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HomeMy WebLinkAboutAgenda Bill 4CPart2 05/17/2010ATTACHNIEfVT 4 CITY OF PE'TALUMA, CALIFORNIA STAFF .REP ®1ZT Community Development Department, Planning Division, Il English Street, Petaluma, CA 94952 (707) 778-4301 Fax (707) 778-4498 E--mail: planning@cipetaluma.ca.us DATE: January 12, 201'.0 AGENDA ITEM NO. 6 TO: Planning Commission 4e- FROM: Tiffany Robbe, Senior Planner REVIEWED BY: Geoff Bradley, Planning Manager SUBJECT: Request for a ,Planned Unit District Modification and Tentative Parcel Map for the Sunny D Proposal at 216 Sunnyslope Avenue and behind 131.1 D Street, APNs 019-130-01'1 and 019-130-049 RED®G~iME~d®~~l®E~~ Staff recommends that the Planning Commission.review the proposed project and ensure that the project is consistent with. the applicable .provisions of the 2025 General Plan and Zoning Ordinance and review the environmental document/initial study and consider any comments from the public. Staff recommends that the Commission-take the following action: Action: 1. Adopt by ..Resolution a Recommendation. to the City Council to Adopt the Mitigated Negative Declaration (see Attachment A) 2. Adopt by Resolution a Recommendation. to the City Council to Approve the Planned Unit District Modification and Tentative Parcel Map for the Sunny D Proposal- at 216 Sunnyslope Avenue. and behind 1311 D Street, APNs 019-130- . 01 l and 0.19-130=049 (see Attachments B and C) E~Ei~~JE~~ S9~6~~~9Z Project: Sunny D 216 Sunnyslope Avenue and behind 1311 D Street APNs: 019-1-3'0-Ol 1 and 0.1.9-1:3'0-049 Project File No(s): 09-TPIvI-0.134-CR Project Planner: Tiffany Robbe; Senior Planner (707) 778-431.8 trobbe @ci.petaluma.ca.us 'Sunny D 09-TPM-0134-CR Page 1. ~~ Project Applicant: Steven J. Lafranchi & Associates, Inc. 140 Second Street, Suite 312 Petaluma; CA 94952 Property ®wner: Sunny D Development Company Attn: Greg Asbell Nearest Cross Street to Project Site: Sunnyslope Avenue and D Street Property Size: 1.64 acres (1.48 net.acres, excluding shared. driveway) Site Characteristics: The 1.64-acre project -site is "L" shaped;, located on the south side of Sunnyslope Avenue, at 216 Sunnysl'ope Avenue, and east of D Street, behind 1311 D Street. Surrounding uses are residential, T-lie land behind 1311 D Street is Parcel 2 of the Foley Map approved by the City in 2005 and recorded in October of 2008 as Parcel Map 361. The parcel has a 7.8 percent slope; this .:mild. slope does not invoke the Zoning Ordinance Hillside provisions. There are 22 trees within or partially within the undeveloped portion of the site; as mitigated and conditioned, all native trees will be preserved:. The site is 100 feet .from the bank of Kelly Creek. Existing Use: Residential, with one existing house and otherwise vacant Proposed Use: Residential Current Zoning: Planned Unit District, Sunnyslope Proposed Zoning: Plaimed;Unit.District, modifications to the Sunnyslope PUD Development Standard; Sunny D Current General Plan Land Use.: Low Density Residential with an allowable density range of 2.6 to 8.0 units to the net acre . Proposed General Plan Land Use: same Subsequent Actions: ® City Council. Review for .Adoption of Mitigated Negative Declaration and Approval of the PUD Development Standards modifications and the Tentative Parcel Map ® Final Parcel Map (administrative) ~~®JI~C'~ ®~SCRil~`~9®R~ APP9tOi/AL 1tEQlDESTED The applicant has requested the: following approvals: ® Modification to the Development Standards of the Sunnyslope Planned Unit District for the subject 1.64 acre area and s A Tentative Pazcel 'Map to divide the 1.64 acres at 216 Sunnyslope Avenue and behind 1311 D Street from two existing- lots into four lots and a remainderpazcel, as follows: °Sunny~D 09-TPM-0134-CR Page 2 Proposed Gross Area Parcel 1 0:3'3 acres (14;501 SF) Parcel 2 0.26 acres (11,424 SF) Parcel3 0:21 acres (8;937 SF) Parcel 4 0.22 acres (9,692. SF) Remainder 0.62 acres (27;018 SF) Net Area 0.18 acres (8,052 SF) 0.24 acres (L0;504 SF) 0.20 acres (8;888 SF) Same as Gross Same as Gross Development Vacant Vacant Vacant Vacant Existing House The result would be two developable parcels behind the existing.house at 1311 D Street and two developable parcels behi"nd the existing house at 216 S.unnyslope Avenue. The project would create three more lots than exist currently. Those parcels with a difference between gross and net areas contain that portion of the 20-foot wide access driveway which will serve all four vacant lots; the driveway will connect to b Street where the 1311, D Street driveway is now. The existing house at 216 Sunnyslope Avenue would maintain its existing access. All native trees would be protected. BAC~(GR®IJRI~ In October, a public notice describing the proposed project and.. specifying that it would be considered administratively (at the staff level) was sent to neighbors and property owners within 500 feet of the subject area and published in the Argus Courier. Two neighbors expressed concern with the project. A neighbor across Sunnyslope from the site, expressed concern about the existing condition of Kelly Creek ,and that the project would negatively affect Kelly Creek. A neighbor on 12~' Street .cited questions .and expressed concern with the proposed administrative process as well as with drainage and' other items: (see public comment section below). Discussion with the City Attorney about the language in the Implementing Zoning Ordinance (IZO) chapter 19 and the administrative process resulted in a decision to have the City Council be the final approval authority on the PUD modification; upon recommendation from the Planning Commission. IZO Section 19.040 E3 states that "modification to an approved Unit Development Plan shall be made only by resolution of the City Council after receipt ofa recommendation from the Planning Commission": If is not entirely elear~ that Section 1..9.040 E4, which allows for administrative Minor Modifications to Approved. Unit :Development- Plans; ap "plies as it allows for modifications (which are "minor in nature and clearly inconsequential", "as determined by the Director") only "so .long as no increase in unit yield results". The allowable unit yield for this area increased in May of 200.8, when the General Plan 2025 was adopted. General Plan policy 1-P-5, which speaks specifically to the Sunnyslope PUD, includes the very language that "the unit yield calculation historically used in ~Sunnyslope" is superseded by the densities of the GP. Thus, while the allowable unit yield will not be increased by thus application, new lots would result from the approval of the application. .Proceeding under. this interpretation, and because of the interest of surrounding: property- owners in the project, staff hereby brings the project to Planning Commission for its recommendation to the. Council. STAFF AP-A9VSIS General Plan Consistency: In 2008., General Plari 2025 was adopted designating the subject area as Low Density Residential with an allowable density range of 2.6 to 8.0 units to the net acre. During the General Plan hearings in 2006 and 2007, the Planning Commission and City Council specifically discussed the .appropriate density for this- sub-area of the Sunnyslope PUD