HomeMy WebLinkAboutPlanning Commission Resolution 2013-10 5/28/2013 •
RESOLUTION NO. 2013-10
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE NORTH MCDOWELL
COMMONS PROJECT AND INCLUDING REHABILITATION OF THE HANSEN HOUSE LOCATED
AT 718 AND 750 NORTH MCDOWELL BOULEVARD
APNs: 137-061-035 AND 137-061-026
File No.: 13-SPC-0082
WHEREAS, Hugh Futrell Corporation submitted an application for Site Plan and
Architectural Review for the purposes of developing a 2.24 acre property with 34 new residential
units and the rehabilitation of the existing Hansen House to be called North McDowell
Commons, "the Project"; and,
WHEREAS, on May 9, 2013, a Notice Intent to Adopt a Mitigated Negative Declaration
and Notice of Public Hearing was published in the Argus Courier, posted with the Sonoma
County Clerk and mailed to all residents and property owners within 500 feet of the project and
all individuals on the interested party list for the project; and;
WHEREAS, the Planning Commission and Historic and Cultural Preservation Committee
held a properly noticed public hearing on May 28, 2013, in accordance with the City of
Petaluma Implementing Zoning Ordinance, Section 24.030; and,
WHEREAS, at said hearing the Historic and Cultural Preservation Committee reviewed the
proposed rehabilitation of the Hansen House and made a recommendation to the Planning
Commission; and,
WHEREAS, at said hearing the Planning Commission adopted a Mitigated Negative
Declaration and Mitigation Monitoring Program for the North McDowell Commons project in
compliance with requirements of the California Environmental Quality Act.
NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site
Plan and Architectural Review for the Project and authorizes site improvements for Project
contained in said plans based on the findings made below and subject to the conditions of
approval attached as Exhibit A hereto and incorporated herein by reference:
1. The proposed project is consistent with the following goals, policies and programs of the 2025
General Plan:
1-P-1 Promote a range of land uses at densities and intensities to serve the community
needs within the Urban Growth Boundary (UGB).
The proposed project preserves the existing historic Hansen House in its original
single family land use and incorporates infill development within the density
range designated in the General Plan.
Planning Commission Resolution No.2013-10 Page 1
1-P-2 Use land efficiently by promoting infill development, at equal or higher density
and intensity than surrounding uses.
The North McDowell Commons project is infill development on an underutilized
property designated for medium density residential development along one of
the city's major arterials. The density of the project is consistent with existing
zoning and General Plan designation and has been designed to mirror
development characteristics of surrounding properties. Single family detached
units are included along Wood Sorrel to relate to the more traditional single family
neighborhood on the eastern side of Wood Sorrel. A more dense housing design
is utilized at the interior of the lot,and along North McDowell.
1-P-3 Preserve the overall scale and character of established residential
neighborhoods.
The project has been designed with sensitivity to the existing Hansen House as
well as surrounding residential uses. Single family detached units front onto Wood
Sorrel to more closely mirror the single family neighborhood to the east and
extending up Capri Avenue. A more dense housing design is located at the
interior of the lot and fronting North McDowell Boulevard. The private play area
has been located to border Capri Creek and connect with existing bike and
pedestrian connections in that area.
2-P-3 Maintain landmarks and aspects of Petaluma's heritage that foster its unique
identity.
During previous review the Historic and Cultural Preservation Commission has
clearly found the Hansen House to be of local importance based on its
connection to Petaluma's history. Despite years of vacancy and damage from a
fire, the Hansen House retains its importance in Petaluma's heritage. The
rehabilitation and designation of the Hansen House as a part of the North
McDowell Commons project is consistent with the City's desire to maintain and
honor the city's heritage and identity.
2-P-5 Strengthen the visual and aesthetic character of the major arterial corridors.
