HomeMy WebLinkAboutAgenda Bill 4CPart6 05/17/2010CITY OF PETALUMA, CALIFORl~IA
STAFF ~ZEPOl~T
Community Development Deparhnent, Planning Division, 11 English Street; Petaluma, CA 94952
(707) 778-4301 Fax.(707) 778-4498 E-mail: planning@cipetaluma.ca.us
DATE: January 12, 2010
TO: Planning Commission
FROM: Tiffany Robbe, Senior Planner
REVIEWED BY: Geoff Bradley, Planning Manager
SUBJECT: Sunny.D Proposal -Air Quality Ozone Strategy Update
This memorandum provides an update to the Air Quality 4a section of the Initial Study by
referencing .the 2005 Bay Area Air. Quality Management District Ozone Strategy information,
and does not identify any more significant air quality impacts than discussed in the Initial
Study/Mitigated Negative Declaration.
Backga~ound
The General Plan 2025 ,Environmental Impact Report found that the General Plan projected a
population greater than that assumed by the 2005 Bay Area Ozone Strategy prepared by the Bay
Area Air Quality Management District (BAAQMD) in order. to bring the San Francisco Bay
Area region into attainment (the 2005 Bay Area Ozone Strategy was based on the population
projection cited in the City's General Plan in effect at the time, the 1987 General Plan). As the
General Plan 2025 EIR was unable to identify any feasible mitigation measure to address this
inconsistency with the Bay Area 2005 Ozone Strategy; this impact was identified as significant and
unavoidable and a statenierit of overriding considerations was adopted by City Council on May 18,
2008.
Conclusion
The .project ;is consistent with the General Plan 2025, .and does not increase General Plan, buldout
population. Because the Project adds °only three potential new residential dwellings to General
Plan 2025 buildout estimates of 6005 additional units, the Project's direct impact is too small to be
considered significant, and its contribution to the cumulative impact identified in the General Plan
is not considered cumulatively,considerable. (The General, Plan projected population exceeds the
2003 population figures on which the 2Q05 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, both the .direct and cumulative impacts of this Project relating to exceeding the Bay
Area 2005 Ozone Strategyremain less than significant.
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.Attachment E
Resolution No,. s1-15.2 N.C.S. JUi~'~~~f~i99t
of the City of Petaluma, California amt
' ~ AA R1C E. BERNARD ~
CITY C RIC CItY' OI
RESOLUTION ESTABLISHING `PLANNED LJNTF DISTRICT (?~ ~ °i
DEVELOPMENT STANDARDS FOR THE SUNNYSLOPE ~~F:EA E t:rcN oEnu~
e
WHEREAS, by Ordinance No. 1856 N.GS., adopted on June 3, ,~~1991, much of the
Sunnyslope Avenue/Sunnyslope Road area was zoned Planned Unit. District (FUD); and
9 WHEREAS, said Ordinance relied on development potential :estimates established by the
10 Sunnyslope Assessment District procedure (Engineer's report 11/90) and/or in the Final
11 Environmental Impact Report for the proposed assessment district/annexation; and
12
13 WHEREAS, said development potential is intended to establish the maximum number of
14 parcels and/or residential dwelling units anticipated for each. existing parcel designated by
15 Ordinance No. 1856 N.C.S. as Planned Unit District and as listed on the attached Exhibit
16 A; and
17
18 WHEREAS, it is the intent of the City Council, with respect to specific standards for future
19 development of said parcels zoned Planned Unit District, that the provisions of the R-1
J 20,000 residential zoning district, as established by the Petaluma Zoning Ordinance, shall
71 be utilized, At the. discretion of the Ciry Planning. Commission and the City Council,
22 minimum parcel size and minimum .lot dimensions may be altered as appropriate to
23 promote the most. environmentally-sensitive and land-efficient. lotting patterns without,
24 however, exceeding maximum development potential as noted in the attached Exhibit A.
25 '.
26 NOW, THEREFORE, $E TT RESOLVED that the maximum development potential and
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27 ~ standards for future development shall be as outlined above and in the attached Exhibit A.
PUDstds /council-6
Under Elie power and authority conferred upon this Counc~: by tfie Charter of said City.
