HomeMy WebLinkAboutResolution 2003-031 N.C.S. 02/24/2003,.
resolution No. 2003-031 N.C.S.
of the City of Petaluma, California
APPROVING THE MAGNOLIA PLACE
VESTING TENTATIVE MAP
1111 GOSSAGE AVENUE (APN 048-132-027)
AND 1120 MAGNOLIA AVENUE (048-141-012)
WHEREAS, an application for a Vesting Tentative Map was submitted by Mission
Valley Properties in order to subdivide an approximately 7.37 acre parcel (APN 048-132-027)
and a portion of a 17.05 acre parcel (APN 048-141-012) into 45 residential lots; and
WHEREAS, the Planning Commission also considered applications submitted by
Mission Valley properties for an amendment to the General Plan Land Use Map to designate the
development site as Urban Standard, for prezoning to Planned Unit Development District and for
approval of a Planned Unit Development Plan; and
WHEREAS, the potential environmental impacts of the project were considered and
based upon the Initial Study and comments received, it was determined that potential impacts.
could be avoided or reduced. to a level of insignificance by mitigation measures; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 9,
2002, and considered all written and verbal communication on these matters; and
WHEREAS, the Planning Commission recommended to the City Council denial of a
Mitigated Negative Declaration based upon the fact that the proposed project is not supported by
the General Plan; and
WHEREAS, the City Council held a duly noticed public hearing on
February 3 and February 24, 2003, and considered all written and verbal communication on these
matters.
NOW, THEREFORE, BE IT RESOLVED that the Petaluma City Council approves the
Vesting Tentative Map for the Magnolia Place Planned Unit Development based on the following
findings and subject to the following conditions:
Findings
1. That the 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, is consistent with the General Plan, and will. not be detrimental to the
public health, safety, or welfare. A General Plan amendment was granted to change
the designations to allow for the proposed development. Adequate public facilities
will be installed, including roads, sidewalks, water, sewer, storm drains and other
Resolution No. 2(1(1t_~3~ N.C.S.
infrastructure, which will be beneficial to the public health, safety and welfare. In
addition, an approximately 8.74 acre site will be dedicated to the City for parkland in
conjunction with the development.
3. That the site is physically suitable for the density and the type of development
proposed. The project is compatible with surrounding uses. Homes on the Magnolia
Avenue site have been clustered to avoid the steeper slopes and to maximize the
amount of open space to be dedicated to the City for parkland.
4. That reasonable public access on public roads is provided for the proposed lots.
Magnolia Avenue is a public street, which, in conjunction with the development, will
be improved to provide additional vehicular, pedestrian and bicycle safety with
sidewalks, curb and gutter. In addition., a roundabout is to be installed in Magnolia
Avenue that will slow traffic and provide a safe crossing for pedestrians.
5. 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, unmitigatable environmental impacts.
Conditions of Approval
From the. Planning Division:
1. Approval is granted for a Vesting Tentative Map to subdivide an approximately 7.37
acre parcel (APN 048-132-027) and a 8.31 acre portion of a 1.7.05 acre parcel (APN
048-141-012) into 44 residential lots which shall b~e substantially as shown on plans
received in the Petaluma Community Development Department on February 13,
2003, except as modified by these conditions consistent with City Council direction.
2. Lot 17 shall be eliminated and Lots 18 through 28 shall be shifted to provide a 20 foot
wide EVA between Lots 23 and 24 to line up with the Eddie Way EVA. Bollards
shall be installed to prevent vehicular access to the park except emergency vehicles.
The EVAs shall be owned and maintained by the Homeowners Association. The area
between Lot 28 and the private open space easement shall be approximately 50 feet
subject to review and approval of the Community Development Department staff.
Prior to recordation of the Final Map, a public access easement shall be granted over
the entire area of parcels designated as B and D (private open space along Magnolia
and at the end of Samuel Drive).
3. LAFCO shall approve annexation of the property to the City of Petaluma within one
year of approval of the Vesting Tentative Map or such approval shall be null and
void.
2003-031 N.C.S. Page 2
4. Within five days of the City Council approval, the applicant shall submit the $35.00
Notice of Determination filing fee and the $1,250.00 Fish and Game filing fee to the
Community Development Department. The fees may be paid with one check and
shall be made payable to the Sonoma County Clerk.
