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HomeMy WebLinkAboutResolution 2004-032 N.C.S. 03/01/2004 Resolution No.2004-032N.C.S. of the City of Petaluma, California APPROVAL OF THE VESTING TENTATIVE SUBDIVISION MAP FOR THE SOUTHGATE RESIDENTIAL DEVELOPMENT WHICH WOULD ALLOW FOR 216 RESIDENTIAL SINGLE-FAMILY LOTS AND ONE PARCEL FOR FUTURE AFFORDABLE SENIOR HOUSING LOCATED AT LAKEVILLE HIGHWAY (SR116) AND PRATES ROAD; APN 017-030-022 & 017-150-019 FILE 03TSM0417CR WHEREAS, by Ordinance No. 2178 N.C.S., Assessor's Parcel Number (APN) 017-030- 022 & 017-150-019 comprising 40 acres, has been zoned to Planned Unit Development; and, WHEREAS, by action taken on January 27, 2004, the Planning Commission considered the proposal and forwarded a recommendation to the City Council to approve the Vesting Tentative Subdivision Map for the Southgate proposal subject to certain revisions; and, WHEREAS, the City Council finds that the requirements of the California Environmental Quality Act (CEQA) have been satisfied through the .preparation of an Initial Study and adoption of Resolution No. 2004-029 N.C.S., approving a Mitigated Negative Declaration to address the specific impacts of the Southgate project; and, WHEREAS, the City Council considered the Southgate proposal on March. 1, 2004, and considered all. written and verbal communications concerning potential environmental impacts resulting from the project before rendering a decision. NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Vesting Tentative Subdivision Map for the Southgate project subject to the following Findings and Mitigation Measures: FINDINGS: 1. The proposed Tentative Subdivision Map., as conditioned, is consistent with the provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and the State Subdivision Map Act. 2. That the proposed subdivision, together with provisions for its design and improvements, i~s consistent with the General Plan, and will not be detrimental to the public health, safety, or welfare in that adequate public facilities exist or will be installed, including roads, sidewalks, water, sewer, storm drains, and other infrastructure. 3. That the site is physically suitable for the density and the type of development proposed. Resolution No. 2004-032 N.C.5. 4. That the design of the subdivision and the proposed improvements will not cause substantial environmental damage, and that no substantial or avoidable injury will occur to fish or wildlife or their habitat. An Initial Study was prepared indicating that there would be no significant, environmental impacts that could not be mitigated. CONDITIONS OF APPROVAL: From the Planning Division: 1. The plans submitted for building permit review shall be in substantial compliance with the Vesting Tentative Map, Unit Development Plan and Preliminary Grading Plan, dated February 13, 2004, except as modified by these conditions. 2. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for the Southgate Residential Development, revised February 20, 2004, are herein incorporated by reference as conditions of project approval. 3. Upon approval by the City Council, the applicant shall pay the $35.00 Notice of Determination fee to the Planning Division. The check shall be made payable to the County Clerk. Planning staff will file the Notice of Determination with the County Clerks office within five (5) days after receiving Cauncil approval. 4. Prior to the approval of Final Map/improvement plans and/or submittal for final Site Plan and Architecture Review approval for the Southgate Residential Development, the applicant shall submit a Master Landscape Plan which includes but is not limited to the following: a. Details of the landscape strips and entry features along Frates Road and Ely Road. b. Street trees and other landscaping planted along the internal streets. c. Color and material of sound walls (noise barrier) along Lakeville Highway and Frates Road. d. Enhanced landscaping adjacent to the pump station at the corner of South Ely and Frates Roads. e. Details of the development of the open space and park parcels, including landscaping, exterior lighting, outdoor furniture, paths and playgrounds. 5. Prior to the approval of Final Map/improvement plans and/or submittal for final Site Plan and Architecture Review approval for the Southgate Residential Development, the applicant shall apply for an encroachment permit from Caltrans Resolution No. 2004-032 N.C.S. Page 2 for landscaping within the Lakeville Highway (SR116) right-of--way along the project frontage. 6. Prior to the approval of Final Map/improvement plans and/or submittal for final Site Plan and Architecture Review approval for the Southgate Residential Development, the applicant shall contribute toward the cost of a public art element on the Parcel Dgateway/park parcel located at the corner of Lakeville Highway and Frates Road. If the City does not yet have a public art program in place, the applicant shall negotiate a suitable design with the Petaluma Arts Council. 7. Prior to the approval of Final Maplimprovement plans and/or submittal for final Site Plan and Architecture Review approval for the Southgate Residential Development, the applicant shall submit detailed plans for the landscaping and noise wall along Lakeville Highway, including landscaping proposed within the Lakeville Highway (Caltrans) right-of--way, and the two "Gateway" elements along Lakeville Highway (within Parcels C and D). These plans shall be subject to review and approval by SPARC. 