HomeMy WebLinkAboutResolution 96-125 05/20/1996 Resolution No. 96-125 N.C.S.
of the City of Petaluma, California
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5 APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE MAXWELL
6 RESIDENTIAL PROJECT LOCATED ON THE EAST SIDE OF "D" STREET AT
7 WINDSOR DRIVE; AP No. 019-140-045 & 046
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10 WHEREAS, Chazles and Pauline Maxwell. filed an application for a Tentative Subdivision
11 Map on March 20, 1995, for a subdivision known as the Maxwell 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 rmtigated through the adoption of a
16 Mitigated Negative Declaration pursuant to Resolution No. 96-121 N.C.S., will not
17 result in significant environmental impacts, and that no further environmental review is
is necessary; and
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20 WHEREAS, the Planning Commission held duly noticed public heazings to consider the
z1 project on June 13, 1995, July 11, 1995, December 12, 1995 and lastly on Mazch 26,
2z 1996, at which time the Planning Commission recommended that the City Council
23 conditionally approved the Tentative Subdivision Map; and
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zs WHEREAS, the City Council has adopted Ordinance No. 2013 N.C.S. rezoning the
26 Maxwell Subdivision. site to Planned Unit District, and approved Resolution No.
z7 96-124 N.C.S. approving the Maxwell Planned Unit Development Plan.
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29 NOW, THEREFORE, BE IT RESOLVED, that this Council hereby finds as follows:
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31 Tentative Mao Findings:
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33 1. The proposed subdivision, as conditionally approved, together with provisions for
34 its design and improvement, is consistent with the General Plan as awell-designed
35 development that is harmonious with its setting within the western hills of
36 Petaluma and provides adequate pedestrian and vehicle access and services to the
37 proposed lots.
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39 2. The hillside site is physically suitable for the type of lower density single-family
4o residential development as conditionally proposed with building envelopes
41 restricted to the flatter areas of the site and more sensitive areas regulated by open
az space easements and non-development easements.
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as 3. The Tentative Subdivision Map provides reasonable public access from "D" Street
45 on private roads (Noel Drive and Mazanatha Lane) to the proposed lots.
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47 4. The proposed map, subject to the following conditions, complies with the
48 requirements of the Municipal Code, Chapter 20.20 and the Subdivision Map Act.
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50 5. The proposed map has complied with the requirements of CEQA pursuant to
51 Section 15162 of the CEQA Guidelines, through the preparation and certification
aes. ho...._9.6-:1.25,...... n.as. Page 1 of 6
1 of the FEIR for the Sunny Slope Annexation and the subsequent Mitigated
2 Negative Declaration prepared and adopted (Resolution No. gs-121 N.C.S.) by
3 the City Council for this project which addresses the potential environmental
a impacts associated with its development, and no further environmental analysis is
5 necessary.
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7 6. The design of the subdivision and the type of improvements will not cause public
s health problems as the improvements including sanitary sewer, storm drains and
9 water systems, designed to the satisfaction of the City Engineer.
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11 7. Omission of a public sidewalk extension across the project site's "D" Street
1z frontage. south of the project's street entrance (Noel Drive) will not jeopardize
13 public safety.
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15 BE IT FURTHER RESOLVED, based on the findings set forth above, that the proposed
16 Maxwell Tentative Subdivision Map submitted on September 13, 1995, is hereby
17 conditionally approved subject to the conditions set forth and incorporated herein as
is follows:
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20 Conditions for the Tentative Mao:
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22 1. All requirements from the City Engineering Department shall be complied with,
23 including:
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z5 a. A 10-foot wide "public water main easement" shall be dedicated to the City
26 on the Final Map over Lot 10 or 11 to the easterly boundary of the
27 subdivision in addition to the azeas proposed on the Tentative Map. This
2s easement shall allow for the future extension of the Zone III water system
29 to adjacent properties within the Urban Limit Line. The proposed 8-inch
3o water main extending to the end of Mazanatha Lane shall be increased in
31 size to a 12-inch. The City shall reimburse the applicant out of the capital
32 improvement progam budget the cost of the increased pipe beyond that
33 needed to serve this subdivision, upon acceptance of the public
34 improvements.
