HomeMy WebLinkAboutResolution 97-209 08/04/1997 Resolution No. s7-2o9 N.C.S.
' of the Ciry of Petaluma, California
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4 APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE TUXHORN
5 ESTATES II RESIDENTIAL PROJECT LOCATED ON THE EAST SIDE OF
6 SONOMA MOUNTAIN PARKWAY AND IMMEDIATELY SOUTH OF THE
7 AMERICANA SUBDIVISION; APN. 137-070-058
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to WHEREAS, Beth and Tux Tuxhorn filed'an application for a Tentative Subdivision Map
11 on April 10, 1997, for a subdivision known as the Tuxhorn Estates II Subdivision; and
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13 WHEREAS, the City Council has found that the requirements of the California
14 Environmental Quality Act have been satisfied through the preparation of an Initial Study
15 which indicates that the proposed project, as mitigated through the adoption of a
16 Mitigated Negative Declaration pursuant to Resolution No. 97-203 N.C.S., will not result
17 in significant environmental impacts, and -that no further environmental review is
18 necessary; and
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20 WHEREAS, the Planning Commission held a duly noticed public hearing regarding this
21 project on June 24, 1997, at which time the Planning Commission recommended that the
22 City Council conditionally approve the Tentative Subdivision Map; and
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2a WHEREAS, the City Council has adopted Ordinance No. 2054 N.C.S. rezoning the
25 Tuxhorn Estates II site to Planned Unit District, and approved Resolution
26 No. 97-208 N.C.S. approving the Tuxhorn Estates II Planned Unit Development Plan.
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28 NOW, THEREFORE BE IT RESOLVED, that this Council hereby finds as follows:
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30 FindinQS for Tentative Subdivision Map
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32 1. The proposed Tuxhorn Estates II Tentative Subdivision Map, as conditioned, is in
33 general conformity with the Petaluma General Plan/Corona/Ely Specific Plan
3a because it integrates important design features specified, including: appropriate
35 design of streets and pathways for public use,. and a broad range of admirable
36 house designs contributing to attractive streetscapes.
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38 2. The proposed Tuxhorn Estates II Subdivision, as conditioned, is in general
39 conformity with the standards and intent of the PUD District, and other applicable
4o provisions of the Petaluma Zoning Ordinance.
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42 3. The proposed Tuxhorn Estates II Subdivision Map, as conditioned, is in general
43 conformance with the Petaluma Subdivision Ordinance and other applicable
a4 provisions of the Petaluma Municipal Code.
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Resolution No.. 97-209 N.C.S. Page 1 Of5
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t 4. The requirements of the California Environmental Quality Act have been met
2 through preparation of an Initial Study and adoption of a Mitigated Negative
3 Declaration, to avoid or reduce to a level of insignificance, potential environmental
a impacts of the Tuxhorn Estates II Subdivision.
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6 5. The Tuxhorn Estates II Subdivision has met all requirements of the City of
7 Petaluma Residential Growth Management System, as specified under Chapter
s 17.26 of the Municipal Code.
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l0 Tentative Subdivision Maa Conditions
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12 1. All mitigation measures adopted in conjunction with approval of the Mitigated
13 Negative Declaration for the Tuxhorn Estates II project are incorporated herein by
to reference as conditions of project approval.
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t6 2. All conditions of the PUD Development Plan approved for the Tuxhorn Estates II
17 project are incorporated herein by reference, and shall be enforced, as applicable,
is with the Tentative Subdivision Map.
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20 3. All conditions of the Planning Department shall be met, including:
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22 a. A reproducible copy of the Tentative Map, submitted to the Planning
23 Department on April ]0, 1997, shall be submitted Yo the Planning
za Department, prior to Final Map approval (first phase).
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26 4. All conditions of the Engineering Department shall be met, including:
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28 a. Full intersection improvements, (including signalization) at proposed
29 Riesling Road and Sonoma Mountain Parkway, shall be installed by the
3o project proponent. These improvements shall include, but not be limited
31 to, modifications to the landscaped median island and a transit stop/bus pull
32 out.