and acted to increase the density - Sunny D 09-TPM-0134-CR Page 3 C~ from a previous density range of"0,6 to 2.0 units, to the, acre. The reason cited was that the shape and lot dimensions of-the apecific 'parcels: lend well to a possible parcel map for small ill development (see Attachment. F, -Discussion. Paper West :Hills 8b). General .Plan policy 1-P-5 speaking specifieal'ly to the Sunnyslope PUD was drafted and adopted, which specifies "the unit yield calculation historically used in Sunnyslope" is superseded by the densities of the General Plan. " The proposed five total lots on 1.47 net acres (excluding the' shared driveway area) represents a density of 3.4 units to the net acre, within the allowable density range of 2.6 to 8.0 units to the net acre. See the Initial Study of environmental review for more on General Plan consistency generally (Attachment D, pages 3-5). Zoning District Consistency: At the same time that the General Plan 2025 was adopted, an Implementing Zoning Ordinance (IZO) was adopted -which rezoned' .most parcels in. town. The IZO established the zoning district most consistent with the new General Plan designation for each parcels (see Attachment E, IZO Table 2-1 and section 4.020). For example, in an area. which had previously been zoned R- 1:20,000, but which the General Plan 2025 redesignated as Low Density Residential (2.6 to 8.0 units to the net acre), with the .adoption. of the IZO that area was redesignated as R2 (which has a minimum lot size of 6,000 square feet)'. Had the subject area. been previously zoned R-1:20,000 rather than a PUD which generally defaults to R-1:20;000, if would have automatically been. rezoned to R2 in 2008. However, the City's PUDs remained iri place with the adoption of the IZO. Thus, while the General. Plan 2025 increased the allowable density, the zoning continues to be the Sunnyslope Planned Unit District (PUD) with development standards specifying that future development be generally subject to the R-1:20,000 zoning standards. The applicant is seeking a PUD modification for these parcels so that the development standards default to the R2 zoning standard rather than the R-1.:20,000 zoning standard. Modifying; the PUD development standard to default to the R2 zone is appropriate in that R2 .zone 'is the zoning designation directly consistent with the General Plan. Low Density Residential- designation (see Attachment E). The R2 standards require a 6,000 square: foot minimum lot size. When new homes are constructed at the proposed vacant parcels, they will. be required to "conform to the R2 zoning setback requirements, which are: 20 feet to "the front property line, five feet to the side property lines, and 20 feet to the rear property line. Primary" Issues:. ® Storm drainage The:Preliminary Drainage Report by Steven J. Lafranchi and Associates details that the project drainage will be collected in swales and routed via drainage inlets acid pipes to the existing storm drainage system in Sunnyslope Avenue. Storm drainage from the entire site will be collected and detained in an underground storage pipe. This method is proposed because of the limited capacity of downstream. storm drain infrastructure; it will result in the post development runoff (after it is detained within oversized pipes on the site) being released into the storm drain. system at predevelopment flow rates. ~ The underground detention pipe was sized to keep 10-year proposed peak flows at or lower than the level for the existing 10-year storm event. The storm drains will be privately maintained by the individual property owners. "-Sunny D 09-TPM-0134-CR Page 4 In addition, the following standards or conditions apply to the project: ® All construction activities shall-be performed. in a manner that. minimizes the sediment and/or- pollutant. entering. directly or indirectly into the storm drain system or ground water: ' • An erosion and sediment control plan shall be submitted with the subdivision improvement plans. All measures shall be employed per -the City Storm Water/Grading and Erosion Control Ordinance. ® The applicant shall pay the City's Storm Drainage Impact Fee. Drainage Impact Fees shall be calculated at the. time of building permit issuance .and a fair share portion shall be paid for each residential unit prior to final inspection of issuance of a Certificate of Occupancy. ® Trees This site consists of 22 on-site or adjacent trees. Eight of these trees are considered protected trees pursuant to Zoning Ordinance section 17.040; these are five coast live oaks, two California bay, and one coast redwood, condition of approval 3 requires deed restrictions to ensure this protection. Oaks identified as numbers 23, 29; & 31, bays 17 & 18, and redwood 22 can be preserved with the incorporation of the Arborist Report recommendations (measures such as tree fencing; mulching, ivy removal,. ensuring that the drainage swale not exceed 8 inches in depth). Conditions of approval4 - 7 have been drafted to ensure this work occurs. The Arborist Report recommends that relocation of the storm drain outside of the oak 19 canopy dripline to eliminate a significant impact to the health of that protected tree; Mitigation Measure Bio-1 requires that this occur and the plans in your packet have already been modified to show this relocation. Mitigation Measure Bio-1 also .requires that the driveway and the sewer and water laterals be moved outside the dripline of protected oak tree 30; the plans in your packet have likewise been modified to ..show this relocation. Zoning Ordinance section 17.060E requires a security deposit. be posted to cover the value of protected trees during the construction process; see conditions of approval 4 - 7. Thus, all protected trees will. be preserved, no native trees will be removed, and the project, as conditioned and mitigated, is .consistent with the. Tree Preservation section of the Zoning Ordinance. ® Parking All parcels will comply with the. City :parking standard of one covered- and two uncovered parking spaces, per residential lot. The proposal includes a Planned Unit District modification: The .Foley tentative parcel .map .application in 2005 also included a :Planned Unit District modification (5-TPM-.021.0-CR) which specified that the lot behind 1311 D Street .have an increased parking. standard of five spaces. For consistency with that previous PUD modification, staff recommends that this increased standard of five. on-site parking spaces be retained and applied to at least that area (Parcels 1 and 2) currently affected by the Foley PUD amendment. Because Parcels 3 and 4 also are not sited directly on a public street, staff has added Exhibit A: Modification to Development Standards to the .PUD :Development Standards modification Resolution, which will serve to increase the on-site parking requirement to five spaces for Parcels 1 through 4, so that guest parking is available. Should the Planning Commission not find Sunn D `09-TPM-0134-CR Pa e 5 ~~ the need .for this .additional parking where. the ,lots do not front on a public street, the parking modification could be scaled back to reference only parcels 1 and 2 or removed entirely. Noise/hours of operation Construction noises are unavoidable; recommended condition of approval 10 restricts the hours of construction to 8:00 to 5:30 Monday through. Friday (Interior.