35 b. Noel Drive shall be included with the proposed common area and be a
36 private road. The privately maintained roadways structural sections shall
37 be designed based upon the cities Minor Residential Street Traffic Index.
38 Parking shall be restricted to comply with minimum fire access
39 requirements. Provisions to assure vehicles do not pazk on Mazanatha
ao Lane shall be installed (i.e:, signs, red curbs, etc.).
al c. No lot-to-lot drainage shall be allowed. Surface runoff shall be addressed
a2 within each individual lot, then conveyed to an approved storm drain
43 system. Open graded swales are not recommended on hillside subdivisions.
44 In order to minimize erosion, surface drainage concrete swales with inlets
45 to a pipe system shall be utilized.
46 Provide public storm drainage systems within public rights-of--way to all
a7 extent possible. Privately maintained storm drain systems shall have a
4s mechanism to insure long-term maintenance (i.e., CC&R's, Agreement).
a9 The hydraulic capacity of the downstream storm drain system (Kelly Creek
so from this project to the limit of detail study shown on the F.I.R.M.
51 documents) shall be determined to be adequate to handle the additional
52 run-off generated by this development and by the potential development of
53 the upstream watershed. If determined to be inadequate, necessary
Reso. g6-125 NCS Page 2 of 6
1 improvements shall be designed and constructed by the project applicant to
2 address the added capacity needs. A public hydraulic maintenance
3 easement shall be dedicated to the City and shown on the Final Map, to
4 allow for hydraulic maintenance of Kelly Creek within this subdivision.
5 d. he lots created with Phase 2 shall be provided with a privately maintained
6 storm drain system, where drainage within a public right-of--way is not
7 feasible. The privately maintained storm drain system shall be maintained
8 by the homeowners association and shall maintain an annual budget for
9 maintenance of said system addressed in the covenants, conditions and
to restrictions.
11 e. All sanitary sewer mains servicing more than one lot shall be public. Public
tz sanitazy sewers on private property shall be within a 10 foot wide easement
13 dedicated to the City and paved. Publicly maintained sanitary sewers shall
14 be ductile iron where installed in a hillside with slide potential.
t5 f. The improvement plans shall address the potential for erosion in the area of
tb "D" Street where the storm drain pipe crosses Noel Drive.
17 g. City Standazd curb, gutter and sidewalk shall be installed on "D" Street
is from the northerly property comer to the intersection with Noel Drive. An
19 interim 4 foot asphalt pedestrian path shall be provided along "D" Street
20 connecting this project to the existing sidewalk northerly 700f feet of the
21 project. The azea required to provide an interim 4 foot asphalt pedestrian
22 path on "D" Street shall result m across-section area of a rmmmum 12 foot
z3 travel lane, in each direction, 6 foot bike lane along the easterly side, and
2a the 4 foot asphalt pedestrian path separated by an asphalt dike.
z5 h. A 1-foot non-access easement shall be dedicated to the City on the Final
26 Map across the entice project's "D" Street frontage, except in the area of
z7 Noel Drive.
28 i. All cut and fill slopes shall be constructed per the soils investigation report
z9 (by John H. Halley dated 11/25/94) and no greater than 2 to 1 slopes.
3o Special attention shall be given to areas of soil landslide deposits as
31 identified in the Sunnyslope Final EIIt dated Mazch 17, 1989. All slopes
32 constructed in conjunction with the roadways, shall have a slope easement
33 to allow the responsible party (public/private) access to repair/stabilize any
34 slope damage. All cetalmng walls as shown on the Tentative Map shall be
35 constructed on private property. The homeowners covenants, conditions
36 and restrictions shall address maintenance of the slopes.