5. Prior to dedication of the public park portion of the Magnolia Avenue site to the City
for parkland, the developer shall clean up the site, remove the eucalyptus tree debris,
and reforest the site with approximately 150 native trees. Stumps in the open space
area shall be cut to ground level; stumps in future bicycle or pedestrian pathways
shall be removed. The reforestation plan shall be developed in conjunction with the
Recreation, Music and Parks Commission and the Petaluma Tree Advisory
Committee. The park site shall be cleaned up during grading activities on the site.
6. The applicant's representative shall prepare an initial plan for the park (and one
follow-up plan), which shall be submitted to the Recreation, Music and Parks
Commission for review and approval. Mission Valley Properties will build the park
and will get credit against Park and Recreation Land Improvement in-lieu fees in an
amount equal to what is required in park fees. The park shall be completed prior to
issuance of A Certificate of Occupancy for the last house on the Magnolia site (Lots 1
through 27). A $175,000 annuity for maintenance of the park shall be paid by the
developer to the City upon acceptance of the parkland by the City.
7. The Developer shall provide afive-year warranty on all new trees.
8. The elevations, landscape plan, bridge design, signage, Design Guidelines and
Development Standards are subject to the review and approval of the Site Plan and
Architectural Review Committee prior to issuance of any grading or building permits.
9. The PUD Development Guidelines and Standards shall allow the custom houses on
the Gossage site to be up to 4,500 square feet in size. House plans 2 and 3 for the
Magnolia site may be enlarged to accommodate an additional bedroom up to 250
square feet without enlarging the footprint or the volume of the structure.
10. All work within a public right-of--way requires an encroachment permit from the
Department of Public Works.
11. A reproducible copy of the finalized PUD Development Plan and written PUD
Standards and Design Guidelines incorporating all project conditions of approval
shall be submitted to the Community Development Department prior to Final Map
recordation.
12. A reproducible copy of the Tentative Subdivision Map, reflecting all adopted
conditions of approval, shall be submitted to the Community Development
Department prior to Final Map recordation.
2003-031 N.C.S. Page 3
13. At a minimum, PGE will require the following Public Utility Easements (PUE) in
order to provide gas and electric service to the development.
a. A 7.5-foot wide Public Utility Easement along the front of Lots 1 through Lots
28, bordering the road and courts as shown on the Tentative Subdivision Map
dated February 13, 2003, (as modified by the City Council on February 24, 2003)
shall be offered for dedication by the property owner.
b. A 7.5-foot wide PUE along the front of Lot 31 through Lot 36, bordering the road
as shown on the Tentative Subdivision Map, dated February 13, 2003, (as
modified by the City Council on February 24, 2003) shall be offered for
dedication by the property owner.
c. A 7.5-foot wide PUE along the front of Lot 43 through Lot 47, bordering the road
as shown on the Tentative Subdivision Map, dated February 13, 2003, (as
modified by the City Council on February 24, 2003) shall be offered for
dedication by the property owner.
d. A 7.5-foot wide PUE along the front of Parcel D as shown on the Tentative
Subdivision Map dated February 13, 2003, (as modified by the City Council on
February 24, 2003) be offered for dedication by the property owner.
e. A 6-foot wide PUE along the west side of Lot 38, adjacent to Lot 39, as shown on
the Tentative Subdivision Map dated February 13, 2003, (as modified by the City
Council on February 24, 2003) be offered for dedication by the property owner.
f. A 5.0-foot wide PUE along the east side of Lot 39, adjacent to Lot 38, as shown
on the Tentative Subdivision Map dated February 13, 2003, (as modified by the
City Council on February 24, 2003) be offered for dedication by the property
owner.
g. The entire 20 foot wide private driveway from Gossage Avenue to Street D will
be offered for dedication as a PUE. This will provide the necessary land rights for
utilities to Lots 37 to 42.
h. All streets and courts be as shown on the Tentative Map dated February 13, 2003,
(as modified by the City Council on February 24, 2003) be offered for dedication
as PUE's or franchise streets by the property owner.