-only work may be conducted on Saturdays from 9:00 a.m. to 5:00 pm. Construction is' prohibited on Sundays and all federal, state, and local holidays:) 'These hours are more restrictive than the City standard, due to the residential setting. For additional discussion on noise; refer to Attachment D, Initial Study. P9J~LgC COM~9ENTS On or before October 5, 2009 a.Notice of Administration Action and Intent to Adopt a Mitigated Negative Declaration. was published in the Argus Courier and mailed to all property owners and occupants within S00 .feet of the subject property. Staff received correspondences from the following two families/individuals '(see Attachment H): 1. Joseph Grubaugh and Sigrun Seifert, 307 Sunnyslope. Avenue, dated October 26, 2009, citing the existing storm drainage problems at Kelly Creek in this area and asking that drainage from any future development be piped to another drainage system that the Water Resource and Conservation Department is seeking to fund and construct to alleviate the existing. runoff condition. The application included a study of storm drainage. The project proposes to design and construct a private on-site underground detention system so that post development runoff to Kelly Creek and the existing downstream public storm .drain system .has no greater impact than the existing condition, This preliminary design has been reviewed by the City Engineer and is incorporated as condition of .approval 17. While it is not possible for the City to ask the applicant.to remedy an existing condition, the City's Water Department is pursuing a fix: 2. Dennis- Elias, 222 12~' Street, dated October 22,, 2009 .and Addendum letter dated October 27, 2009; ® Contending that "the .administrative review of the PUD modif cation is inappropriate, The City Council will now hear the project after receiving a recommendation from the Planning Commission. , . ® Questioning. the acreage of the existing and ,proposed parcels, Acreages for existing and proposed parcels are correct as identified on the plans. ® Requesting that drainage and. trees be studied, Drainage: and arborist studies were provided and utilized in the Initial Study preparation (see Attachment D). m Requesting that storm water from development projects such as Victoria be directed into a new drainage system. that is independent of Kelly or other creeks running through private property, and The project proposes to design and construct a private on-site underground detention system so that post development runoff to .Kelly Creek and the existing downstream public storm; drain system has no greater impact ,than the existing condition. This preliminary design has been reviewed by the City Engineer and is incorporated as condition of approval 17. It is not possible for the City to ask the applicant to remedy the existing Kelly Creek condition; the. City's Water Department is pursuing a fix. Sunny D 09-TPM-0134-CR Page 6 :. m Expressing concern .that 'the remainder parcel is being used to avoid a larger .public. review. The proposed use of a remainder parcel is consistent with provisions of the Subdivision -Map Act. .Should, at some point in the future, the remainder parcel be proposed for further subdivision, the City will .look to the Subdivision Map Act which specifies the appropriate process;. depending upon when a request is submitted and the specifics of the application. Furthermore, as an Initial Study and Mitigated Negative Declaration were prepared for this Tentative Parcel Map and as the project will be .heard by the Planning Commission and City Council, this Tentative Parcel Map application (4 lots plus a remainder) is in fact following the typical process for a Tentative Subdivision Map (S or more lots). On or before December 10, 2009 a Notice of Public Hearing and Intent to Adopt a Mitigated Negative Declaration was published in the Argus Courier and mailed to all property owners and occupants within 500 feet of the subject property. As of the writing of this report, staff has received no new correspondence.. I2EC®MI~IEPB®A7'1Old Staff recommends approval of the project as conditioned. .The PUD Development Standards modification to the. R2 zone is the appropriate development standard as it is the one consistent with the General Plan designation which. was established via site specific review in 2006 and 2007. The storm drain system.has been studied and'desgned ao that there is no increased impact to Kelly Creek over the ..existing condition; the 'City does not have the purview to require applicants of this proposal to go farther and -fix an existing problem with the Kelly Creek drainage. Conditions of approval will protect native trees as specified by the Zoning Ordinance. ®ECISI®Id T91~1~LIIdE The project is not. subject to Permit Streamlining Act requirements. The next regularly scheduled Planning Commission hearings are January 26th'and February 9~'. ~Id~l~®~9ME0~4~~~ I~EVI~~ - IVliti~ated Negative Declaration: Pursuant to the requirements of the California Environmental :Quality Act (CEQA), an Initial Study of potential environmental impacts was prepared by staff. Mitigation measures to avoid, substantially reduce, or compensate for the environmental .impacts are identified in the following areas: Air Quality and Biology. These. mitigation measures have been agreed to by the applicant and incorporated into the project. There is no substantial evidence in light of the whole record before the City that. the proposed ,Project as mitigated will have a .significant effect on the enviromnent beyond certain significant effects identified in the General Plan EIR applicable to the Project. Attachment D includes a staff memorandum providing an update to the water supply .information in the Initial Study;. the memo does .not identify any new or more significant water su 1 im acts than discussed in the Initial Study/Mitigated Negative Declaration. It is therefore Pp Y p recommended that a Mitigated Negative Declaration be adopted, along with the Mitigation Monitoring and Reporting Record (see Attachment D Initial Study and Associated Environmental. Studies, and Attachment A, Resolution for Mitigated Negative Declaration, Exhibit A Mitigation Monitoring and Reporting Record. Sunny D 09-TPM-0134-CR Page 7 ~ 3I AYT~,CI°ON9EP9TS Attachment A: Resolution Recommending to the City Council Adoption of a Mitigated Negative Declaration, a Mitigation Monitoring and Reporting Record Exhibit A - Sunny D Mitigation. Monitoring, and Reporting Record Attachment B: Resolution Recommending to the City Council approval of a PUD modification to modify the PUD Development Standards ' Exhibit A -Parking Modification to Development Standards ExhibitB - Sunny'D PUD Development Standards Attachment C: Resolution:Recommending to the Council.approval of a Tentative Parcel Map Exhibit A - Conditions of Approval Attachment D: Initial Study and Associated-:Studies: ® Soils Statement prepared by Steven. J. LaFranchi & Associates, Inc. • Preliminary Drainage Analysis prepared by Steven J. LaFranchi & Associates, Iris. dated April 6, 2009. • Tree