37 j. City Standazd pavement mazkings shall be installed on "D" Street in the
38 azea of the intersection and Noel Drive. "D" Street mazkings shal3 provide
39 a left turn pocket into this project. Lane configuration and mazkings shall
ao be buttons and/or thermoplastic and subject to the review of the City
41 Traffic Engineer.
az k. City Standazd street lights shall be installed on the easterly side of "D"
a3 Street, across this project frontage, up to Kelly Creek.
44 1. The proposed articles of incorporation of an owner's or tenant's
45 organization legally empowered to own, maintain and pay taxes on the
a6 proposed lands beingretalned in private ownership for community use shall
a7 be submitted for City review and approval. This required document
as (pursuant to 20.16.220 PMC) shall address all publicly and privately
49 maintained facilities, structures, easements, improvements, utilities, etc.
so m. Half street section of Windsor Drive shall be slurry sealed where the 12
5t inch water main is to be installed. A 10 foot minimum separation between
52 the new water main and existing utilities is required.
53 n. Pursuant to Municipal Code Section 20.36.140; all utility distribution
5a facilities shall be placed underground. All existing overhead utility
Reso. 96-125 NCS Page 3 of 6
1 distribution facilities across the project's "D" Street frontage shall be placed
2 underground.
3 0. Improvement Plans shall be prepared per City Department of Engineering
4 Minimum Design Criteria, Improvement Plan Prepazation and Standard
5 Details and Specifications. Record drawings for grading/slide repair shall
6 be provided to the City's Engineering Department.
7 p. The developer shall comply with all requirements of the Petaluma
8 Municipal Code including but not limited to Chapter 20 SUBDIVISIONS.
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l0 2. All requirements from the City Fire Marshal's office shall be complied with,
11 including:
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13 a. Residential buildings constructed at or above one hundred-sixty feet in
la elevation are required to have a residential fire sprinkler system.
15 Exception: No sprinkler system will be required in buildings constructed
16 above the 160' elevation so long as minimum fire flows of 1500 gpm can be
17 achieved at standard approved pressures.
t8 b. Residential buildings constructed over 3,500 sq.ft. in area are required to
t9 have a residential fire system designed and installed in accordance with
20 N.F.P.A. 13-D, in all areas including attic, garage bathrooms with
21 combustible fixtures, bathrooms over 55 sq.ft. and closets over 24 sq.ft. or
22 over 3 feet deep.
23 c. In residential buildings less than 3,500 sq.ft. in floor azea, provide dire
24 suppression system at normal sources of ignition. These areas are
25 specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
26 fireplaces and in attic areas at vents and chimneys for these appliances and
27 equipment. In addition, spare sprinklers (one of each type in the residence)
2s and wrench shall be provided in a red spare sprinkler head box in the
29 garage.
30 d. Mimmum fire flow required for this project is 1,500 gallons per minute at
31 20 pounds per square inch (psi).
3z e. All required fire lanes in which no pazking is allowed, shall be designated
33 by painting curbs red. Where no curbs exist, signs approved by the Fire
34 Mazshal shall be installed.
35 f. No roadway grade shall exceed 12 percent (1S percent maximum with
36 approval of Fire and Engineering). Private driveways may exceed 15
37 percent maximum grade so long as the driveway is not considered part of
38 the emergency vehicle access (EVA).
39 g. An approved hammerhead turnaround shall be provided for all driveways
40 on which the finished structure may exceed 150 feet from the street.
41 h. Address locator required to be posted at or neaz the driveway entrance.
az Reflectorized numbers are acceptable. Location and design to be approved
43 by the Fire Marshal's office.
4a i. All roofing material shall be rated Class "B" or better, treated in
a5 accordance with the Uniform Building Code Standard 32.7 and City of
a6 Petaluma Ordinance 1744.