The project has been designed to front units on North McDowell to engage the
streetscape and be sensitively designed to not compete with the location of the
Hansen House on McDowell by maintaining increased setback on either side,
keeping similar massing, and preserving the existing notable palm trees. Fencing
necessary for sound attenuation has been set back to not create a solid wall
effect along the frontage and front porches have been incorporated into the
design of the units along the McDowell frontage.
3-P-1 Protect historic and archaeological resources for the aesthetic, cultural,
educational, environmental, economic, and scientific contribution they make to
maintaining and enhancing Petaluma's character, identity and quality of life.
Planning Commission Resolution No. 2013-10 Page 2
The proposed project incorporates rehabilitation and reuse of the Hansen House.
Additionally, the applicant has voluntarily agreed to local designation of the
Hansen House to continue to protect the locally significant resource in perpetuity.
3-P-5 The protection of historic resources shall be a key consideration and an equal
component in the development reviewprocess.
The applicant has incorporated protection of the Hansen House into the larger
North McDowell Commons project through proposed rehabilitation, reuse, and
designation of the house. Additionally, the larger has been designed with
sensitivity to setbacks, landscaping, and massing so as not to negatively impact
the Hansen House or its prominence along North McDowell Boulevard.
3-P-7 Recognize landscape features, including trees in both their urban and natural
environment as part of Petaluma's identity and part of the character of defining
features of the City's historic district.
The existing Canary Palm trees in front of the Hansen House have been identified
as an important contextual feature of the Hansen House and are proposed for
preservation. Additionally, these trees have been identified as a character
defining feature of the historic Hansen House in the recommendation for
designation.
4-P-6 Improve air quality through required planting of trees along streets.
Trees, both in the public right-of-way and on private property along North
McDowell Boulevard, Palo Verde Way, Wood Sorrel Drive, and Capri Creek have
been incorporated into the project's landscape design.
5-P-43 Support efforts for transit oriented development around the Petaluma Depot and
along the Washington Street, Petaluma Boulevard, McDowell Boulevard, Lakeville
Street, and other transit corridors.
The proposed project has been conditioned to install a bus shelter on the existing
bus stop pad on McDowell Boulevard near Capri Creek. This improvement will
support efforts to maintain and enhance North McDowell Boulevard as a transit
corridor. Additionally, the location and design of the new residential units along
the transit corridor facilitates use of the nearby bus stop for future residents of the
project.
11-P-1.1 Promote residential development within the Urban Growth Boundary.
The North McDowell Commons project provides residential development on land
within the Urban Growth Boundary that is designated and zoned for medium
density housing densities.
Planning Commission Resolution No.2013-10 Page 3
11-P-1.2 Encourage the'development of housing on underutilized land.
The existing site is underutilized, with the vacant Hansen House being the only
development currently on the 2.24 acres. The project will provide additional
housing on underutilized land within the Urban Growth Boundary that is
designated and zoned for medium density housing. Additionally, the project has
been designed with sensitivity to the historic Hansen House and the surrounding
residential uses.
1 1-P-2.1 Encourage a mix of housing design types.
The North McDowell Commons project proposes a mix of single family detached
and duplex units on a single lot. The project offers a mixture of housing types and
sizes with onsite amenities and easy connection to transit, bike, ped, and
vehicular facilities.
11-P-6.6 Promote the construction of rental units for larger families.
All of the 34 new residential units will be rentals. Housing unit sizes are
approximately 1,200 square feet and include 18 two bedroom units and 17 three
bedroom units.
11-P-10.1 Promote the use of energy conservation features in the design of residential
development.
The proposed project will be required to demonstrate compliance with Calgreen
Tier One requirements at building permit. Additionally, the applicant has
indicated that the project will achieve a minimum of 100 greenpoints as outlined
in the draft checklist.