14. The Developer shall enter into an agreement with the City prior to the issuance of
building permits stating that the Developer is responsible for payment of on-going
costs related to future monitoring of mitigation measures or conditions of approval
Mitigation Measures as Conditions of Approval:
15. 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.
16. The applicant 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 City
2003-031 N.C.S. Page 4
Engineering and Community Development Department, 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 15t~',
prior to the on-set of the rainy season, with all disturbed areas stabilized and
revegetated by October 31St. Upon approval by the Petaluma City Engineer,
extensions for short-term grading may be allowed. Special erosion. control
measures may be required by the City Engineer in conjunction with any specially
permitted rainy season grading.
d. If required to prevent scour and erosion of channel banks, biotechnical erosion
control and bank stabilization measures shall be incorporated into the grading and
landscape plans as described in the "Restoration Design and Management
Guidelines for the .Petaluma River Watershed, Vol. II". Channel modifications
shall be limited to specific problem areas.
17. 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.).
18. Prior to issuance of a grading permit, building permit or approval of an improvement
plan or Final Map, the Applicant 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 and as recommended by
Geomatrix and as confirmed by Kleinfelder. 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.
2003-031 N.C.S. Page 5
19. 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. 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 City Engineer
and 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.
20. 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.
21. Prior to issuance of a grading or building permit; the applicant 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.
22. The applicant shall incorporate the following Best Management Practices into the
construction and improvement. plans and clearly indicate these provisions in the
specifications. The construction contractor shall incorporate these measures into the
required Erosion and Sediment Control Plan to limit fugitive dust and exhaust
emissions during construction.
a. 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 shall. include weekends and holidays when
work is not in progress.
b. During excavation activities, haul trucks used to transport soil shall utilize tarps or
other similar covering devices to reduce dust emissions.
c. 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.
d. Traffic speeds on unpaved roads shall be limited to 15 mph.
e. 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
2003-031 N.C.S. Page 6
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.
f. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for 10 days or more).
g. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed
stockpiles (dirt, sand, etc.).
h. Post-construction revegetation, repaving or soil stabilization of exposed soils shall
be completed in a timely mariner according to the approved Erosion and Sediment
Control Plan and verified by City inspectors prior to acceptance of improvements
or issuance of certificates of occupancy.
i. The Developer 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.
23. All residential units designed with fireplaces shall meet the requirements of
Ordinance 1881 N.C.S. for clean-burning fuels.
24. Architectural coatings and asphalt paving conducted on the project site shall adhere to
rules and regulations stated in the BAAQMD Rulebook..
25. 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 applicant 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.
a. The applicant shall designate construction staging area and areas for storage of any
hazardous materials (i.e. motor oil, fuels, paints, etc.) used during construction on
the improvement plans. All construction staging areas shall be located away from
any .stream and adjacent 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 contaminants from
entering drainage areas in the vent of a spill or leak.
b. No debris, soil, silt, sand, cement, concrete or washings thereof, or other
construction related materials or wastes, oil 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 applicant shall designate appropriate
disposal methods and/or facilities on the construction plans or in the specifications.
c. No heavy equipment shall be operated in any live creek channel. All in-stream
channel work shall be limited to the dry season (typically defined as May 1st
through October 15`" and performed in accordance with conditions specified by the
Department of Fish and Game in a Streambed Alteration Agreement. The
Department of Fish and Game may require a more limited construction period in
stream channels that support anadromous fisheries. Applicant shall provide copy of
the approved Streambed Alteration Agreement and proof of compliance with the
2003-031 N.C.S. Page 7
permit conditions prior to approval of improvement plans or issuance of grading
permits for work within any channel.
26. The applicant shall submit the required Notice of Intent for compliance with the
conditions for a general permit under the National Pollutant Discharge Eliminate
System (NPDES) storm water permit for construction activities administered by the
State of California Regional Water Quality Control Board. The conditions require
development and implementation of a Storm Water Pollution Prevention Plan
(SWPPP), which may also meet the City's requirement for an Erosion and Sediment
Control Plan, noted above.