8. Prior to the issuance of building permits, PUD Development Guidelines and final architectural site plans shall be reviewed and approved by SPARC. 9. During construction, the applicant shall be required to utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of pedestrian/bicyclsts. The applicant shall be required to post signs when pesticide/herbicide use occurs to warn pedestrians and bicyclists. 10. The design, development and dedication of the proposed public park (Parcel C), shall be completed prior to the occupancy of any individual housing unit. 11. Prior to submittal of the Final Map, the applicant shall designate on the Final Map a parcel to be dedicated to the City of Petaluma, which contains the sound wall and landscaped area along both sides of the wall adjacent to Lakeville Highway. This parcel shall be included in the area maintained by the Community Facilities District required by Condition 60, below. 12. Construction and demolition debris shall be recycled to the maximum extent feasible in order to minimize impacts on the landfill. 13. At the time of Final Map submittal, the developer shall submit names for the internal streets and cul-de-sacs to the Community Development Department for review and approval. 14. The developer shall require a signed disclosure to property owners of the single- family lot within the Southgate development, indicating that they are aware of the Resolution No. ?004-032 N.C.S. Page 3 maximum density, building height and setbacks for the future senior housing site, identified on the Vesting Tentative Map as Parcel "A," as established in the PUD Development Standards. 15. Plant materials to be installed as part of the Landscape Plan shall consist of a minimum of 15 gallon can size for trees and 5 gallon can size for shrubs. 16. Prior to the approval of Improvement Plans for the proposed development, the applicant shall submit revised PUD Development Standards for the Southgate Residential Development, which address the following: a. Clearly specify all permitted and conditionally permitted uses allowed with the Southgate PUD: b. Clearly specify the permitted and. conditionally permitted accessory structures allowed with the Southgate PUD. c. Revise Development Standards to be consistent with approved Vesting Tentative Map and Lot/Parcel Numbers, as amended by conditions of approval. d. Future modifications to Unit Development Plan. A Conditional Use Permit (CUP) approved by the Planning Commission shall be required for Senior/Disabled housing on PEP site only ifthree-story buildings are proposed. e. Lots 84-101 and 129-138 shall have minimum 17-foot rear yard setbacks. £ Side yard setbacks shall be a minimum of five feet, except on the street .side of a corner lot, where the minimum side yard shall not be less than 10 feet. 17. Prior to the approval of Improvement Plans for the proposed development, the applicant shall submit a plan that shall reflect the approved Unit Development Plan for the Southgate Planned Unit Development. From the Engineering Division: Prior to or concurrent with the Final Map/Improvement Plans submittal and/or submittal for final Site Plan and Architectural Review and approval, the applicant shall provide or address the following: FYOntage Improvements 18. Lakeville Highway (State Route 116) -Provide frontage improvements per Caltrans requirements. The Bicycle Plan calls for a class II bike lane along Lakeville Highway. Resolution No. 2004-.032 N.C.S. Page 4 19. Frates Road. Construct %2 street improvements along the entire frontage including but not limited to: pavement construction and reconstruction, curb, gutter, sidewalk, striping, streetlights, bike lanes, fire hydrants, and landscaping. a. The street section shall be at least 6 inches of asphalt concrete over 21 inches of class 2 aggregate base. The developer may have the existing pavement evaluated and tested with a recommendation to bring the road section to arterial standards. b. The street width shall include two 6-foot bike lanes, two 12-foot travel lanes and 12-foot turn lane. Left turn lanes shall be located at intersections. c. No double left turn lanes shall be allowed. d. Parking shall not be allowed along Frates Road. e. Prior to the submittal of improvement plans/Final Map, the proposed entry street at Lakeville Circle shall be evaluated by a Traffic Engineer for pedestrian, bicycle and vehicle safety. The evaluation shall include options for right-in and right-out only, a median in Frates Road to prevent left turn movements and an uncontrolled intersection. Recommendations shall be specific to safety .issues. The applicant shall be responsible for the cost of the evaluation and peer review, if deemed necessary by tl~e City Engineer. 