2. The Project, as conditioned, will not constitute a nuisance or be detrimental to the public
welfare of the community because it conforms to the Petaluma Implementing Zoning
Ordinance ("IZO"). The project is zoned R4 proposed residential uses for the Project are
permitted in the R4 zoning district. The project landscape plan and provisions for tree
preservation are consistent with IZO Chapters 14 and 17, respectively. Onsite parking is
consistent with the provisions outlined in IZO Chapter 11. Rehabilitation of the Hansen House
is consistent with the requirements of Chapter 15 of the IZO.
3. The proposed project is consistent with the development standards of the R4 zoning
designation, including setbacks from property lines, height limitations, and lot coverage.
4. The rehabilitation of the Hansen House has been reviewed for compliance with the Secretary
of the Interior's Standards as follows:
A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces, and spatial relationships.
The rehabilitation and reuse of the Hansen House will be as a single family home which is its
historical use and will not necessitate modification to any distinctive material, feature, or
spaces of the landmark. The larger North McDowell Commons project will result in changes
to the spatial relationship of the Hansen House, but this context has already been
Planning Commission Resolution No. 2013-10 Page 4
significantly altered by residential development of the area and the new proposal has been
designed with sensitivity to the importance of the Hansen House.
The historic character of .a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces, and spatial relationships that
characterize a property will be avoided.
The proposed rehabilitation will retain and enhance the historic character of the Hansen
House. The most significant modification to• the building is the replacement of the front
picture window which is a more recent modification that is inconsistent with the character of
the early 20th century design. All materials will be refurbished or replaced in kind as
necessary. No modification to the footprint or roofline is proposed.
Each property will be recognized as a physical record of its time, place, and use. Changes
that create a false sense of historical development, such as adding conjectural features or
elements from other historic properties,will not be undertaken.
No changes are proposed that create a false sense of historic development. The
rehabilitation will return the Hansen House to its pre-fire appearance and will remove the
incompatible window replacement on the front facade of the house, returning the front
window design and placement to a more compatible layout, consistent with the early 20th
century architectural design.
Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
The character defining features as identified in the resolution recommending landmark
designation (v-rustic siding, massing, hipped roof, porch cutout and column, attached water
tower, window design, palm trees) are all proposed to be preserved and enhanced through
the rehabilitation.
Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the
old in design, color, texture, and, where possible, materials. Replacement of missing features
will be substantiated by documentary and physical evidence.
All existing materials will be refurbished if possible and replaced with inkind materials when
necessary. New features will match the old in design, texture, and materials to the maximum
extent possible.
New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work
shall be differentiated from the old and will be compatible with the historic materials,
features, size, scale and proportion, and massing to protect the integrity of the property and
its environment.
The proposed rehabilitation of the Hansen House repair and replace all materials in kind.
Unique architectural features such as the attached water tower and porch design have
been retained. No new massing is proposed.
New additions and 'adjacent or related new construction will be undertaken in a such a
manner that, if removed in the future, the essential form and integrity of the historic property
and its environment would be unimpaired.
Planning Commission Resolution No. 2013-10 Page 5
No structural addition to the Hansen House is proposed. The surrounding development as
part of the project is all detached from the landmark structure and designed with sensitivity
to the Hansen House.
5. A seven foot tall fence as shown on the plan set around outdoor yard areas associated with
units 23-34 is necessary to mitigate noise impacts and satisfy recommendations included in
the Illingworth & Rodkin report for the proposed development. The Commission finds that the
location of the residentially designated and zoned property along North McDowell
Boulevard is considered a public facility of potentially noxious use and approved the
increased fence height consistent with 170 Section 13.025.C.
6. The proposed project as conditioned conforms to the requirements of IZO Section 24.010G,
Site Plan and Architectural Review Standards for Review of Applications as follows:
The appropriate'use of quality materials and harmony and proportion of the overall design.
The proposed design uses a variety of materials, including horizontal and vertical wood
siding, and HardieShingle siding. The roofing material is an asphalt shingle and the project
includes wood wrapped porch posts, wood rail and balistrade, and metal garage doors. The
variety and application of these materials provides visual interest and is compatible with the
general design of the adjacent residential uses and complimentary to the proposed
rehabilitation of the historic Hansen House.
