HomeMy WebLinkAboutResolution 96-032 N.C.S. 02/05/1996:~
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Resolution No. ss-sz NC.S.
of the City of Petaluma, California
APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE McNEAR
LANDING RESIDENTIAL PROJECT LOCATED ON THE NORTH SIDE OF
PETALUMA BOULEVARD SOUTH AT McNEAR AVENUE; AP No. 008-530-004
WHEREAS, Young America Homes Inc. filed an application for a Tentative Subdivision
Map on September 13, 1995, for a subdivision known as McNeaz Landing; and
WHEREAS, the City Council has found that the requirements of the California
Environmental Quality Act have been satisfied through the preparation of an Initial Study
which indicates that the proposed project, as mitigated through the adoption of a
Mitigated Negative Declaration pursuant to Resolution No. 96-27 N:C.S., will not result
in significant environmental impacts, and that no further environmental review is
necessary; and
WHEREAS, the Planning Commission held a duly noticed public hearings to consider the
project on November 28th and December 5, 1995, at which time the Planning Commission
recommended that the City Council conditionally approved the Tentative Subdivision
Map; and
WHEREAS, the City Council has adopted Ordinance No. 2004 N.C.S. rezoning the
McNear Landing site to Planned Unit District, and approved Resolution No. 96-45 N.C.S.
approving the McNear Landing Planned Unit Development Plan.
NOW, THEREFORE, BE IT RESOLVED, that this Council hereby finds as follows:
Tentative Man Findings:
1. The proposed Tentative Subdivision Map, as conditioned, is in general conformity
with provisions of the General Plan.
2. The proposed Tentative Subdivision Map as conditioned is in general conformity
with the provisions of the Zoning Ordinance.
3. The proposed Tentative Subdivision Map as conditioned is in general conformity
with the Subdivision Ordinance.
4. The proposed project has complied with the requirements of CEQA, through
preparation and adoption of a Mitigated Negative Declaration.
5. Pursuant to the Petaluma Municipal Code, Section 20.32.230, the internal
pedestrian system sidewalks, as conditionally approved on only one side of
designated streets for this Tentative Map and associated PUD Development Plan
does not jeopardize public safety.
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6. The proposed Tentative Subdivision Map as conditioned will address the relevant
nutigation measures identified in the Mitigated Negative Declaration (Resolution
96 N.C.S.).
BE IT FURTHER RESOLVED, based on the findings set forth above, that the proposed
McNear Landing Tentative Subdivision Map submitted on September 13, 1995, is hereby
conditionally approved subject to the conditions set forth and incorporated herein as
follows:
Tentative Map Conditions:
The applicants/developers shall defend, indemnify, and hold harmless the City or
any of its boards, commission, agents, officers, and employees from any claim,
action or proceeding against the City, its boards, commission, agents, officers, or
employees to attack, set aside, void, or annul, the approval of the project when
such claim or action is brought within the time period provided for in applicable
State and/or local statutes. The City sha(I promptly notify the
applicants/developers of any such claim, action, or proceeding. The City shall
coordinate in the defense. Noihing contained in this condition shall prohibit the
City from participating in a defense of any claim, action, or proceeding if the City
bears its own attorney's fees and costs, and the City defends the action in good
faith.
2. All mitigations as listed in Resolution 96-27 N.C.S. shall be considered conditions
of approval of the Tentative Map.
3. Each phased final map shall provide the necessary infrastructure improvements to
adequately serve the previous and currently proposed development. All McNear
Circle improvements shall be included in the first phase.
4. All unnecessary public or private utilities and/or easements shall be vacated using
the appropriate mechanism.
a. Public easements and public streets may be abandoned pursuant to .Section
66499.20 1 f2 of the Subdivision Map Act.
b. The proposed abandonment of the 10-foot access easement Document
86061414 shall be quitclaimed by the party having interest (State of
California).
c. Private easements shall be vacated via quitclaim deed.
d. RemovaVabandonment of utilities shall occur in an acceptable fashion.
Existing utilities that are located under proposed streets or house sites shall
be removed. Any remaining utilities not being utilized shall be filled with a
sand/cement slurry to the satisfaction of the Department of Engineering.