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3a Riesling Road shall be improved to the extent as required with the previous
35 Parcel Map 303 approval which pertains to development of this subject
36 parcel of the said parcel map. The previous condition of approval with
37 Parcel Map 303 reads "one-half street improvements, plus one travel lane
38 for traffic along the entire frontage of Riesling Road, and sidewalk and
39 landscaping improvements along Sonoma Mountain Parkway."
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41 b. The storm drain system design shall accommodate the existing off-site
42 runoff from the adjacent lands, more specifically, in the area of the
a3 northerly connection to the existing Riesling Road, including the runoff
as from the drainage ditch adjacent and parallel to Mustang court (private
a5 road). The runoff shall be intercepted at the most northerly connection
46 with the existing Riesling Road and shall be collected by a closed conduit
47 public storm drain system. The Sonoma County Water Agency shall
as review and approve the storm drain system design.
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Reso. 97-209 NCS Page 2 of 5
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I c. The proposed private driveways constitute a private street, pursuant to
2 the Petaluma Municipal Code section 20.28.020. The private streets shall
3 be allowed only in the case the Planning Commission finds that the most
a logical development of the land requires that lots be created in planned unit
5 development zones that are served by a private street. The pnvate streets
6 shall be within common area parcels with maintenance provisions provided
7 in the articles of incorporation pursuant to Section 20.16.220 of the
8 Petaluma Municipal Code or through alternate boundary configurations
9 and maintenance provisions found to be acceptable to the City Attorney
to and the Director of Engineering, prior to Final Map approval.
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Iz d. A one-foot non-access easement across the entire Riesling Road frontage
13 shall be dedicated to the city on the final map, except in the areas of the
14 proposed driveway approaches.
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16 e. All offers of dedication for public right of ways, previously rejected on City
17 of Petaluma Parcel Map No. 303 and which are proposed to be improved
Is on this tentative map, shall be accepted by the City pursuant to the
19 Subdivision Map Act Section 66477.2(a). It is the pro3ect proponents'
20 responsibility to show the subject. right of ways on the .final map and to
zl reference on the map the City Council resolution accepting the subject right
2z of ways.
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24 f. Two City standard street lights shall be installed on the northeast and
25 southeast corners of the proposed roundabout in addition to proposed
z6 lighting.
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28 g. Section B-B, as shown on the tentative map, shall be revised to provide a
z~ 20-foot paved surface from face of curb to edge of pavement, City
30 standard curb and gutter, and a 5-foot monolithic sidewalk.
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32 The common area for lots 9 through 16 shall be coincident with the with
33 entire length of the proposed public access easement.
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35 h. The proposed sanitary sewer mains within private streets shall be provided
3G with a ]0-foot paved public sanitary sewer easement dedicated to the city
37 on the final map.
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39 i. The proposed private storm drains within the private streets and also within
ao back/sideyards shall be privately owned and maintained by an
41 owners/tenants organization pursuant to Petaluma Municipal Code Section
42 20.16.220.
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44 j. Two (2) sanitary sewer and two (2) water services adequately sized shall
45 be stubbed out to the lands of parcel 2 of Parcel Map 303 at the most
a6 logical locations.
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48 k. Privately owned and maintained security lighting features shall be provided
a~ along the proposed public access easement/pathway. The articles of
5o incorporation shall address and assure the long-term maintenance of these
51 improvements.
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Reso. 97-209 NCS Page 3 of 5
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1 I. No lot to lot drainage shall be permitted. Surface runoff shall be addressed
2 within each individual lot then conveyed to an approved storm drain
3 system.
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5 m. A pavement marking and signing plan shall be prepared by the project
6 proponent and reviewed and approved by the City Traffic Engineer. This
7 plan shall include, but not be limited to, a bike lane on Riesling Road, "No
8 Parking" signs and red curbs denoting "Fire Lane" on the private streets,
9 and shall be prepared to satisfy Caltrans Traffic Control Manual.