The architectural style which should be appropriate for the project in question, and
compatible with the overall character of the neighborhood.
The architectural style is appropriate for the site and is compatible with the adjacent
residential structures. The proposed project will enhance the overall character along North
McDowell Boulevard by orienting residences that face the street. The proposed style is
compatible with the character of the neighborhood.
The siting of the structure on the property as compared to the siting of other structures in the
immediate neighborhood.
The siting of the structures along the project frontage to North McDowell and Wood Sorrell
Drive is such that residences face the streets. This orientation is consistent with the orientation
of existing residences in the neighborhood. The siting of the residences in this orientation
allows for the use of side and rear yards that benefit from the more private interior of the
development. This orientation not only allows for acoustical protection from the street for the
residents from traffic but also helps to provide a sense of community.
The bulk, height, and color of the proposed structures as compared to the bulk, height, and
color of other structures in the immediate neighborhood.
The proposed 35-unit development is compatible in bulk, height, and color with other
structures in the immediate neighborhood and is suited for this location. The proposed color
palette includes tan and beige tones with neutral roofing colors, with natural green and
deep red accents in earth tones. The proposed colors and materials are compatible with
existing residences in the neighborhood.
Landscaping shall be in keeping with the character or design of the site. Existing trees shall
be preserved wherever possible.
The proposed landscape design is in keeping with the residential development being
proposed and the surrounding neighborhood. They layout and landscape features provide
Planning Commission Resolution No.2013-10 Page 6
private open space for each unit, community pathway such as the landscape paseo, and
at community play area. All but one existing tree is proposed for preservation as part of the
development.
Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
bicycle parking facilities and pedestrian way shall be so designed as to promote safety and
convenience, and shall conform to approved standards.
The ingress and egress is on Wood Sorrel for vehicular access and an additional access from
Palo Verde, North McDowell Boulevard, and from Capri Creek are designed into the project.
Bike racks and pedestrian facilities have been incorporated into the design. The project was
routed to PBAC for review and comment and those comments have been incorporated into
recommended conditions of approval for the project.
ADOPTED this 28th day of May, 2013, by the following vote:
CommissionlMember Aye 4 No " Absent Abstain
Abercrombie X
Elias X
Johnson X
Council Member Miller X
Chair Pierre X
Vice Chair Wolpert X
'i/1 ,i 4 J��!�.l�.
-r Pierre, ilk
ATTEST: APPROVED AS TO FORM:
Of
Ho;•ther Hines, Corn iittee Secretary Eric Danly, City Attorney
Planning Commission Resolution No.2013-10 Page 7
EXHIBIT 1
SPAR CONDITIONS OF APPROVAL
NORTH MCDOWELL COMMONS
718 and 750 NORTH MCDOWELL BOULEVARD
APNs: 137-061-035 AND 137-061-026
File No.: 13-SPC-0082
Planning Division
1. This Site Plan and Architectural Review authorizes construction of 34 new residential units and
rehabilitation of the existing Hansen House as shown on plans dated stamped March 27,
2013 and located at 718 and 750 North McDowell Boulevard, APNs 137-061-035 and 137-061-
026.
2. Plans submitted for building permit review shall be in substantial conformance with the
approved plan set dated stamped March 27, 2013.
3. Prior to issuance of a building permit/grading permit revised plans shall illustrate the following
modifications:
a. All conditions of approval and mitigation measures from the Mitigated Negative
Declaration and Mitigation Monitoring Program for the project shall be listed on the first
sheet of the office and job site copies of the building permit plans;
b. Window specifications shall be submitted for all windows indicating the necessary sound
attenuation ratings are consistent with the acoustic report prepared by Illingworth &
Rodkin;
c. Tree preservation measures shall be included on the grading and building plans for all
trees indicated for preservation.
d. Final treatment of bollards at EVA and Palo Verde Way shall not preclude bike and
pedestrian access and shall be in keeping with other site design facilities.
e. Modifications to the straight edge elevations of units #33 and #34 (on either side of the
Hansen House) to provide greater variation and articulation.