20. Ely Road. Construct '/z street improvements along the entire frontage including but not limited to: pavement construction and reconstruction., curb, gutter, sidewalk, striping, streetlights, bike lanes, fire hydrants and landscaping. a. The street section shall be at least 5 inches of asphalt concrete and 15 inches of class 2 aggregate base. The '/z street width shall include a 12-foot travel lane and a 6-foot bike lane plus a 12-foot travel lane in the opposite direction if the existing road conditions warrant. b. At the intersection of Frates Road additional improvements shall be necessary including turn lanes and through lanes. Intersections 21. A traffic signal shall be constructed at the intersection of Calle Ranchero and Frates Road. 22. A four-way stop sign shall be installed at the intersection of Ely Road and Frates Road. The intersection shall be equipped with enhanced pedestrian safety features including but not limited to a lighted in-ground pedestrian warning system andlor other pedestrian safety features as deemed appropriate by the City Engineer. Resolution No. 2004-032 N.C.S. Page 5 23. Prior to the issuance of a building permit, the applicant shall deposit a bond with the City Clerk for 150% of the design, construction and installation of a traffic signal at the Frates Road/Ely Road intersection. The bond shall be released at the discretion of the City Council two (2) years after the last certificate of occupancy for a single family home is issued for the Southgate Development. Grading 24. Grading shall conform to the soils investigation report. The soils report shall address the need for moisture barriers along the back of curb and additional fill over the existing city utilities in Fates Road. 25. Cut and fill .information shall be provided on the improvements plans. 26. Provide the necessary grading and drainage improvements on the City Pump Station site. 27. Prepare and submit an erosion control plan, storm water pollution prevention plan (SWPPP) and a notice of intent (NOI). 28. Any existing structures above or below ground shall be removed if not a part of the new subdivision. Structures shall include, but are not limited to fences, retaining walls, pipes, septic systems, wells, debris, etc. Streets within Southgate Subdivision . 29. Access to Frates Road at Calle Ranchero shall include an ingress lane, a combination straight and left. turn lane and a right turn lane. Face of curb radius at proposed intersections on Frates Road and Ely Road shall be at least 40 feet. 30. All subdivision streets shall be at least 32 feet wide. Single-loaded streets may be 28 feet wide and parking shall be limited to one side of the street. Sidewalks shall be required on both sides of all streets. Stop signs and crosswalks shall be required at applicable intersections within the subdivision. Pedestrian ramps are required at all corners. Face of curb radius at interior street corners shall be at least 25-feet. Street sections at the sound walls shall include landscaping adjacent to the sound wall. Modifications to these standards are at the discretion of the City Engineer. 31. A temporary all-weather turnaround shall be provided on Parcel A (Senior Housing site) for the two streets ending at Parcel A. 32. All interior streets shall have a minimum street section of 4 inches of asphalt concrete and 12 inches of class 2 aggregate base. Resolution No. 2004-032 N.C.S. Page 6 33. Additional outside turn radius (knuckles) shall be provided at 90-degree intersections within the subdivision. Modifications to this standard are at the discretion of the City Engineer. 34. All streets shall be crowned at the center, directing surface drainage to both sides of the street. Site Drainage and Storm Drain System 35. 'The detention pond system shall be designed to prevent any increase in the peak discharge from the project site due to a 100-year storm. Provide a spillway in the detention pond system and an over flow path to safely direct runoff from a storm exceeding 100 years. 36. Lot to lot drainage is not allowed without a conduit system and corresponding easement. 37. Provide a storm drain system in Frates Road and Ely Road per City standards as necessary. 38. All hydrologic, hydraulic and storm drain system design shall be reviewed and approved by the Sonoma County Water Agency. 39. Access roads and easements shall be provided for public storm drains on private property. Easements for public storm drains shall be at least 10 feet wide. 40. In order to reduce the apparent height of the sound wall along Lakeville Highway, the v-ditch shall be filled and an underground storm drainpipe shall be installed along the Lakeville Highway frontage if necessary. This shall be reflected on the improvement plans submitted to the City. Sanitary Sewer and Water Systems 41. Storm Drains shall be at least 15 inches in diameter. 42. The water main system shall be capable of delivering a continuous fire flow as designated by the Fire Marshal. 43. Fire flow calculations shall be provided. 44. The water main connection in Lakeville Highway shall be eliminated if final fire flow calculations indicate the connection is not needed. 45. Access roads and easements shall be provided for public sanitary sewer and water mains on private property. Easements shall be at least 10 feet wide. Resolution No. 2004-032 N.C.S. Page 7 46. Water services shall be 1.5" diameter with 1" water meters. 47. The developer shall be required to construct all on-site and off-site recycled water facilities to provide recycled water to the park and open space parcels for landscape irrigation. Design, operation, and maintenance of the recycled water facilities shall comply with the City's Recycled Water Rules. The off-site facilities shall include all pipelines, reservoirs, valves, connections, and other appurtenances necessary to deliver recycled water from the City's existing recycled water main in Ely Road. to the irrigation points of connection for the park and open space parcels. The on-site facilities shall include all components of landscape irrigation systems for the park and open space parcels, beginning at the recycled water service meters. 