Na. 9.394 N.C.S., adopted by the City Council on
March 15 , 1982.
AYES:
NOES:
ABSENT
ATTEST:
conferred :upon .this Council by the Charter of said. City.
I hereby certify the foregoing Resolution was introduced'and ad'"opted by the
Council of the City of Petaluma at a (Regular) (~~1~~ mdeeting
on the..... 2:lst....... day of ......May ... ..:....................:.... 19........8tfy the
following vote:
as
.~" City Attorney
Perry, Bond, Cavanagh, Balshaw, Vice Mayor Harb_ son, Mayor Mattei
N
For~;CA 2 7/81
i --.'°~
~-
..e'.._----
Mayor
Page 4 of 4
Council File. ..__ ...............
~: xo ...84 lQ 7
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~~lt}~ ®~ h~t~~Ul~~ 1l English Street
Post Uffice ,Box 6l -- Pefalurna, CaPifornia 9453
April 30, 1984
Petaluma Planning Commission
City Hall
Petaluma, CA 94952
Attention: Mr. Gregory C. Erefas, Planning Director
Dear Commissioners
.. i ~~~.
_.._ ....
APR •:s ~; i9~
PLANNIN D`pT:
Subject: Tentative Map - Nizibian Subdiv,isior.
Seetion 20.16.420 of the Subdivision Ordinance specifies that the Citr
Engineer shall. prepare a w,rtten report of recommeredati:ons on the Tentative
heap in relation to the Public Improvement requirements of the Subd,visiar
Ordinance and the provisi:oris of the Map Acs.
1. Prior to the issuance of a building permit, the deep soil creep locator'.
up-slope in . approximate algnmen± with the' north anti south boundries
of the Nzibian property (.lots 8, 9, 11. 1'2. 1.4, and 15) must be
repaired in accordance with the. -soils report by
.Donald Herzog and' Associates, Inc.. dated April T'; 1984.
Periodic land mai:ntenan.ce in the repair area will be required along
w-ith frequent surface and' subsurface drainage facility maintenance and
cleaning. A dense growth of deco-.roote.d ground cover must be
planted after the: reapir and mai:ntaiiaed • on all slopes to reduce
sloughing<. Erosion that does. occur must be repaired promptly be#ore
it canenlarge into sliding .
Code. Seeti:on Title and Rea"son for Non-Conformance
20.1b,.098 :Name and address of subdivider - recordea owners did not
sZ ~; i, i. ~ • •~ z: authorizati:or. .
20.16.130 Descriptions o,f adj`acen,t streets - Rot. Vies=.• Ave. needs a•idtr
• and grade shown . '
20.1f~.16h Grading plan - This plan i= ~~er~• con{usir.c. Pronosc~c tom
o{ cUi-;i g.racie does nc~* match tr:~ sporilt•c: r•c,~a c~~ni~':•~i::~.
{T Y:~jC'. ,j~~-,t}liii~' S}iCri.';! {02- $](~~~t' pY~t~'E'C'tTC~•t T.i~?'':. ??: ... C-~_ct
Department of Public i~Vorks'
Engineering Division
(707) 778-4304 ~ •
~;ti,c; VEV
20.16.2'20 Proposed Lands in Private Ow~ner,;5liip = O.w.nership of, Parcel
"A" is not sfated~. Also, who will maintain sidewalks,
.- -
common driveways, emergency access easement and concrete ,
lined. s,wale?
20.16.230 Easements for Storm Drain, Sanitary Sewer, Water Main and
Public Utilities. -All utilities to be owned and maintained by
the City,- which .are located- outside the. public right°of-way,
must be shown in a 10' easement, Ownership of the
remaining. utilities must be specified on the Tentative Map .
Water main - no service shown for back Iots (e. g. , Lots 8,
9, .20' an•d 21) . Also, a water train. -easement is not shown at
the end of Street "B" to connection. point in Canyon Dr.
20.1.6.250 Lot ~Lay.out and Dimensions - Not all lot dimensions are
shown.
20.16.290 Storm Drain Facilities - `Pipe layout and -size shown or:
drainage study does not ag-reed v~ith tentative map.
2"D.16.300 Curbs, Gutters,, Sidewalk and PU£ - Gity standards requixe
-
sdewalks shown on both sides.. Show PUE. The structural
sect%ons -for Streets "A" and. "3" and Mt. View should sho~r
AC + AB + A'BS.
20.16.320 Setback Lines -Elevations -Are sefbac-k 'lines the same a=
buildir.g_ envelopes? A11 finished floors must be shown.
Does "GFF" mean "garage finished' floors"?
20.16.330 Preliminary Landscape Plan. - Proposed trees are in the
middle of some proposed driveways. Some trees also loop:
like they are. in the sidewalk. No irrigation and maintenance
measures are mentioned for these areas .
20.16.340 Location o,flmprovements to be Shov~m on Mao - Slide area
anal reconstruction measures not shown.
ZO.1b.360 Street Names Generallu -Street "A" and Street "B" shoulc
be changed to show proposed street ,.names.
Additional Comments
1. Street name an~i stop signs needed- at the intersection of A9c-:yea: arc
. Street " u'' .
?. T1;. ~.,,,.-i~ cry:.. ar::? fi,-e. !~••c'r~ r.t ,,, r - -.
z.asemer:ts u~i] bc:• rec;uiz-~c.
3. Existing; contours should be dashed lines and p'roposc:d contuurs shotil
be solid lines. As submitted, you cannot distinguish one from the
other.
4. Legend should be the same- as the symbols shown on the tentative map.
Very t-ruly yours,
~,
®~' ; ~'liomas S;. Hargis
IJirector of P.txblic Works /
_ - City' Engimeer
cc: DPW/CE ACE
CEA City Clerk
Mr,. Joe Nizbian
M. Hudis & Associates
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