4. Prior to the issuance of a building permit/grading permit, revised plans for the rehabilitation
of the Hansen House shall illustrate the following modifications:
a. Windows on the Hansen House shall be double hung wood, no cladding.
b. The opening on the upper level of the water tower on the Hansen House shall be
retained.
c. Exterior stair tread shall be cedar or redwood, no fir.
d. The basement entrance on the lower level of the Hansen House shall be retained.
e. The existing chimney shall be stabilized or replaced as necessary with brick veneer.
f. A low wood picket fence similar to that shown for placement along the landscape
paseo shall be installed around the Hansen House.
g. Rain gutters on the Hansen House shall be galvanized.
5. The applicant shall work with staff to include subtle detailing in the front door and garage
door design in order to achieve variety similar to that achieved with the approved window
design.
6. Prior to approval of site improvement plans, a revised design for the light posts shall be
submitted for staff approval to achieve a less industrial look within the development.
7. A speed table shall be incorporated into the site improvements on the private drive at the
intersection with the landscape paseo.
Planning Commission Resolution No.2013-10 Page 8
8. Prior to the issuance of the building permit the project plans shall be reviewed by the Tree
Advisory Committee for ultimate discretion on the street tree species. Committee
suggestions on the overall project landscape design may be considered by the applicant for
incorporation into the final landscape plans.
9. All construction activities shall be limited to Monday through Friday 8:00 a.m. to 6:00 p.m.
and Saturdays from 9:00 a.m. to 5:00 p.m., this includes construction related deliveries and
equipment maintenance. Construction shall be prohibited on Sundays and all holidays
recognized by the City of Petaluma.
10. A lot line adjustment shall be recorded prior to occupancy to allow the Hansen House to be
on an independent lot consistent with the boundaries indicated on the site plan.
11. Contingent upon City Council designation of the Hansen House as a local historic landmark,
a deed restriction recognizing the structure as an important local historic resource subject to
the requirements of the Secretary of the Interior's standards and applicable preservation
requirements of the City of Petaluma shall be recorded on the Hansen House property.
12. A final greenpoint checklist shall be submitted with third party verification with the building
permit application to verify compliance with a minimum of 100 greenpoints.
13. The project shall be subject to all applicable development impact and other City tees.
14. All mitigation measures as adopted in conjunction with the MND and MMRP are herein
incorporated by reference as conditions of project approval.
15. Prior to issuance of a building permit, the plan shall note the installation of high efficiency
heating equipment (90% or higher heating/furnaces) and low NOx water heaters (40 NOx or
less) in compliance with General Plan policy 4-P-15D (reducing emissions).
16. Upon approval of project entitlements, the applicant shall pay the 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 Clerk's office within five
days of project approval.
17. This approval is not inclusive of the community entry sign indicated on the private drive. A
separate sign permit for the community entry sign shall be submitted in compliance with
applicable code requirements outlined in IZO Chapter 20.
18. A disclaimer regarding potential flooding of the garage of unit #22 shall be included in all
leasing documents and posted onsite inside the garage.
19. Prior to the issuance of a building or grading permit, all plans shall include the following
requirements and all construction contracts shall include the same requirements (or
measures shown to be equally effective, as approved by Planning), in compliance with
General Plan Policy 4-P-16:
• Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction:
• Minimize idling time for construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
• Use alternative fuel construction equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
• Use add-on control devices such as diesel oxidation catalysts or particulate filters;
Planning Commission Resolution No.2013-10 Page 9
• Use diesel equipment that meets the CARB's 2000 or newer certification standard for off-
road heavy-duty diesel engines; and
• Limit the hours of operation for heavy duty equipment.