48. The landscape plan, irrigation plan and grading plan shall comply with the City's Landscape Water Efficiency Standards. Prior to the issuance. of a building permit for the project, each of these plans and all supporting documents shall be submitted to the City for review and approval. The Landscape Water Efficiency Standards shall apply to all common area, open space, park, and subdivision perimeter landscaping, as well as single-family front yard landscaping. 49. Planting materials shall be selected and assessed using the California Department of Water Resources' "Guide to Estimating Water Needs of Landscape Plantings in California," or similar guide. Turf grass shall not be allowed in front yards. 50. The design water budget and landscape water requirements shall be established for all proposed landscape areas and itemized on the Landscape Design Water Budget Statement. Final Map 51. Clearly and accurately show the boundary and dedications on the final map. 52. Provide a 10-foot wide public utility easement oil both sides of all interior streets. The width of the easement may be reduced, subject to agreement by all affected public utility companies. 53. A final map technical review fee is due at final map application. Miscellaneous 54. Parcels B-K shall be dedicated to the City of Petaluma. 55. Gas mains or underground electrical mains shall not be allowed on private property beyond the standard 10-foot public utility easement along the street frontage. Resolution No. 2004-032 N.C.S. Page 8 56. Improvement plans and final map(s) shall be prepared according to the latest City policies, codes, ordinances, resolutions and standards. 57. If the project is phased, each individual phase shall be designed to provide the required utility services and street system independent of any other phase. 58. Detention pond maintenance shall include tasks and time intervals for inspection and maintenance. 59. Formal application shall be filed for the abandonment of the Old Lakeville Road between Frates Road and Lakeville Highway. The abandonment shall include removing the existing public utility easement (PUE) on APN 017-150-019 (37 acre site). The formal application shall include a title report, appraisals and legal descriptions for the areas proposed to be abandoned. The abandorunent process shall be complete prior to final map application. 60. Prior to approval of the final map, the applicant shall establish a Community Facilities District for maintenance of all land and improvements within Parcels B through K, Frates Road medians, and the new parcel to be created along Lakeville Highway per Condition 11, including but not limited to all sound walls, detention ponds, drainage facilities, bicycle/pedestrian passageways and paths, gateway features and landscaping. The instrument for creating the Community Facilities District shall be subject to review by City Staff and the City Attorney, and approved by the City Council. The applicant shall be responsible for the full cost of establishing the Community Facilities District. From the Parks and Recreation Department 61. The proposed public park, identified on the Vesting Tentative Map as Parcel C, shall be designed and developed with a playground along the same scale as the playground recently approved for the Gatti Subdivision. Plans for the playground shall meet the approval of the Recreation, Music and Parks Commission, and the Parks and Recreation staff prior to review and approval by SPARC. 62. The Final Map and Improvement Plans for Southgate shall provide for a connection of the bike /pedestrian path located in the urban separator to the frontage road that parallels Lakeville Highway. This connection or passageway shall be aligned with the street that is the extension of Calle Ranchero. ®ther 63. Prior to submittal of the Final Map, the applicant shall adjust the property line between the public park (Parcel C) and the parcel currently identified as Lot 128, in order to widen the park parcel. Resolution No. 2004-032 N.C.S. Page 9 64. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, including the certification of associated environmental documents, when 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 applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys fees by the City. Mitigation 1Vleasures to be Applied as Conditions of Approval 3.1 All. earthwork, grading, trenching, backfilling, and compaction operations shall be conducted in accordance with the City of Petaluma's Subdivision Ordinance (#1046, Title 20, Chapter 20.04 of the Petaluma Municipal Code) and Grading and Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code). 