Preservation and Mitigation Report prepared by John C. Meserve dated July 27, 2009 ® Staff memorandum providing an update to the water supply information in the Initial :Study, dated January 12, 2010 • Staff memorandum providing an update to the air quality/ozone information iri the.Initial Study, dated January 12, 2010 Attachment E: Sunnyslope PUD Resolution adopting Development Standards Attachment F: Petaluma General Plan 2025 Discussion Paper'Summary, West Hills 8b Attachment G: IZO Table 2-1-and Section-4.020 Attachment H: Correspondence: • Joseph Grubaugh and Sigrun Seifert,'3'07 Sunnyslope Avenue, dated October 26, 2009 • Dennis .Elias, .222 12th Street, dated October 22, 2009 and Addendum .letter dated. October 27, 2009 Attachment I: Half-Sized Plans, dated December 7, 2009 Sunny D 09-TPM-0134-CR ~ Page 8 A'I"I'ACHIVIENT A RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING TO THE CITI' COUNCIL ADOPTION QF A MITIGATED NEGATIVE DECLARATION, A 1VIITIGATION.MONITORING AND REPORTING PROGRAM FOR THE SiJNNY D PUD MODIFICATION AND TEN.TATIV.E PARCl'JL MAP LOCATED AT 216 SUNNYSLOPE AVENUE AND BEHIND 1311 D STREET, APN5 019-130-0,11 AND OT9-130-049 City File Number: 09-TPM-0134-CR WHEREAS, Steven J. Lafranchi submitted applications (,09-TPM-0134-CR) to the City of Petaluma regarding the property located at 216 Sunnyslope Avenue and behind 1311 D Street, APNs 019-130-011 and 019-:130-049 for a PUD Modification and Tentative Parcel Map ("the Project" or the "proposed Project");,and WHEREAS, the Project is located within the study area of the Petaluma General Plan 2025, adopted by the City on May 19, 2009; and WHEREAS, in evaluating certain potential environmental effects of the Project in the Initial Study, including but not limited to effects of climate change, water supply, and traffic, the City relied on the program EIR for the. City of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) with the adoption of Resolution No. 2008-058 N.C.S., which is incorporated herein by reference; and WHEREAS, the General Plan EIR. identified potentially significant environmental impacts and related mitigation measures and the City also adopted a Statement of Overriding Considerations for significant impacts that could not be avoided; and WHEREAS, the City prepared an Initial Study for the. proposed Project consistent with CEQA Guidelines sections 151.62 and 15163' and :determined that a Mitigated Negative Declaration was required in order to analyze the potential. for new or additional significant environmental impacts of the Project beyond those 'identified in the General Plan EIR; and WHEREAS, on or before October 5, 2009, the City's Notice of Intent to Adopt a Mitigated Negative Declaration based on the Initial Study, .providing fora 20-day public comment period commencing. October 7, 2009 and ending October 27, 2009 .was published and mailed to all residents and property owners within 500 feet of the Project; and WHEREAS, on or before December 10, 2009, the City's Notice of Intent to Adopt Mitigated Negative Declaration based on the Initial Study .and a Notice of Public Hearing to be held on December 22, 2009 before the City of Petaluma. Planning Commission, was published and mailed to all .residents .and property owners within 500 feet of the Project;.. and WFIEREAS, at their December 22, 2009 hearing the Planning Commission. officially acted to continue the project to January 12, 2010, as had been previously noted by the December 22, 2009 Planning Commission agenda; and Sunny D 09-TPM-0134-GR Page 9 'WHEREAS, a: staff report .dated January 12; 201 Q arid. incorporated herein by reference, described- and analyzed the Project and th_ e Mitigated. Negative Declaration, including its supporting technical studies and reports; and WHEREAS, the Project makes no substantial or incrementally considerable contribution to the significant and unavoidable cumulative traffic and/or noise impacts identified in the General Plan 2025 EIR because of its small size; and WHEREAS, as to the incremental contribution of the Project. to cumulative .climate change, the Initial Study and 1Vlitigated Negative Declaration analyzed additional information regarding the. Project and deterrniried that .Project is consistent with all current State measures and General Plan 2025 policies regarding greenhouse ,gas reduction, but also that after careful investigation, because of the difficulty .of determining :individual contributions to climate change from projects as small as three new developable single-famly°residential lots, the Project's direct and/or incremental contribution to cumulative climate change is too speculative to determine; and WHEREAS, relating to potential impacts on air quality from General Plan buildout population exceeding the Bay Area 2005 Ozone Strategy population estimates, the Project adds only three potential new residential dwellings of the General Plan 2025 buildout estimates of 6005 additional units. The General Plan projected population exceeds the 2003 population figures on which the 2005 Ozone Strategy is based by 6500 persons. Three houses would be assumed to add 8.1 persons, based on a ratio of 2.7 persons per household. Therefore, the Project's direct impact is too small to be considered significant and its contribution to the cumulative air quality impact from exceeding the Bay Area 2005 Ozone Strategy population .estimates is not considered cumulatively considerable; and WHEREAS, there is no .substantial evidence in.light of the whole record before the City that the proposed Project as mitigated will have a significant effect on the environment; and WHEREAS, the Planning Commission held a public hearing on January 12, .2010, during which the Commission considered the Proj ect and the 1Vlitigated Negative Declaration and received and considered all written and oral public comments on environmental effects of the Project which were submitted up to and at the time of the public hearing; and WHEREAS, on January 12, 2010, the Planning Commission completed its review of the Project and the Mitigated Negative Declaration, and a .Mitigation Monitoring Report Program and recommended adoption of the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program; and WHEREAS; the Initial Study and Mitigated Negative Declaration identify mitigation measures applicable to the Project, as incorporated herein by reference; and WHEREAS, the Project does not have the potential to have a significant adverse impact on wildlife resources as defined in the State Fish and Game Code, either individually or cumulatively, though it is not exempt from Fish and Game'filing-fees; and WHEREAS, the Project is not located on a site listed. on any Hazardous Waste Site List compiled by the State pursuant to Section 65962.5 of the California Government Code; and 'Sunny D 09-TPM-0134-CR ~ Page 10 ~' WHEREAS'; the Mitigated Negative Declaration reflects the City's independent judgment and analysis on the potential. '.for environmental impacts from the Project. The Mitigated Negative Declaration and related project anal environmental documents, including the prior General Plan. EIR and all of'the documents incorporated herein by reference, are available for review in the City Planning Division at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record ~of proceedings for the proposed project, File No. 09-TPM-0134, is the City of Petaluma Planning Division, 11 English St. Petaluma, CA 94952, attn: Tiffany Robbe. N®W, TFIEREFORE, BE IT RESOLVED THAT; 1. The foregoingrecitals are true and correct and made apart of this resolution. 