20. Prior to the issuance of a building or grading permit, the applicant shall provide a
Construction Phase Recycling Plan that would address the reuse and recycling of major
waste materials (soil, vegetation, concrete, lumber, metal scraps, cardboard, packing, etc.)
generated by the construction of the project and in compliance with General Plan Policy 2-
P-122 for review by the planning staff.
21. All work within the public right-of-way requires an encroachment permit from the Public
Works department.
22. In the event that archaeological remains are encountered during grading, work shall be
halted temporarily and a qualified archaeologist shall be consulted for evaluation of the
artifacts and to recommend future action. The local Native American community shall also
be notified and consulted in the event any archaeological remains are uncovered.
23. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of
the project. The applicant's duty to defend, indemnify and hold harmless in accordance
with this condition shall apply to any and all claims, actions or proceedings brought
concerning the project, not just such claims, actions or proceedings brought within the time
period provided for in applicable State and/or local statutes. The City shall promptly notify
the applicant of any such claim, action or proceeding concerning the project. The City
shall cooperate fully in the defense. Nothing contained in this condition shall prohibit
the City from participating in the defense of any claim, action, or proceeding, and if the City
chooses to do so, applicant shall reimburse City for attorneys' fees and costs incurred by the
City.
24. All planting shall be maintained in good growing condition. Such maintenance shall include
where appropriate, pruning, moving, weeding, cleaning, fertilizing, and regular watering.
Whenever necessary, planting shall be replaced with other plant materials to insure
continued compliance with the approved landscape plan.
Fire Marshal
The following conditions shall be completed prior to submittal of site improvement plans.
25. CA Building Code Occupancy of living units is R-3 and the occupancy of the garages is U.
Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required in
residential structures; bathrooms over 55 square feet, closets over 24 square feet, or 3 feet
deep, and other attached structures. These systems shall be calculated for two-head
activation for the most remote two heads. All systems require three sets of plans to be
submitted to the Fire Marshal's office for review and approval. This can be a deferred
submittal. The rehabilitation%remodeling of the Hansen House that will take place is greater
than 50% of the structure and therefore will required 13D sprinklers.
26. The required fire lane turnaround width is provided by including a 3 foot wide "contrast
pavement" which appears to be designed to a street standard (see interior driveways,
private detail on civil engineering sheet 4 of 4). Areas included in the "fire truck turnaround"
area must be fully, easily mountable by fire department apparatus, and be designed similar
to street standards and capable of supporting the weight of our largest fire apparatus. The
Planning Commission Resolution No.2013-10 Page 10
design must be approved by the Fire Marshal and City Engineer prior to submittal of site
improvement plans.
27. All vehicular parking is prohibited on all North McDowell Commons streets and "contrast
pavement" used to make up the 26 foot diagonal section. Streets will either need "no
parking" signs meeting our sign standards and/or "red curbing". All "contrast pavement"
must be fully mountable and drivable throughout this development. Fire apparatus must be
able to easily utilize the entire 26 foot wide easement for fire operations and truck outriggers
and it shall be constructed as a Street section with compacted Class 2 Aggregate Base and
reinforced concrete sufficient to support the imposed load of emergency vehicles. The
design.specifics must be approved by the Fire Marshal and City Engineer.
28. Proposed water meter boxes are located in vehicle driving areas and shall have traffic-
bearing lids. Verify with Water Department that required fire sprinkler systems do not require
above-ground backflow prevention valves between meters and risers (or detail how/where
such valves would be installed in a protected location).
29. West end of private alley (driveway curb cut at Palo Verde Way) is indicated to be
Emergency Vehicle Access (EVA). The PFD Operations group will accept a bollard type
"street restriction" device. Please include specific details of the bollards and Knox locks you
will be installing.
Public Works
Development Engineering has reviewed the subject application (Civil plans dated March 27,
2013) and requires the following conditions of approval.