3.2 The project sponsor shall submit an Erosion and. Sediment Control Plan prepared by a registered professional engineer as an integral part of the grading plan. The Erosion and Sediment Control Plan shall be subject to review and approval of the Planning Division and Engineering Section, prior to issuance of a grading permit. The Plan shall include temporary erosion control measures to be used during construction of cut and fill slopes, excavation for foundations, and other grading operations at the site to prevent discharge of sediment and contaminants into the drainage system. The Erosion and Sediment Control Plan shall include the following measures as applicable: a. Throughout the construction process, disturbance of groundcover shall be minimized and the existing vegetation shall be retained to the extent possible to reduce soil erosion. All construction and grading activities; including short- term needs (equipment staging areas, storage areas, and field office locations) shall minimize the amount of land area disturbed. Whenever possible, existing disturbed areas shall be used for such purposes. b. All drainage-ways, wetland areas and creek channels shall be protected from silt and sediment in storm runoff through the use of silt fences, diversion berms, and check dams. All exposed surface areas shall be mulched and reseeded and all cut and fill slopes shall be protected with hay mulch. and/or erosion control blankets as appropriate. c. Material and equipment for implementation of erosion control measures shall be on-site by October 1St. All grading activity shall be completed by October Resolution No. 2004-032 N.C.S. Page ]0 15t", prior to the on-set of the rainy season, with all disturbed areas stabilized and re-vegetated by October 31S` d. Upon approval by the Petaluma City Engineer, extensions for short-term grading may be allowed. The Engineering Section in conjunction with any specially permitted rainy season grading may require special erosion control measures. 3.3 All construction activities shall meet the Uniform Building Code regulations for seismic safety (i.e., reinforcing perimeter and/or load bearing walls, bracing parapets, etc.). 3.4 All public and private improvements shall be subject to inspection by City staff for compliance with the approved Improvement Plans, prior to City acceptance. 3.5 Foundation and structural design for buildings shall conform to the requirements of the Uniform Building Code, as well as state and local laws/ordinances. Construction. plans shall be subject to review and approval by the Building Division prior to the issuance of a building permit. All work shall be subject to inspection by the Building Division and must conform to all applicable code requirements and approved improvement plans prior to issuance of a Certificate of Occupancy. 3.6 Prior to issuance of a grading or building permit, the project sponsor shall submit a detailed schedule for field inspection of work in progress to ensure that all applicable codes, conditions and mitigation measures are being properly implemented through construction of the project. 3.7 The Site Plan and Architectural Review Committee (SPARC) shall review and approve the landscaping plans, which show how disturbed areas are to be replanted. Any changes to the landscaping plan as required by SPARC shall be incorporated into plans that are submitted for building permit issuance. 3.8 Prior to issuance of a grading permit, building permit or approval of an improvement plan or Final Map, the project sponsor shall provide a Soils Investigation and Geotechnical Report prepared by a registered professional civil engineer for review and approval of the City Engineer and Chief Building Official in accordance with the Subdivision Ordinance and Grading and Erosion Control Ordinance. The soils report shall address site specific soil conditions (i.e. highly expansive soils) and include recommendations for site preparation and grading; foundation and soil engineering design; pavement design, utilities, roads, bridges and structures. 3.9 The design of all earthwork, cuts and fills, drainage, pavements, utilities, foundations and structural components shall conform with the specifications and criteria contained in the geotechnical report, as approved by the City Engineer. Resolution No. 2004-032 N.C.S. Page 11 The geotechnical engineer shall sign the improvement plans and certify the design as conforming to the specifications. The geotechnical engineer shall also inspect the construction work and shall certify to the City, prior to acceptance of the improvements or issuance of a certificate of occupancy, that the improvements have been constructed in accordance with the geotechnical specifications. Construction and improvement plans shall be reviewed for conformance with the geotechnical specifications by the Engineering Section of the Community Development Department and the Chief Building Official prior to issuance of grading or building permits and/or advertising for bids on public improvement projects. Additional soils information may be required by the Chief Building Inspector during the plan check of building plans in accordance with Title 17 and 20 of the Petaluma Municipal Code. 4.1 The Project sponsor shall incorporate Best Management Practices into grading, building and/or improvement plans, and clearly indicate these provisions in the plan specifications. The construction contractor shall incorporate the following measures into the required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions during construction: a. Grading and construction. equipment operated during construction activities shall be properly mufflered and maintained to minimize emissions. Equipment shall be turned off when not in use. b. Exposed soils shall be watered periodically during construction, a minimum of twice daily. The frequency of watering shall be increased if wind speeds exceed 15 mph. Only purchased city water or reclaimed water shall be used for this purpose. Responsibility for watering to include weekends and holidays when work is not in progress. c. Construction sites involving earthwork shall provide for a gravel pad area consisting of an impermeable liner and drain rock at the construction entrance to clean mud and debris from construction vehicles prior to entering the public roadways. Street surfaces in the vicinity of the project shall be routinely swept and cleaned of mud and dust carried onto the street by construction vehicles. d. During excavation activities, haul trucks used to transport soil shall utilize tarps or other similar covering devices, or maintain at least two feet of freeboard to reduce dust emissions. e. Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. f. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas and sweep streets daily (with water sweepers) if visible soil material is deposited onto the adjacent. roads. Resolution No. 2004-032 N.C.S. Page 12 g. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas that are inactive for 14 days or more). h. Enclose, cover, water twice daily, or apply (non-toxic) soil binders to exposed stockpiles. i. Limit traffic speeds on any unpaved roads to 15 mph.. j. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. k. Replant vegetation in disturbed areas as quickly as possible. Post-construction re-vegetation, repaving or soil. stabilization of exposed soils shall be completed in a timely manner according to the approved Erosion and Sediment Control Plan and verified by City inspectors prior to acceptance of improvements or issuance of Certificate of Occupancy. 1. If necessary, install windbreaks, or use trees/vegetative windbreaks at the windward side(s) of construction areas to prevent visible dust clouds from affecting nearby sensitive uses (e.g., residences). m. Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25 mph and visible dust emission cannot be prevented from leaving the construction site(s). n. Limit areas subject to disturbance during excavation, grading, and other construction activity at any one time. o. Project sponsor shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City of Petaluma prior to issuance of grading permits. p. If applicable, the project sponsor shall obtain operating permits from the Bay Area Air Quality Management District, and shall provide evidence of compliance prior to requesting a Certificate of Occupancy. The Planning Department and/or Building Division shall verify that the project sponsor has obtained an operating permit and that the facilities conform to the permit requirements prior to authorizing the Certificate. of Occupancy. 5.1 All construction activities shall be performed in a manner that minimizes the sediment and/or pollutants entering directly or indirectly into the storm drain system or ground water. The project sponsor shall incorporate the following provisions into the construction plans and specifications, to be verified by the Community Development Department, prior to issuance of grading or building permits. Resolution No. 2004-032 N.C.S. Page 13 a. The project sponsor shall designate on the improvement plans, construction staging areas and areas for the storage of any hazardous materials (i.e., motor oil, fuels, paints, etc.) to be used during construction. All construction staging areas shall be located away from any drainage areas to prevent runoff from construction areas from entering into the drainage system. Areas designated for storage of hazardous materials shall include proper containment features to prevent contamination from entering drainage areas in the event of a spill or leak. b. No debris, soil, silt, sand, cement, concrete, or washing thereof, or other construction related materials or wastes, soil or petroleum products or other organic or earthen material shall be allowed to enter any drainage system. All discarded material including washings and any accidental spills shall be removed and disposed of at an approved disposal site. The project sponsor shall designate appropriate disposal methods and/or facilities on the construction plans or in the specifications. 5.2 The project sponsor shall submit a detailed grading and drainage plan for review and approval by the Engineering Section and the Planning Division prior to approval of any improvement plans or the issuance of a grading permit. Project grading and all site drainage improvements shall be designed and constructed in conformance with the City of Petaluma Engineering Department's "Standards Specifications," and with the Sonoma County Water Agency's "Flood Control Design Criteria," if applicable. Drainage plans shall include supporting calculations of storm drain and culvert size using acceptable engineering methods. All hydrologic, hydraulic, and storm drain system design, if applicable, shall be subject to the review and approval of the Sonoma County Water Agency (SCWA), and the City Engineer. 5.3 The project sponsor shall pay all applicable Storm Drainage Impact Fees prior to final inspection or issuance of a Certificate of Occupancy.. 5.4 The project sponsor shall submit Sonoma County Water Agency letter of approval. 