27. Prior to issuance of a grading or building permit or approval of any improvement plans
for earthwork within any creek corridor or identified wetland site, proof of
authorization from all applicable responsible agencies including, but not limited to, the
U.S. Army Corps of Engineers, the California Regional Water Quality Control Board,
and the California Department of Fish and Game, shall be submitted by the applicant to
the Community Development Department.
28. The applicant shall submit a detailed grading and drainage plan for review and approval
by the Community Development Department prior to approval of a final map,
improvement plan, grading or building permit. The project grading and all site drainage
improvements shall be designed .and constructed in conformance with the City of
Petaluma Community Development Department's "Standard Specifications" and the
Sonoma County Water Agency's "Flood Control Design Criteria". Channel
modifications and bank stabilization improvements within a natural stream channel
shall be designed in conformance with the City's "Restoration Design and Management
Guidelines". The drainage plans shall include supporting calculations of storm drain
and culvert size using acceptable engineering methods. No lot-to-lot drainage shall be
permitted. Surface runoff shall be addressed within each individual lot, and then
conveyed to an appropriate storm drain system. All hydrologic, hydraulic and storm
drain system design shall be subject to review and approval of the Sonoma County
Water Agency (SCWA) and the City Engineer.
29. Building envelopes adjacent to the Magnolia Avenue drainage ditch shall comply with
the Sonoma County Water Agency creek setback (measured from the toe of the
streambank, outward a distance of 2 %2 times the height of the streambank plus 30 feet
or 30 feet outward from the top of the streambank, whichever is greater).
30. The drip line of all trees and riparian vegetation and the footprint of wetland areas shall
be surveyed and accurately depicted on the grading and construction plans as sensitive
areas to be avoided and protected during construction. Before the start of construction
in an area where existing trees are to be retained and protected, exclusion fencing shall
be installed. Fencing shall be installed as shown on the Tree Location Map or, at a
minimum, around the perimeter of the trees' drip line or at the limit of grading when
grading encroaches into the drip line. Drip line is defined as the point where the
distance from the edge of the tree canopy to the trunk is the greatest. This radius shall
2003-031 N.C.S. Page 8
be used in establishing the perimeter of the exclusion fencing. Fencing materials shall
be highly visible and sturdy such as a portable cyclone fence or comparable fencing
material. Signs shall be posted on fencing prohibiting parking of vehicles or storage of
materials within the trees' drip line.
31. Grade changes that affect surface and subsurface drainage around the tree shall be
avoided. Adequate drainage shall be maintained to prevent any ponding of water
around the base of trees.
32. Trenching within the drip line of the trees shall be minimized. Trenches shall not be
excavated closer than half the distance from the trunk to the edge of the tree canopy.
An alternative to trenching is to place utilities in a conduit that is bored through the
soil. This minimizes root damage. If trenching within the drip line is unavoidable, a
joint trench shall be used for all utilities to minimize the damage caused by multiple
trenching. If possible, roots three inches in diameter and larger should not be cut.
33. Trees with greater than 30 percent root loss shall be provided with supplemental
seasonal irrigation. The irrigation shall be deep and infrequent -monthly during the
growing season. Supplemental irrigation shall be provided for one to three years,
depending on the degree of root damage or loss. Care shall be taken to keep the zone
around the root crown (6-10 foot radius around the trunk) dry.
34. All turf areas shall be graded to drain away from valley oaks and creek corridors to
avoid long-term impacts of irrigation and chemical use of pesticide and herbicides. A
minimum 6-foot radius around the base of the tree should be dry and well drained.
The grading and drainage plans shall maintain the root-zone areas of the large valley
oaks and riparian areas in a natural state, such that turf areas, irrigation and drainage
shall be avoided in these areas. The landscape and drainage plans shall be submitted
for SPARC approval and reviewed for conformance with this requirement by the
Community Development Department prior to issuance of grading or building
permits.
35. Soil compaction .around the trees shall be avoided. When possible, a thick layer of
crushed rock underlain by a geotextile as an alternative to soil compaction for road
based preparation within or near the drip zone of trees shall be used. A thick layer of
organic mulch such as wood chips is to be placed within areas subject to light traffic.
Vehicle and equipment parking and materials storage shall not occur within the drip
line of trees at any time.