1. Frontage improvements shall be installed per the civil engineering site plan set dated March
27, 2013 including, but not limited to, new 10-foot wide separated sidewalk on North
McDowell and 5-foot wide sidewalk on Palo Verde Way and Wood Sorrel Drive, fire hydrants,
LED streetlights and landscaping.
2. Install a bus shelter at the existing bus stop pad on McDowell Boulevard near Capri Creek,
with solar operated power per City of Petaluma Transit standards.
3. The residence for proposed unit 8 is located in the existing flood zone and shall not be
constructed until the new flood insurance rate maps removing it from the flood zone
become effective, which is currently scheduled to occur February 19, 2014.
4. The proposed garage for unit 22 is located within the draft floodplain. The garage shall be
designed and constructed in accordance with City of Petaluma floodplain ordinance
requirements.
5. All existing overhead utilities along the project frontage or traversing the site shall be placed
underground.
6. Grade conforms along the project frontage shall conform to the existing street section to the
satisfaction of the City Engineer. Striping and pavement marking shall be replaced in kind.
7. The project shall provide for zero net storm water runoff for the 24 hour, 100-year event per
City of Petaluma and Sonoma County Water Agency standards.
8. Sonoma County Water Agency review and approval of final hydrology report/calculation is
required prior to the start of any construction.
Planning Commission Resolution No. 2013-10 Page 11
9. Site work shall generally conform to the site improvements as shown on the plans provided
with the application.
10. All work shall conform to the latest City standards.
11. All improvements shall be ADA accessible.
12. All existing unused water and sewer mains shall be identified on construction drawings and
abandoned per City standards.
13. Joint trench plans are required with the building permit/public improvement plan submittal.
14. All public improvement work shall be completed prior to issuance of a final
inspection/certificate of occupancy for the last 20% percent of units.
15. The on-site sewer and storm drain water detention and treatment system shall be privately
owned and maintained.
16. Prior to issuance of a building permit, an operations and maintenance manual is required for
the proposed storm water detention and treatment system and shall be submitted with the
building permit application for review and approval by the City Engineer. The manual shall
include annual inspection, by a Civil Engineer registered in the State of California, to ensure
the detention and treatment systems are operating as designed and constructed as well as
provisions to make any necessary repairs to the system. A signed and sealed copy of the
inspection report shall be provided annually fo the Office of the City Engineer.
17. Prior to issuance of a building permit, the developer shall comply with the City's Phase II
storm water management plan and State of California NPDES requirements including
submittal of a notice of intent and storm water pollution prevention plan to the State and
City.
18. Prior to issuance of a building permit, a public improvement plan application is required to
be submitted and approved for all frontage work and all on-site work within public
easements. A public improvement agreement package including necessary bonds and
insurance is required.
19. Revise the grading to eliminate the valley gutter location at the water meters in the private
alley. The water meters cannot be located in the valley gutters. Reinforced concrete shall
not be placed over the public water line easement.
20. Provide a City standard blow off at the end of the public 8 inch water main.
21. Review the tree location in the vicinity of the public fire hydrant at the entrance on Wood
Sorrel Drive. The lateral connection shall not be placed under shrubs or trees and the fire
hydrant cannot be obstructed to Wood Sorrel Drive.
22. Provide an agreement for review to replace the pervious pavement over the public storm
drain in the event the storm drain is repaired or replaced. The agreement shall be recorded
prior to certificate of occupancy.
23. Provide the locations or the relocated storm drain catch basins and the manholes in the
driveways on Wood Sorrell Drive.
24. Water Resources has a concern regarding the private manhole located in the permeable
pavers. As the pavers settle, the frame assembly may become damaged and lead to inflow
Planning Commission Resolution No.2013-10 Page 12
and infiltration. Details shall be provided on the public improvement and building permit
plans.