5.5 The project sponsor shall develop and implement a comprehensive Urban Runoff Control Plan submitted for review and approval of the Planning Division prior to approval of improvement plans, or issuance of grading or building permits. At a minimum, the plan shall: (1) identify specific types and sources of storm water pollutants; (2) determine the location and nature of potential impacts; and (3) specify and incorporate appropriate control measures into the project design and improvement plans. Construction plans shall be reviewed by the Planning Division for conformance with the Urban Runoff Control Plan prior to approval of improvement plans or issuance of grading or building permits. City inspectors shall inspect the improvements and verify compliance prior to .acceptance of Resolution No. 2004-032 N.C.S. Page 14 improvements or issuance of a Certificate of Occupancy. Urban Runoff Control Programs shall include the following as appropriate: a. Pesticides and fertilizers shall not be applied to public landscape areas or any maintenance access way during the rainy season. b. All drainage improvement plans shall include installation of permanent signs (concrete stamps or equivalent) at each storm drain inlet. The sign at each inlet shall read "No Dumping, Flows To The Petaluma River" or equivalent, and shall be installed at the time of construction and verified prior to acceptance of public improvements or issuance of a Certificate of Occupancy. 5.6 The developer shall be required to construct all on-site and off-site recycled water facilities to provide recycled water to the park and open space parcels for landscape irrigation. Design, operation, and maintenance of the recycled water facilities shall comply with the City's Recycled Water Rules. 7.1 All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and (9:00 a.m. to 5:00 p.m. on Saturdays. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. There will be no start up of machines nor equipment prior to 8:00 a.m., Monday through Friday; no delivery of materials nor equipment prior to 7:30 a.m. nor past 5:00 p.m., Monday through Friday; no servicing of equipment past 6:45 p.m., Monday through Friday. Plan submitted .for City permit- shall include the language above. 7.2 All construction equipment powered by internal combustion engines shall be properly muffled and maintained to minimize noise. Equipment shall be turned off when not in use. 7.3 Construction maintenance, storage, and staging areas for construction equipment shall avoid proximity to residential areas to the maximum extent practicable. Stationary construction equipment, such as compressors, mixers, etc.., shall be placed away from residential areas and/or provided with acoustical shielding. Quiet construction equipment shall be used when possible. 7.4 The project sponsor shall designate a Project Manager with authority to implement the mitigation measures who will be responsible for responding to any complaints from the neighborhood, prior to issuance of a building/grading permit. The Project Manager shall determine the cause of noise complaints (e.g. starting too early, faulty muffler, etc.) and shall take prompt action to correct the problem. 7.5 Prior to the approval of Improvement. Plans for the Southgate Subdivision, the project sponsor shall submit an acoustical report prepared by a qualified acoustical professional, which demonstrates that the specified location, construction and Resolution No. 2004-032 N.C.S. Page IS height of the proposed noise walls will provide the mitigation necessary to comply with the Ldn 45 (interior) and Ldn 60 (exterior use areas) noise standards for residential and open space uses, as established in the City of Petaluma General Plan. The acoustical report shall be subject to peer review and shall be approved by the Director of Community Development prior to approval of the Final Map. 7.6 The project sponsor shall submit an acoustical report(s) prepared by a qualified acoustical professional, which demonstrates that the proposed applicable interior and exterior noise standards as established by general plan noise policies shall be met. Said report shall be submitted in conjunction with applications for Site Plan and Architectural Review for each phase of development, including park and future affordable housing uses. The report shall be reviewed and approved by the Planning Division prior to issuance of a building permit for that phase of development. The report shall include but not be limited to the following: a. Recommendations regarding placement of buildings and/or installation of sound walls that would shield roadway noise from exterior use areas in order to meet City noise standards. b. Sound transmission class ratings (STC) for windows and floor/ceiling assemblies on multi-family residential units necessary to achieve Ldn of 45 dBA interior noise level, as well as STC levels between units. c. The need for modified exterior wall constructions at second floor rooms along the roadways necessary to achieve Ldn of 45-dBA interior noise level. These modifications may include extra layers of gypsum board or additional stud framing. d. Plans submitted for a building permit shall conform to the specifications identified in this study. 7.7 All land uses shall conform to the Performance Standards listed in Section 22-300 of the Petaluma Zoning Code. 8.1 All exterior lighting shall be directed onto the project site and access ways and shielded to prevent glare and intrusion onto adjacent residential properties. Plans submitted for project .review and approval. shall incorporate lighting plans, which include photometric plans of active open. space areas, and identify the location and design of all proposed exterior lighting, including streetlights. 