36. All trees shown on the Tree Location Map as "impacted" shall have their trunks
protected by attaching straw bales to the trunk. Bales shall be tied to the trunk on the
side facing grading operations to prevent bark damage from construction equipment.
37. Crown thinning to compensate for root loss shall be avoided.
2003-031 N.C.S. Page 9
38. Tree removal associated with construction shall be mitigated at a 3.2:1 (replacement:
removal) ratio with 15-gallon size trees for a total of 224 replacement trees.
39. Certain areas of the site are identified as jurisdictional "Waters of the United States" as
defined by the Army Corps of Engineers; the applicant shall apply to the Army Corps
for a Section 404 of the Clean Water Act permit. The applicant shall avoid impacts to
wetlands to the maximum extent practicable. If avoidance is not practical, then a
Wetland Mitigation Plan and Monitoring Program shall be prepared and submitted to
the Corps of Engineers and Community Development Department for review and
approval, prior to SPARC review or approval of improvement plans or final map.
40. Revegetation of areas damaged or destroyed by grading, construction of access bridge
or detention basins shall be implemented to restore fiill habitat value. A vegetation
restoration plan shall be submitted to the Community Development Department at the
time of SPARC application.
41. All construction activities in and immediately adjacent to potential nesting area for
raptors and other birds should be conducted outside the normal breeding season
(generally January 15 to July 15). If the project occurs within-this season, however, a
biologist shall survey the site prior to construction and mark all raptor-nesting trees
with flagging. A construction setback of 50 feet from such trees will apply.
42. A contractor education program that includes an on-site briefing shall be
implemented to ensure that all construction personnel are fully informed of the
biological sensitivities associated with the project and about how to best avoid
impacts to these sensitivities.
The following measures shall be specified in the construction contract:
43. All construction activities shall comply with applicable Performance Standards in the
Petaluma Zoning Ordinance and Municipal Code.
44. 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. 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 cleaning of machines nor equipment past 6:00 p.m., Monday through
Friday; and no servicing of equipment past 6:45, Monday through Friday. The
developer's phone number shall be made available for noise complaints.
45. Pile driving activities shall be limited to 8:00 a.m. to 5:00 p.m. weekdays only.
46. 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.
2003-031 N.C.S. Page 10
47. 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.
48. The developer shall designate a Project Manager with authority to implement the
mitigation measures who will be responsible for responding to any complaints form the
neighborhood, prior to issuance of a building/grading permit. The Project Manager's
phone number shall be conspicuously posted at the construction site. 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.
49. All. single-family residences located adjacent to an arterial street or within a projected
65 Dba noise contour shall be constructed using appropriate construction techniques
and materials to achieve compliance with the noise standard for interior living area (45
Dba maximum noise level) and the General Plan standard for exterior yards (60 Dba).
Placement of buildings to shield roadway noise from exterior yards and/or installation
of a 6 foot freestanding sound wall or earthen berm along the property line shall be
required to meet General Plan Noise Standards. The developer shall provide an
acoustical report prepared by a qualified acoustical engineer, which demonstrates that
the proposed building construction will meet both interior and exterior noise standards.
Said report shall be submitted by the developer for review and approval of the
Community Development Department prior to issuance of building permits.
50. All land uses shall conform to the Performance Standards listed in Section 22-300 of
the Petaluma Zoning Code.
51. All exterior lighting shall be directed onto the project site and access ways and shielded
to prevent glare and intrusion onto adjacent residential properties and
natural/undeveloped areas. Plans submitted for SPARC review and approval shall
incorporate lighting plans, which reflect the location and design of all proposed
streetlights, and any other exterior lighting proposed.
52. 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.
53. No illumination shall be installed within the designated open space/park area except for
low level lighting along designated pathways adjacent to public streets or across
pedestrian bridges. The improvement drawings and landscape plans prepared for the
project shall reflect the location and design details of all light fixtures proposed. Said
locations and details shall be reviewed and approved by the Site Plan and Architectural
2003-031 N.C.S. Page 11
Review Committee and the Parks and Recreation Director prior to the approval of the
final map, improvements plans or advertising for bids.
54. Shade trees shall be incorporated into building and improvement plans along public
streets and within parking areas in conformance with the City's Site Plan and
Architectural Review Guidelines to reduce glare and provide shade.