25. All the public improvements shall be designed in accordance with the City of Petaluma
Public Works and Utilities Department Standards & Specifications, latest edition of the Manual
of Uniform Traffic Control Devices (MUTCD) and Caltrans standards.
26. The main driveway to the project on Wood Sorrell Drive at Capri Avenue shall be controlled
by an all-way "Stop" sign. In addition two pedestrian ramps shall be installed on either side of
this driveway so that these ramps properly align with the ramps on the east side of Capri
Avenue.
27. The "Community Entry Sign" for this project is proposed to be installed on Wood Sorrel Drive
near the main entrance. This sign shall be located such that it does not obstruct the "sight
distance triangle". The applicant's engineer shall submit a sketch drawn to scale based on
AASHTO standards for meeting the sight distance requirements.
28. The applicant's engineer shall submit a sketch drawn to scale based on AASHTO standards
to make sure that sight distance is not obstructed at the intersection of N. McDowell Blvd.
and Palo Verde Way and meets sight distance standards.
29. The applicant's engineer shall submit sketches drawn to scale with the help of "truck turning
templates" to show that a fire-truck and a garbage truck can easily turn around in the north-
south private alley and exit the project facing the street.
30. The applicant's engineer shall provide a separate sketch drawn to scale to show how an
ADA van parked in the parking stall near the play area (southern most stall) can easily move
out facing the street.
31. "NO PARKING" signs shall be installed along N. McDowell Blvd. and along the entire length of
both east-west and north-south private alley. Both sides curbs shall be painted red.
Pedestrian and Bicycle Advisory Committee
30. Bicycle parking equivalent to 10% of the required automobile parking shall be
accommodated on the site. Secure and covered bicycle parking facilities should be
provided within all 35 of the residential units of the development and an additional
uncovered bicycle parking facility serving no less than six bikes shall be provided at the play
structure area.
31. PBAC recommends safe, convenient, and secure bicycle parking. PBAC recommends bike
racks that keep the bike upright by supporting the frame in two places, allow the frame and
one or both wheels to be secured with a U-lock, be securely anchored or heavy enough
that it cannot be stolen, and durable enough to resist being cut or vandalized.
32. The applicant shall install a shared Class I bikeway/pedestrian path along the project's entire
North McDowell frontage to continue the condition of the Class I facility separated from the
road and setback from vehicular traffic as found on McDowell.
33. The applicant shall install a paved multi use Class I path along the southern boundary of the
project adjacent to Capri Creek as shown on plans which shall be dedicated to the City and
open to the public while being maintained by the project owner.
34. The applicant shall install a crosswalk and ADA compliant curb ramp on both sides of Palo
Verde Way (at McDowell and Wood Sorrel). The Public Works Department shall review the
Planning Commission Resolution No.2013-10 Page 13
appropriateness of installation of a crosswalk at Capri Avenue and Wood Sorrel and if it is
determined that such a crosswalk would enhance safety and pedestrian movement to
schools in the area then PBAC requests such installation.
35. Applicant shall install sidewalks no less than 5 feet in width along Wood Sorrel and Palo
Verde Way. Applicant shall install sidewalks no less than 10 feet in width along North
McDowell which shall be set back with a 10-foot wide planter strip in one section and a 4-
foot wide planter strip in a second section, as shown on plans.
36. The applicant shall provide open, ungated through travel from North McDowell through the
project (currently shown between units 30 and 31) along the landscape paseo and private
drive as shown on plan to the intersection with Wood Sorrel.
37. The applicant shall install direction signage where the multiuse path to Capri Creek meets
North McDowelll indicating destination of path to alert users to destinations in either
direction. The sign design shall be coordinated with the City Engineer for compliance with
applicable city standards.
38. All exterior lighting shall be directed downward to minimize light pollution.
39. The applicant shall install at least one bench or sitting area at the private play area.
The applicant shall consider installation of a drinking fountain at the private play area.
Planning Commission.Resolution No.2013-10 Page 14
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