5. The applicant shall reconfigure the easterly access to align with McNear Avenue.
The alternative would then permit full access to and from the site at the easterly
Reso. 96-32 NCS Page 2 of 7
1 access. The site access would be incorporated into the planned signal at McNeaz
2 Avenue. Left turn movements at the westerly access would be prohibited. The hill
3 would not need to be graded to provide sight distance. This project shall provide a
a raised median island on Petaluma Blvd. South, at the westerly access, if this
5 alternative is chosen.
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7 6. Note #3 on sheet 3 of the tentative map shall not apply to public storm drain
s easements. Stoops, foundations, stairs, walls, and roof overhangs shall not
9 encroach into public storm drain easements unless acceptable to the City Engineer.
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11 7. Prior to issuance of a Certificate of Occupancy, Petaluma Boulevard South shall be
12 widened, as needed, up to an additional ]2 feet along the project frontage by the
13 project applicant. These improvements are to accommodate left-turn and bicycle
la lanes on Petaluma Boulevard South as designated on the General Plan. The
is applicant shall install, as part of the Petaluma Boulevard South improvements,
ib curb, gutter, and sidewalk along the property frontage. Pavement markings and
17 transitions shall be included with these improvements.
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19 8. Outbound exits from McNear Circle onto Petaluma Boulevard South, where not at
20 signalized intersections, shall be stop-.sign controlled.
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zz 9. A transit stop shall be provided adjacent to Petaluma Boulevard South as
23 determined by the City Engineer. Americans with Disabilities Act (ADA)
24 requirements shall be satisfied.
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z6 10. Sidewalks shall be provided on one-side of all streets, except within the
27 courtyards, subject to SPARC review and.approval prior to Final Map approval.
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z9 1 L Street lights shall be installed on all streets per the City of Petaluma Municipal
3o Code 20.36.130, including those along the Petaluma Boulevard frontage.
31 Covenants, conditions and restrictions shall. address maintenance of the street
32 lighting by the home owners association.
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3a 12. The soils investigation report submitted with the final map shall address general
35 soils conditions but, in addition, address the condition of the existing McNear
36 Circle and previous site grading. Recommendations on how an equivalent asphalt
37 concrete section of 3-inch minimum can be achieved on McNear Circle shall be
38 included in the report. This development shall comply with all recommendations in
39 the report. All earthwork shall be observed by a representative of the geotechnical
4o consultant. The report shall investigate and certify that previous conditions 15-25
41 and 61-63 of Resolution No. 86-223 N.C.S. were implemented.
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43 13. A 42-inch storm drain is required pursuant to the Sonoma County Water Agency
44 Master Drainage Plan at the location of the proposed relocation of the existing ] 0-
a5 foot storm drain easement on the easterly property line. -This development shall
46 install the 42-inch storm drain which collects on and off-site drainage. The storm.
47 drain system shall be reviewed and approved by the Sonoma County Water
48 Agency.
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so 14. Prior to occupancy, the applicant shall signalize the intersection of Petaluma
51 Boulevard South at Mt. View Avenue. The applicant shall be entitled to
52 reimbursement for project costs of signalization less this project's proportional
Reso. 96-32 NCS Page 3 of 7
t share. The proportional share shall be based upon the projected traffic impacts to
2 the intersectOn (estimated at 5.95%) as identified in the 1987 McNear HiII Traffic
3 Operation and Analysis report by Omni-Means.
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5 15. Prior to occupancy, the applicant shall signalize the intersection of Petaluma
6 Boulevard South at McNear Avenue/McNear Circle. The applicant shall be
7 entitled to reimbursement for project costs of signalization less this project's
s proportional share. The proportional share shall be based upon the prolected
9 traffic impacts to the intersection (estimated at 8.55%) as identified in the 1987
l0 McNear Hill Traffic Operation and Analysis report by Omni-Means.
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16. This development shall be required to contribute to the City's traffic mitigation fee.
17. All overhead utilities fronting or traversing the site shall be placed underground.
18. A ]0-foot public utility easement (PETE) shall be dedicated adjacent to all private
street rights-of--way as required by the Municipal Code 20.32.340 or as authorized
by the City Engineer and PG&E.