55. All new and existing overhead utilities (except for high voltage transmission lines) shall
be placed underground.
56. Architectural details, landscape plans and specifications, and detailed site plans shall be
subject to review and approval by the Site Plan and Architectural Review Committee
prior to issuance of building permits.
57. Trenching for utilities and irrigation hne shall be kept to as shallow a depth as
practical to avoid disturbing potential subsurface resources.
58. An archaeologist shall monitor ground-disturbing activities in the Magnolia parcel.
Initial checks should occur on a daily basis, with the interval reduced to three per
week at the monitoring archaeologist's discretion. The City shall retain and
administer the contract for the monitoring archaeologist. The applicant shall be
responsible for the costs of mitigation monitoring, including contract administration
costs to the City. The contract with a qualified archaeologist shall be executed and
funds deposited with the City prior to issuance of a grading permit. Monitoring is
needed during ground level construction work only and shall be concluded with a
written report submitted to the City prior to issuance of certificates of occupancy.
59. Per Section 7050.5 of the California health and Safety Code, in the event of discovery
or recognition of any human remains in any location other than a dedicated cemetery,
there shall be no further excavation or disturbance of the site or any nearby area
reasonably suspected to overlie adjacent remains until the coroner of the county in
which the human remains are discovered has determined whether or not the remains
are subject to the coroner's authority. If human remains are encountered, work within
50 feet of the find shall halt and the County Coroner notified immediately. At the
same time, an archaeologist shall be contacted to evaluate the situation. If the graves
cannot be avoided by project activity, an archaeological excavation program shall be
implemented to remove the burials and associated grave goods, analyze the remains
and prepare a report of findings, If possible a most likely descendent should be
identified and consulted for the proper treatment and disposition of the remains. If
acceptable to the most likely descendent, or if a most likely descendent is not
identified, reburial of the remains shall be as close as possible to their original
location. The Cypress Hill Cemetery would be an appropriate location. If the human
remains are of Native American origin, the Coroner shall notify the Native American
Heritage Commission within 24 hours of this identification. The Native American
Heritage Commission will identify a Native American Most Likely Descendent to
2003-031 N.C.S. .Page 12
inspect the site and provide recommendations for the proper treatment of the remains
and associated grave goods.
60. If any artifacts, cultural remains or potential resources are encountered during
construction activities, work within 50 feet of the find shall cease and the construction
contractor shall notify the Community Development Director. Prehistoric materials
can include flaked-stone tools (e.g. projective points, knifes, shoppers) or obsidian,
chert or quartzite tool-making debris; cultural darkened soil (i.e. midden soil often
containing heat affected rock, ash and charcoal, shellfish remains, and cultural
materials); and stone milling equipment (e.g. mortars, pestles, handstones). Historical
materials might include wood, stone, concrete or adobe footings, walls and other
structural remains; debris filled wells or privies; and deposits of wood, metal, glass,
ceramics and other refuse. An archaeologist shall evaluate the finds and make a
recommendation. The applicant shall comply with all mitigation recommendations of
the archaeologist prior to commencing work in the vicinity of the archaeological
finds. The applicant shall be responsible for all costs associated with the consulting
cultural resource specialist.
From the Bicycle Advisory Committee:
61. Any private open space in this development shall have a permanent public easement
on its entirety.
62. There shall be two benches on the proposed open space view corridor lot (parcel D).
63. Lighting shall not glare into pedestrian/cyclists' eyes.
64. Under no circumstances shall any pesticide/herbicide be applied in areas used by
pedestrians bicyclists anywhere in this project or the surrounding areas without
appropriate signs warning of the use of chemicals, a policy currently employed by the
Music, Recreation and Parks Department. This project shall utilize Best Management
Practices regarding pesticide/herbicide use and fully commit to Integrated Pest
Management techniques for the protection of pedestrians and bicyclists.
From the Engineering Division:
65. Frontage Improvements
Magnolia Avenue
a. Frontage improvements shall include, but not be limited to, half-street
reconstruction, curb, gutter, sidewalk, storm drains, sanitary sewer, water mains,
street lights, pavement markers, traffic signs, fire hydrants and landscaping. The
half-street width shall be 18-feet (one 12-foot travel lane and 6-foot bike path). A
half-street right-of-way width of 30-feet shall be dedicated. The minimum
pavement thickness shall be six inches.