2. The Planning Commission .hereby recommends to the City Council the adoption of the Mitigated Negative Declaration, including the Initial Study dated October 7, 2009, .its supporting studies and documents, and all information referred. to and/or incorporated herein as an adequate description of the impacts of the Project and as in compliance with CEQA, the State CEQA Guidelines, and the City of Petaluma Environmental Guidelines. There is no substantial evidence in light of the whole .record before the City that the proposed Project as mitigated will have a significant effect on the environment beyond certain significant effects identified in the General Plan EIR and identified herein. 3. The Planning Commission. reviewed and considered the Mitigated Negative Declaration, before making its recommendation to the City Council on approval of the proposed Project. 4. 'The. Planning Commission recommends that the City Council adoptthe following Mitigation Monitoring and Reporting Program attached as Exhibit A hereto and incorporated herein by reference. . Sunny D 09-TPM-0134-CR Page 11 C° ~~ ''~ aw~AL° ~ City of Petaluma, Califor. na Community Development Department Planning Division ~8b$ Y1 English Street, Petaluma, CA-94952 Egh'ibit A Project P~an~ea Sunny D .Projec$ Fete Fdurtaber: ®J-TPM-®134-C9a AdaiiresslLocat®on: 216 Sunnyslope Avenue and behand 1.311 ®S$ree$ Reporting/llllonitoring Record -Mitigation Measures This document has been developed pursuant.,to'the California Environmental Quality.Act; Public Resource Code Section 21.081.6 to ensure proper and adequate monitoring or reporting in conjunction with project(s) approval which relies upon a Mitigated Negative Declaration or an Environmental Impact Report. .Air Quality: IVltigataon Measures BD/ BP AQ-1: New houses at lots 1=4 shall: achieve at least 50 GreenPoints under the PD current cycle's residential .Build It Green program. .Prior to building permit .issuance, the GreenPoints Checklist. shall be submitted and the building permit plans shall depict/note the relevant. measures. BD/ CO PD Prior to building permit final, each house on lots 1-4 shall be GreenPoint Rated. Biology: Mitigation Measures PD BP Bio-1: Prior to improvement plan/bulding permit approval: . ® At oak 19, the storm drain shall be relocated. entirely outside of the canopy dripline. ® At oak 30, the location of the proposed driveway and any underground intrusion such as sewer .and water .laterals shall be relocated entirely outside of the canopy dripline. Department Requested By or Due Date Page 1 PD Planning Division FM Final Map. FM' Fire 1Vlarshal BP Building Permit ENG Engineering Division CO Certificate of Occupancy BD Building Division SPAR Site Plan and Architectural_Review LTM Long-Term Monitoring Sunny D - 216 ~unnysl®pe Avenue ~ behind 1:3.1 D Street City of Petaluma, California Reporting/Monitoring.Record -Mitigation 1Vleasures for Approval Try ]IvvIPLEMENTATION: ENG/ BP 1. The applicant shall be required to obtain all required permits from responsible PD agencies: andprovide proof o£compliance to the City prior to issuance of grading permits or approvals of improvements plans. ENG/ BP 2. The applicant shall incorporate all applicable code provisions and required PD mitigation. measures and conditions' into the design and improvements plans and specifications for the project. ENG/ BP 3. The applicant shall notify all employees, contractors, and agents involved in the P_ID project- implementation of ..mitigation. measures and conditions applicable to the project and shall ensure compliance with such measures and conditions. Applicant shall notify all .assigns and transfers of the same. ENG/ BP 4. The applicant shall provide for the cost of monitoring of any condition or ~PD mitigation measure that involves on-going operations on the site or long-range improvements, such as archaeological resources, etc. MONITORING: ENG/ FM 1. The Building Division, Planning Division, Engineering Section and Fire PD! (BP Departments shall review thee. improvement and construction plans for Flvl conformance with the approved project description and all applicable codes, conditions, mitigation. measures, and permit requirements prior to approval of a site design review, improvement plans, grading plans, or building permits. ENG/ BP 2. The ,Planning Division shall ensure that the applicant has obtained applicable. PD required permits from all .responsible agencies and that the plans and specifications conform to the permit requirements prior to the issuance of grading or building permits. ENG/ CO 3. Prior to acceptance of improvements.or issuance of a Certificate of Occupancy, all PD improvements shall be subject to inspection by City staff for compliance with the project description, permit conditions, and approved development or improvement plans. Department Requested By or Due Date .Page 2 PD Planning Division FM Final Map FIv1 .Fire Marshal BP . Building Permit 'ENG., Engineering CO Certificate of Occupancy ~1 ~ 3. BD Building Division SPARC Site Plan and Architectural Review Committee ~r ~ LTM Long-Term Monitoring l Sunny D - 21.6; Sunnyslope Avenue ~ behend 1`311 D Street City of Petaluma, California ,Reporting/,Monitoring Record -Mitigation ~Aeasures#or Approval ~ ~. o~ ~~ "' fir. ~~': x 'y' CONSTRUCTION MEASURES`: ENG/ BP 1. The .applicant shall designate a project manager with authority to implement. all PD mitigation measures and. conditions of approval and provide name, address, and. phone numbers to the City prior. to issuance of any grading permits and signed by the contractor responsible for construction. PD BP 2. Mitigation measures required. during construction shall be listed as conditions on the .building' or grading permits and signed by the contractor responsible for construction. ENG/ CO 3. City :inspectors shall insure that construction.. activities occur with the approved PD plans and conditions of approval. ENG/ BP 4. If deemed appropriate by the City, the applicant shall arrange apre-construction PD conference with the construction contractor, City staff and responsible agencies to review the mitigation measures and conditions of approval prior to the issuance of grading and building permits. S:\Rlanning\CEQA Docs (all)\Mitigation Monitoring\8'10 Wood Sorrel-The Birches.doc Deuartment Reguested.By or Due Date Page3 PD" .Planning Division FM Final Map FM Fire Marshal BP Building Permit 'ENG Engineering CO Certificate of Occupancy I A Bp Building Division SPARC Site Plan and Architectural.Review Committee LTM Long-Tenn Monitoring - ~ . AT'I'ACEN'T B A RESOLUTION OF THE,P.LANNING COMNIISSION THE CITY OF PETALUMA RECQNd1VIENDING APPROVAL-OF A;MODIFICATION TO THE SUNNYSLOPE PLANNED iTNIT DISTRICT DEVELOPMENT STANDARDS RELATING.T® THE SUNNY D PROJECT AT 216 SUNNXSI:,OPE AVENTE.AND.BEII~IND 1311 D STREET, AENS 019-130-011. ANp 