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11 5. All conditions of the Public Works Department shall be met, including:
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13 a. Run two 1" split water services for each side of each court and cluster
14 meters in public right-of--way along Riesling. If there is a need for fire
t5 hydrants in courts, this will have to be re-examined. Locate street trees at
tb least five feet from water meters.
17 b. Publicly maintained sewer and storm drains need to be in paved areas.
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19 6. All conditions of the Fire Marshal shall be met, including:
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21 a. Minimum fire flow required for this project is 1,500 gallons per minute at
22 20 pounds per square inch (psi).
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z4 b. Fire hydrants shall be spaced at a maximum of 300' apart. Location and
25 type of fire hydrants are to be approved by the Fire Marshal's office.
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27 c. Provide access, a minimum twenty (20) feet, exclusive of on street parking,
2a all asphalt surface with thirteen feet-six inches (13'6") vertical height
29 clearance..
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31 d. Post address at or near main entry door, a minimum of 4 inch letters on
32 contrasting background.
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3a e. Address locator required to be posted at or near the driveway entrance.
35 Reflectorized numbers are acceptable. Location and design to be approved
36 by the Fire Marshal's office.
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38 f All required fire lanes in which no parking is allowed, shall be designated
39 by painting curbs red. Where no curbs exist, signs approved by the Fire
4n Marshal shall be installed
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42 g: Add as a general note to plans:
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44 No combustible construction is permitted above the foundation unless an
a5 approved all weather hard surface road is provided to within one hundred-
46 fifty (150') of the farthest point of a building or structure..
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48 All fire hydrants for the project must be tested, flushed, and in service prior
49 to the commencement of combustible construction on site.
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51 7. This subdivision shall participate in the Corona Ely Benefit District (pursuant to
52 Resolution No. 92-302 N.C.S.).
Reso. 97-209 NCS Page 4 of 5
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z 8. The applicants/developers shall defend, indemnify, and hold harmless the City or
3 any of its boards, commission, agents, officers, and employees from any claim,
4 action or proceeding against the City, its boards, commission, agents, officers, or
5 employees to attack, set aside, void, or annul, the approval of the project when
6 such claim or action is, brought within the time period provided for in applicable
~ State and/or local statutes. The City shall promptly notify the
8 applicants/developers of any such claim, action, or proceeding. The City shall
9 coordinate in the defense. Nothing contained in this condition shall prohibit the
to City from participating in a defense of any claim, action, or proceeding if the City
11 bears its own attorney's fees and costs, and the City defends the actton in good
12 faith.
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la 9. The-home constructed on Lot #2 shall be single-story.
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t6 10. A disclosure notice shall be recorded with the deed of each lot within the courtyard
17 over which the public pedestrian pathway crosses (Lots 9-16) advising property
18 owners of this public pedestrian way and of the potential 'for inconvenience,
19 nuisance, liability, etc. associated with the normal use of the pedestrian way. Said
20 notice shall be submitted for review and approval by the City Attorney prior to the
21 approval of the Final Map.
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23 11. The applicant/owner shall be responsible (including costs) for the creation of a
2a Landscape Assessment District or a comparable mechanism for the ,purpose of
25 perpetual maintenance of. Sonoma Mountain Parkway landscaping including the
26 privacy/sound wall; the public. path (including lighting) which traverses the site in
27 the vicinity of Lots 9 - 16 of the. Tentative Map; and all street trees within the
28 public rights-of--way, subject to staff review and approval prior to Final Map
29 approval.
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31 umtux/hghd/31
Under the power and authority rnnferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was intraluoed and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) 6PCC>x01t[s9ddXda~Ae~I) meetutg'-i''-~orm>
on the ._4I}1 say of ..............AlAgus.>=................_............., ts..97.., by~the ,
following vote:
~~ity Attorney
AYES: Stomps, Torliatt, Maguire, Vice Mayor Hamilton, Mayor Hilligoss
NOES: None
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ABSENT: Read, .Kell
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City Clerk Ma or
Co~mril Fils.._._..._.._......_...........
ca io~as Res. No,..97,=209__._.,.. NC,S, Page 5 of 5
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