2003-031 N.C.S. Page 13
Mission Valley Properties agrees to pave the entire width of Magnolia Avenue in
front of the project site in exchange for the elimination of the sidewalk east of
project entry. Per the direction of the City Council on February 24, 2003, from the
centerline north, the street will be reconstructed; from the centerline south, the
street will be overlaid. The City will retain an easement to allow future
installation of the sidewalk. All work shall be done to City standards.
b. The proposed roundabout at street "A" and Magnolia Avenue shall meet the latest
industry guidelines and standards. Pedestrian crossing on Magnolia Ave. shall be
incorporated in the roundabout with adequate safety features for this location. The
final roundabout design shall include a peer review by a firm with roundabout
design experience.
c. There shall be no parking along Magnolia Avenue.
d. Place existing overhead utilities underground that traverse this subdivision or
exist along the frontage of Magnolia Avenue.
Gossa~e Avenue
e. Dedicate right-of--way and provide frontage improvements as required by the
Sonoma County Publics Works Department.
66. Grading
a. The Grading plan shall conform to the soils investigation report prepared for this
subdivision. Graded swales with a slope greater than 5% shall be protected with a
permanent method other than planting.
b. Any existing structures, above or below ground, that are to be abandoned or are
not necessary to the function of this subdivision, shall be removed.
c. Grading cuts or fills shall remain at least 5-feet from the boundary of the existing
subdivision.
d. The developer shall prepare a storm water pollution prevention plan, submit an
erosion control plan and file a notice of intent.
67. Streets
a. All proposed streets shall have a minimum width of 32-feet with parking allowed
on both sides as shown on the vesting tentative map. The cul-de-sac bulb radius
shall be a minimum of 43-feet. Curb ramps shall be located at all intersections.
The minimum pavement thickness shall be 4-inches. The face-of- curb radius at
intersections shall be 25-feet for interior streets and 40-feet at street "A" and
Magnolia Avenue (or as specified by the roundabout design).
b. Streets, signs, pavement markings and streetlights shall be constructed and
installed per City Standards.
c. All emergency vehicle access roads shall have an all-weather surface capable of
supporting emergency vehicles. A lockable vehicle barrier shall be installed at
each of the access roads providing a minimum 4-foot wide passage for pedestrians
and bikes.
20.03-031 N.C.S. Page 14
d. Vehicle barriers shall be installed at access points to the park including driveway
approaches for fire equipment.
e. Access to Gossage Avenue shall be limited to one shared private drive. Only four
parcels are allowed on one private access easement. Therefore, four lots shall be
accessed from Gossage Avenue or from Street D.
£ The final design configuration of the parking areas at the end of Street A and
adjacent to Lot 28 (as shown on plans dated February 6, 2003, but modified by
the City Council on February 24, 2003), shall be determined at the improvement
plan review. The parking areas shall include vehicle barriers to prevent private
vehicular access to parcel A and still allow fire equipment access.
68. Site Drainage and Storm Drain
a. The property owners shall maintain the proposed storm drain and detention
systems within the public right-of--way and parcels A, B, C and D. A maintenance
agreement shall be recorded for the storm drains and detention facilities.
b. The storm drain outfall at lot 13 shall be directed through the south side of lot 13
in a public storm drain easement to street "A" and to the catch basin at the end of
street "A". An all-weather access road shall be provided over this easement.
c. Street "C" shall slope to street "A" and eliminate the proposed catch basins and
storm drains.
d. Remove the first two catch basins in street "D" or direct the storm drains from
those catch basins to the catch basin at lot 47. Eliminate the skewed storm drain
crossing in street "D".
e. Lot to lot surface drainage in swales shall not be allowed. Storm drains and inlets
may be provided to direct surface drainage across private property.