019=130-049 .City File Number: 09-TPM=0134-CR WHEREAS', Steven J,. Lafranchi submitted. an application to the City of Petaluma to modify the Sunnyslope Planned. Unit District (PiJD) Development Standards for the 1.64 acre property located at 216 Sunnyslope Avenue and behind .13`1.1 D Street, APNs 019-130-011 and 019-130-049 (the "Project"), as well as to divide the subject area; WHEREAS, the City's Planning Commission held a duly noticed public hearing to consider the proposed PUD modification on January 12, 2010;; and WHEREAS on January 12, 2010, the Planning Commission reviewed the CEQA evaluation for the Project and' by resolution has recommended to the City Council adoption of a Mitigated Negative Declaration, Mitigation Monitoring Program, in accordance with the California Environmental Quality Aet and the City of Petaluma Environmental Guidelines; and NOW, THEREFORE, BE IT RESOLVED that the Petaluma Planning Commission hereby recommends to the City Council that the Sunnyslope Planned Unit District (PUD) Development Standards applicable: to the Project be modif ed to the Development Standards set forth in Exhibit B hereto and incorporated herein. by reference, as further modified by the parking requirements contained in Ezhibit A hereto, and incorporated Herein by reference, based on the following findings: A. The amendment.is proposed for property whichhas a suitable relationship to D Street and Sunnyslope Avenue, and those thoroughfares are adequate to carry any additional traffic generated by the development. B. The Project, subject to the modified Development Standards, presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation: to adjacent or nearby properties, and adequate landscaping and/or screening is included to insure compatibility. C. The natural and scenic qualities of the site,. namely the trees, are protected and the setback requirements of the Development Standards will ensure adequate private spaces. D. Development of the. subject property will not be detrimental to the public welfare, will be in the best interests of the City, and will be in keeping with the general intent and spirit of the zoning regulation of the City of Petaluma, with the .Petaluma: General Plan, and with applicable plans. Sunny D 09-TPM-0134-CR Page 15 E. The proposed. modification of PUD Development Standards serves the public necessity, convenience, .and general welfare because it will. allow for infill development consistent with the Petaluma General'Plan 2025. F. 'The proposed amendment is in general conformity with the. Petaluma General Plan 2025 because the proposed five total lots, on 1.47 net acres (excluding the shared driveway area) represents a density of 3.4 units to the net acre, within the allowable Low Density Residential density range of 2:6 to 8.0 units to the net acre. Exhibit A Modification to Development Standards The PUD Development Standards applicable to the Project set forth in Exhibit B hereto are modified so that the parking .section reads, "see Chapter 11, except that a total of five on- site spaces is required. for Parcels 1 though 4". Sunny D 09-TPM-0134-CR Page 16 /~ V l; Exfiibit B Pj7D Development. Standards ftir Sunny D - at & behind216 Sunnyslope Ave; and behind 1311 D St, APNs 019-130-011 and 019-13'0-049 TABLE 4.8'- R7 ZONE DEVELOPMENT STANDARUs itenuereme0t t)V Zone R2 Ordinance No. 2300 N.C.S. Sunny D 09 TPM 0134 CR Page 17 4t ~ Development Feature ~ Residential2 -_-- ---- --~ S_ TEVEN J. LAFRANCHI 8 ASSOCIATES, INC. CIVIL ENGINEERS'- LAND'SURVEYORS Petaluma Merlna Business Centel rrs 9aywood oriva sutm ail Feteluma,;CalHornla84954 (707)',762=~1Z2 FAX (70~ 7823238 KEYNOTES:. PARCEL IS .ZONED PUD. DEVELOPMENT STANDARDS ARE THOSE LISTED FOR .ZONING DISTRICT R2 AS SHOWN IN THE IZO ABBREVIATIONS: tZ0 IMPLEMENTING ZONING ORDINANCE PUD PLANNED UNIT DEVELOPMENT r ~~ cj ~~ vca `~~ l0~ ~A`~ ~;. 017205.02 PUD STATiIS EbiIBIT s~+~r r4o. 1 aF: ~ OSTJ OA1E: 08.90.09 'DRAWN 9Y: dtEt~c er: sJL oAtE: ScuE t° e ~ 1 ®® ~/~ C~ V ,`~~ O ~~~ 0 ,~, a ~~_ ~1 ~~ ~~. 4 ~~`'e ~, «~ ~~~~ ~~~ ~~5, ~~ d Suririy D 09-TPM-0134-CR Page 18 ~~. A'I"TAC~IIVIENT C A RESOLUTION OE THE PLANNING COMMISSION THE CITY OF PETALUMA RECOMIVIENDING APPROVAL OF A TENTATIVE PARCEL MAP FOR THE LANDS OF SUNNY D AT 216 SUNNYSLOPE AVENUE AND BEHIND 13.11 D STREET, APNS 019-130-011 AND 019-130-049 ' .City File Number: 09-TPM=0134-CR WHEREAS, Steven J. Lafranchi submitted an application to the City of Petaluma to divide the two parcels that comprise the 1:64 acre subject property located at 216 Sunnyslope Avenue and behind 1311 D Street, being APNs 019-13'0-011 and 019-130-049, into four lots and a remainder parcel, as follows: Proposed Gross Area Net Area Development Parcel 1 0.33 acres (14,501 SF) 0.18 acres (8,052 SF) Vacant Parcel 2 0.26 acres (11,424 SF) ~ 0.24 acres (1.0,504 SF) Vacant Parcel 3 0.21 acres (8,937 SF) 0.20 acres (8,888 SF) Vacant Parcel 4 0.22 acres (9692 SF) Same Vacant Remainder 0.62 acres (27,018 SF) Same Existing House WI~ERE'AS, the City's Planning Commission held a duly noticed public hearing to consider the proposed PUD mod'ifi'cation on January 12, 2010; and. WHEREAS, the proposed Tentative Parcel Map, as conditioned, is consistent with the provisions of Title 20, Subdivisions, of the Petaluma Municipal Code (Subdivision Ordinance) and the State Subdivision Map Act; and WHEREAS, the proposed. subdivision,. together with provisions for its design and improvements, is consistent with the City of Petaluma General P1an~2025 (General Plan); and WHEREAS, the proposed subdivision . is consistent with the Planned Unit District Development Standards .for Sunny D, as modified by Resolution ;and WHEREAS., the proposed subdivision, together with provisions for its design and improvements, will not be detrimental to the public .health, safety, or welfare in that adequate facilities exist or will. be installed, including roads, driveways, sidewalks, water, sewer, storm drains, and other infrastructure; and WHEREAS, the proposed subdivision, together with provisions for its design and improvements, is appropriate to the surrounding area and with the surrounding uses; and WHEREAS, the site is physically suitable for the density and the type of development proposed; and WHEREAS on January 12, 2010, the Planning Commission reviewed the CEQA evaluation for the Project and by resolution has recommended to the City Council adoption of a Page 19 Sunny D 09 TPM 0134 CR Mitigated Negative Declaration, Mitigation Monitoring Program, in accordance with the California Environmental Quality Act and the City of Petaluma Envirommental Guidelines; and WIEREAS, the City's Planning Commission held duly noticed public hearings to consider the proposed Tentative Parcel Map on January 12, 2010. NOW, THEREFORE, BE IT RESOLVED that the Petaluma Planning Commission hereby recommends to the City Council that the Tentative Parcel Map be approved, based on the foregoing recitals which are incorporated herein by reference as findings and subject to the conditions of approval set forth in Exhibit A hereto: Exhibit A C®~d®~`l~@~~I~ ®F Q~~P~~@9~ Sunny D at 216 Sunnyslope Avenue and behind 1311 D'Street, APNs 019-130-011 and 019-130-049 City .File Number: 09-TP1VI-0134-CR From Planning: 1. Final map and improvement plans shall be in substantial conformance with the approved tentative parcel reap plans submitted to the Planning Division and date stamped December 7, 2009, except as modified by these conditions of approval. 