47 j. All roofing material applied as exterior wall covering shall have a fire rating
a8 of Class "B" or better treated in accordance with Uniform Building Code
a9 Standard 32.7 and City of Petaluma Ordinance 1744.
so k Provisions for Annual WeedBrush Abatement of the urban interface and
51 the developed area shall be the responsibility of the Homeowner's
5z Association or other maintenance mechanism. A plan that outlines the
53 criteria for provisions of weed abatement shall be developed. This plan
Reso. 96-125 NCS Page 4 of 6
1 shall be approved by the Fire Marshal's office prior to approval of Final
2 Map of the project. This plan shall include conditions for fire safe
3 landscaping, fire breaks and shall be m accordance with "Fire Safe
4 Standards" developed by the State of California.
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6 3. All requirements of PG&E shall be complied with, including:
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s a. Gas and electric service to this development will be provided iii accordance
9 with the applicable extension. rules, copies of which are available from this
to office upon request.
11 b. The cost of any relocation of existing.PG&E facilities necessitated by this
12 project will be the responsibility of the requester.
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14 4. All requirements of Sonoma County Water Agency shall be complied with,
15 including:
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17 a. Grading and drainage requirements shall be designed in conformance with
1s the Agency's Flood Control Design Criteria.
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20 5. All requirements from the City Planning Department shall be complied with,
21 including:
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23 a. All mitigation and monitoring measures of the Mitigated Negative
2a Declazation (Resolution No. 96-121 N.C.S.) adopted for this project shall
25 be enforced, as applicable, with all components of the Final Map and
26 associated public/private improvement plans.
z7 b. All conditions of the PUD Development Plan (Resolution
2s No. 96-124 N.C.S.) adopted for this Tentative Subdivision Map' shall be
29 enforced, as applicable, with all components of the Final Map and
3o associated public/private improvement plans.
31 c. The Tentative Subdivision Map shall be reviewed and approved by
32 SPARC, and amended accordingly, subject to staff review .and approval
33 prior to Final Map approval.
34 d. A full scale reproducible copy of the Tentative Subdivision Map as
35 approved by SPARC shall be submitted to the Planning Department,
36 subject to staff review and approval prior to Final Map approval.
37 e. Development of all public and private improvements for Phases 1 and 2 of
38 the Final Map must comply with all applicable mitigation and monitoring
39 measures of the Mitigated Negative Declaration (Resolution
4o No. 96-121N.C.S.), and all applicable conditions of the PUD
41 Development Plan and Tentative Subdivision Map.
a2 f. The applicants/developers shall defend, indemnify, and hold harmless the
a3 City or any of its boazds, commission, agents, officers, and employees from
44 any claim, action or proceeding against the City, its boards, commission,
a5 agents, officers, or employees to attack, set aside, void, or annul, the
ab approval of the project when such claim or action is brought within the
a7 time period provided for in applicable State and/or local statutes. The City
a8 shall promptly notify the applicants/developers of any such claim, action, or
49 proceeding. The City shall coordinate in the defense. Nothing contained in
5o this condition shall prohibit the City from participating in a defense of any
51 claim, action, or proceeding if the City bears its own attorney's fees and
52 costs, and the City defends the action in good faith.
Reso. 96-125 NCS Page 5 of 6
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2 6. All street names shall be subject to review and approval of the Street Naming
3 Committee prior to Final Map approval.
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5 7. This project shall be subject to the City's Special Development Fees, including:
6 Sewer and Water Connection, Commumty Facilities Impact, Storm Drainage
7 Impact, Traffic Mitigation, In-Lieu Contribution for provision of affordable
8 housing, Park and Recreation Land Improvements, and School Facilities (paid
9 directly to the School District). No credit or reimbursement shall be given for the
to proposed dedication of open space and/or park lands and proposed improvements
11 thereon.
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15 MnxrsMmg2aiwordc
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Under the power and euWority cenferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced end adopted by the Approved as to
form
Council of the City of Petaluma at a (Regular) t~d(#t[&t1!)X) meeting
on the ....20th............ daY of .........__NIa~' 19...5&, by the
' following vote:
_ .....i.... ..rw
/ C' y Attorney
AYES: Maguire, Hamilton, Stomps, Read, Shea, Vice Mayor Barlas, Mayor Hilligoss
NOES: None
ABSENT: None / ,/`'/q///
ATTEST: ~ . ..............f....-~..,....- .f/...~..~...
City Clerk Mayor
Qo,meil File..._..
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