8.2 Detailed site plans, architectural plans, landscape plans, including details for exterior lighting and sound walls shall conform to the Site Plan and Architectural Review Design Guidelines and shall be subject to review by the City's Site Plan and Architectural Review Committee prior to issuance of building permits. Resolution No. 2004-032 N.C.S. Page 16 8.3 All new and existing overhead utilities (except for high voltage transmission lines) shall be placed underground. 8.4 Development plans shall be designed to avoid vehicular lighting impacts to bedroom areas and other light-sensitive. living areas of any nearby residential lot, home or facility. Development plans for lots proposed at street intersections or in other potentially light-sensitive locations shall incorporate architectural or landscape design features to screen interior living space from the headlight glare. 10.1 A four way stop control or traffic signal shall be installed at the Frates Road intersection with Calle Ranchero. 10.2 A four way stop control or a traffic signal. shall be installed at Frates Road intersection with South Ely Road. 10.3 Stop controls shall be provided for exiting the project at the proposed access point at Lakeville Circle. 10.4 The project shall comply with the requirements of the City of Petaluma Bicycle Plan. Plans for each phase of site development shall be referred to the Pedestrian and Bicycle Advisory Committee (PBAC) for review and comment to ensure compliance with the City Bicycle Plan. 10.5 The project sponsor shall provide a Traffic Control Plan for review and approval of the City's Traffic Engineer, prior to issuance of a building or grading permit. At least one lane of traffic in each direction shall be maintained at all times through the construction period, unless a temporary detour plan is submitted and approved the City Traffic Engineer. Heavy construction traffic and haul trucks shall avoid school zones between school arrival and departures times. During non- working hours, open trenches and construction hazards shall be provided with signage, flashers, and barricades approved by the Street Superintendent to warn oncoming motorists, bicyclists, and pedestrians of potential safety hazards. 10.6 All road surfaces shall be restored to pre-project conditions after completion of any project-related utility installation activities. All trench pavement restoration within existing asphalt streets shall receive a slurry seal. If the trench cut is within the parking strip, then only the parking strip needs a slurry seal. Otherwise, half the street shall receive a slurry seal. 10.7 Any pedestrian access through andlor adjacent to the project site shall remain unobstructed during project construction or an alternate route established as approved by the Police Chief and City Engineer. 10.8 Frontage improvements shall be installed in accordance with the City's Street Standards to provide for safe access to and from the site. Turning lanes, acceleration and deceleration lanes, curb cuts, median islands, signing and Resolution No. 2004-032 N.C.S. Page 17 striping shall be incorporated into the design plans as required by the City's Traffic Engineer. Pedestrian and bicycle access connecting the City's bikeways and pedestrian circulation through the site shall be incorporated into the development plan. Improvement or construction plans shall be subject to review and approval of the Traffic Engineer prior to issuance of a grading or building permit. All street frontage improvements shall be constructed to City standards and inspected by City Inspectors prior to final inspections or acceptance of improvements. 10.9 The project sponsor shall be responsible for the payment of the City's Traffic Mitigation Fees. Traffic Mitigation Fees shall be calculated at the time of issuance of a building permit and shall be due and payable before final inspection or issuance of a certificate of occupancy. 10.10 The project sponsor shall upgrade the existing transit stop on Frates Road as necessary to include a bench, shelter and pedestrian access, subject to review and approval by the City of Petaluma Transit Coordinator. 10.11 The project sponsor shall be responsible for afair-share contribution to fund to the construction of signal and/or other improvements at the Frates /Adobe Road intersection. The fair-share contribution shall be based upon the project's contribution to the cumulative traffic projected for this intersection. 15.1 If, during the course of construction, cultural, archaeological or paleontological resources are uncovered at the site (surface or subsurface resources) work shall be halted immediately within 50 meters (150 feet) of the find until it can be evaluated by a qualified professional archaeologist. The City of Petaluma Planning Division and a qualified archaeologist (i.e., an archaeologist registered with the Society of Professional Archaeologists) shall be immediately contacted by the responsible individual present on-site. When contacted, Community Development Department staff and the archaeologist shall immediately visit the site to determine the extent of the resources and to develop proper mitigation measures required for the discovery. Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to Council of the City of Petaluma at a (Regular) (Adjourned) (Special) meeting for on the .........1:.` day of ........11c~arch.................................., 20.:aA, by the following vote: •••••~•~••-0• City Attorney AYES: Mayor Glass, Harris, Healy, Vice Mayor Moynihan NOES: Torliatt ABSENT: O' rien, homps ~ ATTEST: Cit Clerk Mayor Council Eile Res.. No........z.Q0.4-Q ~.2........N.C.S.