69. Sanitary Sewer and Water Systems
a. The proposed water main system shall be capable of delivering a continuous fire
flow as directed by the Fire Marshal, while maintaining a minimum residual
pressure of20 pounds per square inch.
b. The water and sanitary sewer services for lots 38, 39, 40 and 41 shall be
connected to the proposed public water and sanitary sewer systems in street "D."
c. The public water and sanitary sewer systems shall conform to City standards and
the Water Resources and Conservation Department.
d. The water meters shown on the tentative map adjacent to lots 42, 43, 46 and 47
shall not be allowed.
e. All water services shall be 1-inch in diameter and all water meters shall be located
in the public right-of--way or easement as reviewed by Water Resources and
Conservation Department.
f. Well water may be used. for irrigation of public landscaped areas per county
health standards for use of well water. If not used for irrigation of public
landscaped areas, any existing wells shall be abandoned per Sonoma County
requirements.
2003-031 N.C.S. Page 15
g. Provide an 8-inch diameter water main connection from Eddie Way to street "A"
through the proposed emergency vehicle access.
h. Install a fire hydrant on Gossage Avenue at the emergency access vehicle road.
70. Offsite Improvements
a. Any existing public 6-inch diameter sanitary sewer pipe downstream from Samuel
Drive shall be replaced with a minimum 8-inch-diameter pipe.
71. Final Map
a. Show all existing and proposed easements that are within the subdivision
boundary.
b. The proposed emergency vehicle access locations shall also include public
pedestrian and bicycle access.
c. Provide the necessary easements for public or private water, sanitary sewer and
storm drain facilities.
d. Provide standard 10-foot wide public utility easements along both frontages and
both sides of proposed right-of--ways.
72. All hydrologic, hydraulic and storm drain system design shall be subject to the review
and approval of the Sonoma County Water Agency.
73. Public water, sanitary sewer and stone drain easements shall have paved surfaces
capable or supporting maintenance vehicles.
74. The developer shall keep the existing public streets clean that are used for access to
this site during construction.
75. The developer shall prepare the necessary private roadway, water line, sanitary sewer
and storm drain maintenance agreements for the proposed shared facilities.
Agreement documents shall be recorded with the final map.
76. The final map and improvement plans shall be prepared per the latest City policies,
standards, codes, resolutions and ordinances.
From the Fire Marshal:
77. Provisions for Annual Weed/Brush Abatement of the urban interface and the
developed area shall be the responsibility of the developer/property owner. A plan
that outlines the criteria for provisions of weed abatement shall be developed. This
plan shall be approved by the Fire Marshal's office prior to approval of final map for
the project. This plan shall include conditions for fire safe landscaping, firebreaks and
shall be in accordance with "Fire Safe Standards" developed by the State of
California. The open space areas shall contain disked trails across the middle to
discourage the rapid spread of fire. Such fire abatement practices shall be completed
2003-031 N.C.S. Page 16
on an annual basis. A site plan outlining the firebreaks shall be submitted to the Fire
Marshal's office for approval prior to approval of the final map.
78. Prior to beginning of construction, provide documentation for entrance bridge of a
minimum of 61,500 lbs. load capacity for fire apparatus.
c. Prior to beginning of construction, provide drawing with dimensions of
roundabout for fire apparatus access.
d. The minimum fire flow for this project is 1,500 GPM at 20 pounds per square
inch. Proof that required fire flow is available shall be supplied to the Fire
Marshal prior to construction.
e. Prior to building permit issuance, provide Fire Marshal's office with sprinkler
plans for review and permit. Fire sprinkler systems designed and installed in
accordance with NFPA 13-D are required in residential structures including
extension of sprinklers into the garage, 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.
£ For emergency vehicle accesses, provide turn radius R=25' at street A.
g. Provide pipe gates at each end of emergency vehicle access and at access to parcel
A and B.
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 r
on the .........2.4.`.h.......... day of ........F.elzrliax~t ............................... 20..Q3, by the
following vote: ••••••' ••• •••••••••••• y•••••••
1City Attorne
AYES: Canevaro, Harris, Healy, Vice Mayor O'Brien
NOES: Mayor Glass, Torliatt
ABSENT: M nihan '
ATTEST: .............................................................................................. ....... . •.... .... .................................
City Clerk Mayor
Council File ...................................
Res. No.........20-03-03.1........N.c.s.