19. Water pressure calculations shall be required for this development verifying the
system adequacy for fire flows and domestic service. Existing public water mains
to be utilized in the subdivision shall be flushed, chlorinated, bacterial tested and
pressure tested prior to acceptance. Individual water meters shall be provided for
each lot.
20. Lot to lot surface drainage is not allowed. If positive drainage cannot be obtained
then lot to lot drainage may be allowed within an underground conduit system and
necessary easements.
21. All grading and erosion control measures shall conform to the City's Erosion
Control Ordinance No. 1576. NCS
22. Public sewer, water and storm drain systems shall be designed pursuant to the
Department of Engineering's minimum design criteria and improvement plan
preparation, standard details and specifications.
23. A public access easement over McNear Circle shall be provided as access to the
public park and river. The covenants, conditions and restrictions shall address the
public's and the City maintenance crew's access to the proposed public
facilities/utilities. Responsibilities of maintaining the McNear Circle roadway
sections over said facilities/utilities shall rest with the. homeowner's association.
24. As required by the Subdivision Map Act, "Any public access route or routes and
any easement along the bank of a public waterway river shall be expressly
designated on the tentative and final map, and such map shall expressly designate
the governmental entity to which such route is dedicated and its acceptance of
such dedication."
25. The final map shall show the line of mean higher high water and any lots subject to
inundation by a 100 year storm. Water elevation shall be shown with a continuous
line and labeled for clarity, pursuant to Municipal Code 20.24.200.
Reso. 96-32 NCS Page 4 of 7
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26. Plans shall be prepared and show all improvements to be constructed with this
subdivision. Improvement plans shall comply with the "Minimum Design Criteria",
"Improvement Plan Preparation List", and standard details and specifications of the
City of Petaluma. A separate sheet shall be prepared with the improvement plans
showing all existing utilities and structures to be demolished and removed.
27. Retaining walls along the river shall have a structure placed on top (i. e., a fence)
for pedestrian safety.
28. Access to the Petaluma River shall meet the requirements of-the Americans with
Disabilities Act (ADA).
29. The following conditions of the Fire Department shall be adhered to:
a. Post address at or near main entry door - minimum four (4) inch letters on
contrasting background.
b. Address locator required to be posted at or near the driveway entrance.
Reflectorized numbers are acceptable. Location and design to be approved
by the Fire Marshal's office.
c. In residential buildings less than 3,500 sq. ft. in floor area, provide fire
suppression system at normal sources of ignition. These areas are
specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
fireplaces and in attic areas at vents and chimneys for these appliances and
equipment. In addition, spare sprinklers (one of each type in the residence)
and wrench shall be provided in a red spare sprinkler head box in the
garage.
d. All contractors performing work on fire sprinkler systems, either overhead
systems or underground fire service mains, shall have a C-16 Contractors
License.
e. Any building, where the farthest portion of an exterior wall, is constructed
in excess of 150 feet from a public way shall be provided with an access,
minimum twenty (20) feet unobstructed all weather hard surface with
thirteen feet-six inches (13'6") vertical height clearance.
f. Any building constructed in excess of 150 feet from a public way, where an
approved 20 foot driveway cannot be provided, shall be protected with a
fire suppression system in accordance with N.F.P.A. - 13.
g. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location and
type of fire hydrants are to be approved by the Fire Marshal's oflce.
h. Provide emergency vehicle turn around per City of Petaluma standards.
i. Provide smoke detectors in all sleeping rooms and common hallways.
Detectors shall be provided hardwired with battery backup. Electrical
circuits supplying detectors shall be separate dedicated lines with no other
devices on the circuits.
Reso. 96-32 NCS Page 5 of 7
2 j. All contractor's shall have a City business license and a worker's
3 compensation certificate on file in the Fire Marshal's office, listing the City
4 as certificate holder.