2. Upon approval by the City Council, the applicant shall pay the Notice of Determination fee to the project .Planner. 'The check shall be made payable to the County Clerk (as of May 2009 the fee is $50). Planning staff will file the Notice of Determination with the County Clerk's office within five (5) days of receiving Council approval. The State Department of Fish and Game has, eliminated the fee exemption for projects determined that have a de mnimis effect on fish and wildlife and requires that an environmental filing fee be paid, (as required under Fish and Game Code Section 711.4d) to the Sonoma County Clerk on or before. the filing of the Notice of Determination (as of May 2009, the fee is $1,993, contact them at 944-5500 to confirm). 3. Prior to Final~Map approval, a. The Map shall note and the parcel 2 deed shall include the language that: To ensure continued preservation of native California. bay trees 17 and 18, "Bay trees 17 and 18 shall be protected and maintained and no construction or impervious surface is permitted within their drip line. As the arborist report notes that both native California bay: trees have extensive decay, if either tree declines to the point where a certified arborist recommends its •removal, it shall be replaced by a 24-inch box-sized locally- native tree, subject to staff review and approval". b. The Map shall note and the parcel 3 deed shall .include the language that: To ensure continued preservation of native oaks 29, 30, and 31, "Oak trees 29, 30, and 31 shall Sunny D 09-TPM-0134-CR Page. 20 be protected and maintained and no construction or impervious surface is permitted within their drip line"' c. The Map shall note and the parcel 4 deed shall include the language that: To ensure continued preservation of native oaks 19 and 23 and redwood. 22, "Oak trees 19 and 23 and redwood 22 shall be protected and maintained and no construction or impervious surface is permitted within their drip line." d. The Map shall note and the remainder parcel deed shall include the language that: To ensure continued .preservation of native oak 19; "Oak 19 shall be protected and maintained and no construction or impervious surface is permitted within its drip line." 4. Prior to issuance of any permit for the site improvements, submit proof of completion of the following to the Planning Division in the form of a letter (pruning) and photographs (fencing & mulch): Regarding Oaks identified.as 19, 23, 29, 30, & 31, .redwood 22, and bay 17 and 18: a. Install temporary protective fencing at the edge of illustrated dripline or the edge of approved construction prior to grading on the site.. The fencing shall be cyclone secured with in :ground posts, and shall. be a minimum of 5' in height. Maintain fencing in place for duration of construction: b. Maintain existing grade- within the fenced. portion of the dripline. Route drainage swales and underground work outside the dripline. where possible. c. Place a 4 inch layer of chipped bark mulch over the soil surface within the fenced dripline prior to installing temporary fencing. Suitable mulch must contain bark 'fines'. Maintain this layer of mulch throughout construction. d. Prune to clean and :reduce end weight of the canopy per International Society of Arboriculture pruning standards e. Regarding. redwood 22 and oaks 23 & 29, remove ivy from the trunk. £ .Regarding redwood 22 and oak 23, minimize the depth 'of the surface drainage Swale to no more than $ inches .and increase the width as necessary. g. A security deposit shall be posted to cover the value: of all protected trees: oaks 19, 23, 29, 30, & 31, redwood 22, and bay 17.and 18. See section 17.060F for further details. 5. Prior to issuance of any :grading or building permit for Parcel 2, submit proof of completion of the following to the Planning Division in the form of a letter. (pruning) and photographs (fencing & mulch) regarding native California bay trees 17 and 18: a. Install. temporary protective .fencing at the edge of illustrated dripline or the edge of approved construction .prior to ,grading on the .site. The fencing sha1L be cyclone secured with in ground posts, and shall. be a minimum of 5' in height. Maintain fencing in place for duration of construction. . b. Maintain existing grade within the fenced portion. of the dripline. Route drainage swales and underground work outside the dripline where possible. c. Place a 4 inch layer of chipped bark mulch over the soil surface within. the fenced dripline prior to installing temporary fencing. Suitable mulch must contain bark 'fines'. Maintain this layer of mulch throughout construction. d. Prune to clean.:.arid reduce end weight of the canopy 'per International Society of Arboriculture pruning standards. Sunny D 09-TPM-0134-CR Page 2'1 e: A security deposit shall be posted to cover the value of the trees specified above. See section 17.060E for furkher details. 6. Prior to issuance of any grading or building permit for Parcel 3, submit proof of completion of the following to the Planning Division in the form. of a letter (pruning) and photographs (fencing & mulch) regarding native oaks 29; 30, and 31: a. Install temporary protective fencing at the edge of illustrated dripline or the edge of approved construction prior to grading on the site. The fencing shall be cyclone secured with in ground. posts, and shall be a minimum of 5' in height. Maintain fencing in place for duration of construction. b. Maintain existing grade within the fenced. portion of the dripline. Route drainage swales and underground work outside the dripline-where possible. c. Place a 4 inch .layer of chipped. bark mulch over the soil surface within the fenced dripline prior to installing temporary fencing. Suitable mulch must contain bark 'fines'. Maintain-this layer of mulch throughout construction. d. Prune to clean and reduce end weight of the canopy per International Society of Arboriculture pruning standards. e. A security deposit sfiall be posted to cover the value of the trees specified. above. See section 17.060E for further details. f. Regarding oak 29, remove ivy from the trunk: 7. Prior to issuance of .any grading or building. permit for Parcel 4, submit proof of completion of the following to the Planning Division in the form of a letter (pruning) acid photographs (fencing & mulch). regarding-native oaks 19 and 23 and redwood 22: a. Install temporary protective .fencing at the edge of illustrated dripline or the edge of approved construction prior to grading on the site. The fencing shall be cyclone secured with. in ground posts, and shall be a minimum of 5' in height. Maintain fencing in place for duration of construction. b. Maintain existing grade within the fenced: portion of the dripline. Route drainage swales and underground work outside the dripline where possible. c. Place a 4 inch layer of chipped bark mulch over-the soil surface within the fenced dripline prior to installing temporary fencing. Suitable mulch must contain bark 'fines'. Maintain this layer of mulch throughout construction. d. Prune to clean and reduce end weight of the canopy per International Society of Arboriculture pruning standards. e. A security deposit shall be posted to cover the value of the trees specified above. See section.17.060F for further details. f. Regarding;redwood 22 and oak 23, remove ivy from the trunk. g. Regarding. redwood 22 and oak 23, minimize the depth of the surface drainage swale to no more than 8 inches and increase the width as necessary. 