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6 k. All roofing material shall be rated class "B" or better, treated in accordance
7 with the Uniform Building Code Standard 32.7 and City of Petaluma
8 Ordinance 1744.
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l0 1. All roofing material applied as exterior wall covering shall have a fire rating
11 of class "B" or better treated in accordance with Uniform Building Code
12 Standard 32.7 and City of Petaluma Ordinance 1744.
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30. The following conditions of PG&E shall be met subject to PG&E's discretion:
a. All costs associated with the relocation of existing PG&E facilities, if
required for this development, will be the responsibility of the requesting
party.
b. All private roads within the development shall be dedicated as public utility
easements on the final map. It is further requested that 7-1/2 foot wide
p.u.e.'s be dedicated along the frontages of all lots bounding these roads.
c. The 4-foot wide fee strip extending to the roadways on some interior flag
lots, would not be sufficiently wide to permit the installation and
maintenance of gas and electric service to these lots. Therefore, PG&E
requests that p.u.e's contiguous to the 4-foot wide trips be dedicated to
create a minimum 10-foot wide strip for the installation of gas and electric
services to these lots.
31: The following conditions of the Water Department shall be adhered to:
a. Backyard storm drains are to be privately maintained.
b. Public: storm drains need all-weather access to all manholes and inlets.
c. Public water and sewer needs to be located under pavement.
d. Abandon any unused public utilities to the Public Works Department
satisfaction.
e. Cluster water meters at head of common driveways to Public Works
Department satisfaction.
f Interior streets to be privately maintained unless streets meet City
standards.
g. No water meters to be located in driveway cuts and no water services are
to be offset (dog legged) more than 6 feet.
h. Each unit needs a separate water meter.
I. Water meter manifolds, if needed, must be built to the Public Works
Department satisfaction.
32. The following conditions of the City Building Department shall be adhered to:
a. Grading must be certified when completed to indicate compliance with
approved plans and will be required for occupancy.
b. Where ground slopes greater than 1 on 10, foundation shall be stepped per
Uniform Building Code 2907(c).
Reso. 96-27 NCS Page 6 of 7
t c. Soils with expansion index greater than 20 requires special design
2 foundation per Uniform Building Code 2904(b).
3 d. All retaining walls shall meet the requirements of the 1991 UBC, and shall
a comply with Petaluma Standards Ordinance No. 1727/1988.
5 e. All roofing shall be "B" rated or better per Ordinance No.1744/1988.
6 f. Show site drainage and grading topography.
7 g. Indicate all utilities on site plan.
8 h. Responsible party to sign plans.
9 i. Submit soils report to verify foundation design.
to j. Plans must show compliance to 1991 UBC, UPC, UMC, and ]990 NEC.
t t Plans must also show compliance to current Title 24 Energy Code.
12 k. Provide structural calculations for alLnon-conventional design items.
13 L Plans submitted for Building Permit after January 1, 1996 must show
14 compliance to 1994 UBC, UPC, UMC and 1993 NEC, also current Title
15 24 Energy Code.
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17 33. The applicant must gain authorization from the State Lands Commission to quit
18 claim and relocate the 10' easement along the easterly property boundary prior to
19 recordation of the Final Map affecting these lots. This easement may be relocated
2(1 to the required City sidewalk and landscape areas and the paths through the public
2t park and open space area along the River, subject to review by City Staff.
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23 34. A11 street names shall be subject to review and approval of the Street naming
24 committee prior to Final Map approval.
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26 35. This project shall be subject to the City's Special Development Fees, including:
27 Sewer and Water Connection, Community Facilities Impact, Storm Drainage
28 Impact, Traffic Mitigation, In-Lieu Contribution for provision of affordable
29 housing, Park and Recreation Land Improvements, and School Facilities (paid
3o directly to the school district). No credit or reimbursement shall be given for the
31 proposed dedication of open space and/or park (ands and proposed improvements
32 thereon.
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36 ~,a~u~'srlmgzo
Under the power and authority conferred upon this Council by the Charter of said City
1tErERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) fI0N~787[di~tii4~)F.Y.hO},1 meeting fo
on the -.-.`~. th...._._..... day of ...........F..ehCUeny.------.......'...-_......, 19.9.6.., by theme ..-
following vote: .....~~..__..,._---....-
Ci yAttorney
AYES: Stompe, 1~'Iaguire, Read, Shea, Vice Mayor Barlas; Mayor Hilligoss
NOES: None
ABSENT: .Hamilton "
City Clerk Ma or
Council File.:....~ .........:......_...._..
cn io-es K~.;. Nu.96-3'L_.____ mcs. Page 7 of 7