8. Prior to the issuance of a building permit for a new residential unit, those plans shall note: a. The installation of high efficiency heating equipment (90% or higher heatirig/furnaces)' and low NOx water heaters (40 or less) in compliance with policy 4-P-15D (reducing emissions in residential units) and Sunny D 09-TPM-0134-CR Page 22 _ ~~ b. That all .exterior lighting be direete'd down and shielded. to prevent glare and intrusion onto adjacent properties,. and lights attached to buildings shall provide a "soft wash" of light against the wall and shall generate no direct glare. 9. Any new or replaced fence or gate requires a separate fence permit. 10. Construction activity onrequired by this:map shall be limited to Monday through Friday 8:00 a.m. to 5:30 p.m. Interior-only work may be conducted on Saturdays from 9:00 a.m. to 5:00 p.m. Construction is prohibited. on Sundays and all federal, state, and local holidays. This condition is more restrictive than the. construction hours stated in Article 21 (Performance Standards) of the Zoning Ordinance because of the projects proximity to residential uses. 11. All exterior lighting be .directed down and shielded to prevent glare and intrusion onto adjacent properties, and lights attached to buildings shall provide a "soft wash" of light against the wall and shall generate no direct glare. 12. If a concentration of artifacts or culturally modified .soils deposits including trash pits older than 50 years of age are discovered, at any time during grading, scraping, or excavation within any parcel, all work shall.. be halted, the City and a qualified archaeologist shall be :contacted immediately to evaluate the find .and make further recommendations. If human remains are encountered, the above shall occur and the County Coroner and. the Native American Heritage -Commission shall also be contacted to arrange for Native. American participation- .in determining the disposition of such remains should they be determined to be Native American. 13. Future development will be subject to all applicable development impact and other fees. 14. Public utility access and easement locations and widths shall be subject to the approval of PG&E, Pacific Bell, the Sonoma County Water Agency, all other .applicable utility and service companies, as well as the City Engineer, and shall be shown on the Parcel Map. 15. 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 to the maximum extent. permitted by Government Code section 66477.9. To the extent permitted by Government Code section 66477.9, 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 subdivider of any such claim, .action or proceeding concerning -the subdivision. 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 choo es to do so, applicant shall reimburse City for attorneys' fees and costs incurred by the City to the maximum extent permitted by Government Code section 66477.9.. Sunny D 09-TPM-0134-CR Page 23 - . From Public Works (En ink eerin~l: Prior to finai'parcel `map submittal, the following .conditions shall be .addressed, unless otherwise .noted: ' 16. Frontage improvements shall include but be not limited to curb, .gutter, and sidewalk as .indicated on the tentative map. Any existing curb, gutter, and sidewalk that are broken or .displaced shall also be replaced. 17. The historic surface :runoff (quantity, concentration and location) shall be maintained and not adversely impact adjacent properties. The storm drain system shall be designed and constructed in accordance with Sonoma County Water Agency criteria and City standards. 18. New domestic water services shall be a minimum of 1:5-inches in diameter with a 1-inch meter. 19. Overhead utilities to the existing structures and future structures shall be placed underground. 20. No lot to lot surface drainage's permitted unless an appropriate easement is established. 21. A maintenance declaration and crossover easements shall ,be provided for the proposed driveway and private utilities. 22. A 10-foot wide. Public Utility .Easement (PUE) shall be dedicated along the frontage of the property unless waived by the appropriate public utility agencies. 23. Any existing, unused septa systems/leach fields shal'1 be abandoned per County of Sonoma Environmental Health Department requirements. Any existing wells proposed to be. retained shall have a City standard baclcflow prevention device installed. 24. Prepare the final parcel.map per the latest City policies, standards, codes, resolutions and ordinances. _ Final parcel map fees and technical review deposits shall be required at the time of the. application submittal. 25. All construction activities shall be performed in a manner that minimizes the sediment and/or pollutant entering directly or indirectly into the storm drain system or ground water. 26. An erosion and sediment control ,plan shall be submitted with.. the subdivision improvement plans. All measures shall be employed per the City Storm Water/Grading and Erosion Control Ordinance. . 27. A scanned copy of the recorded final parcel ~ map shall be submitted. in a format compatible with the City Graphic Information Systems (GIS). 09=TPM-0134-CR 24 28. Improvement plans shall be prepared for improvements shown on the tentative map and required as conditions of approval. Plans shall be reviewed and approved prior to recordation of the parcel -map. A form of security to ,guarantee the construction of the improvements shall be submitted with the inprovernent plans. The developer has the option to complete the improvements prior to the recordation of the parcel map instead of submitting a form of security. The improvements shall, however, be complete prior to the issuance of any permit on any parcel following the recordation of the parcel map. From the Fire Marshal's Office: 29. The hammerhead turnaround shall meet city standards .and all driveway access must be graded and cut appropriately to be able to utilize all of the hammerhead. 30. No parking shall be allowed the. entire length of the.. private driveway including the hammerhead turnaround. The .private driveway shall be posted with "No Parking Fire Lane" signs and "red-curbing where appropriate. Sign placement shall be coordinated with the Fire Marshal's Office. 31. One fire hydrant shall to be located along the private .road, subject to approval by the Fire Marshal's office. 32. Note: This site is located within the boundaries of the Fire Hazard Severity Zone. Buildings constructed in this zone are subject to the requirements outlined in Section 17.20.040 of the Petaluma Municipal Code and Petaluma's Fire Hazard Severity Zone Construction standard. 1341416.1 Sunny D~09=TPM-0134-CR Page 25 l ~~