:REFERENCE: I hereby ceztify the foregoing Etesolutioa wan introduced and adopted by the Approved as to
Council of the City of Petaluma aE a (Regular) meetin
on the ....3~~._._._...._ day of J.1UL@ __._..., 19..,61, by th
following wte: _. ---.--------
C tt ey
AYES: Davis, Sobel, Nelson, Vice Mayor Cavanagh, Mayor Hilligoss
~r ~- _:bE5: Woolsey
l__,
'' ~ ~= ASSENZ'cR.ead
_ ..AZTEST:'. ._._..._._.. _..._ . _..
City Clerk
cn loess
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~~ F;i.
av. Na ......91,-15.2...... N.GS.
v
Attachment F
Packeto West- I-~~.lls ~'.~e
PETALUNdA GENERAL PLAl~ 2025
TOPIC DISCUSSION/POSITIOl~ PAPER
Location/Topic: Lands of Asbell, Irwin/Nieuwboer, Foley, and Mills. 216
Sunnyslope Avenue, 1309 D Street, 1.311 p Street and. 1315 D Street. APNs
019-130-0 Z ~ , 019-13.0-046, 019-130-047, and 019-130-041.. Staff may
recommend the addition of APN 019-130-04'3 (Lands of Fraley) which currently
has two homes on less than one acre., thereby identifying the property as non-
conforming. The attached map exhibit indicates the five parcels; lands of
Fraley is identified with an asterisk (*).
If this request had been .received before conclusion of the public process of
reviewing the Land Use and Mobility .Alternatives Report, it would have been
incorporated in the Draft Map.
Request: The property owners of the four properties first listed above have
requested a land use designation of Low Density Residential (2.1 - 8.0 units
per acre) to allow a minimal.. amount of infill development to possibly occur,
consistent with the size of the surrounding lots (see attached correspondence).
Existing General Pyan: Suburban (.6 to 2.0 dwellings pe"r acre). These parcels
are included in the Sunnyslope PUD but were excluded from the assessment
process as they do benefit from the public improvements undertaken by that
implementation of the Sunnyslope Assessment District.
Draft Land Use lYlap: Very Low Residential (.6 fo 2:0 dwellings per acre)
Background: The Draft General Plan 2025 land use map recommended a
change in designation 'to 'Low bensty Residential.. (2.1 - 8.0 dwellings per acre)
for all parcels to the. north,, east and west of these parcels. The two parcels
fronting on Sunnyslope :Avenue are the only. two with a lower density
designation than the remainder of the street frontage. These five parcels were
originally recommended for Very Low Residential (.6 to 2.0 dwelling per acre)
based .solely on the existing General Plan designation. Given their shape and
deep dimensions they lend themselves well to~ a possible parcel map for small
infill development.
Alternatives:
a. Direct staff to :amend land use designation of four, or five, parcels to
Low Density Residential (2.1 to 8.0 dwellings per acre).
b. Direct staff to .retain. the existing Very Low Residential designation.
Recommendation: Direct staff to amend land use designation of five
(including Lands of Fraley), parcels to Low Density Residential (2.1 to 8.0
dwellings per acre)., Staff will contact the Fraley property representatives to
ascertain their support.
Attachments: Letter from property owners with exhibit
Location exhibit.
Page 1
S:\GP Draft with comments\GPPosition Papers\Asbell Irwin WHSA 1006,doc
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Attachment G
TABLE 2-1 - ZOPIES
'Lone General Ylan Desi~naiion
St~,n~boi ~apic of lone 1~n lementcd b~~ Zone
- "-- --
.1~aluray nulay au
OSP u,i,o....
O en S ace and'Parks
O en S -ace andParks
AG A 'culture A 'culture
RR Rural Residential .Rural Residential
Rl Residential l Ve Low Density Residential
ncs~ucuual wucJ
R2
Residential 2
Low Densi Residential
R3 Residential 3 Diverse Low.Densi Residential
R4 Residential 9 Medium Density. Residential
RS Residential5 High Density Residential
MH Ivlobile Home lvlobile Home.
1V11][GU VJC cxruca a
C1 uaa v -
Commercial l -
Nei borhood Commercial
C2 Commercial 2 Community Commercial
MUTA Mixed Use lA Mixed Use
MU1B Mixed Use 1B Mixed Use:
MU1C Mixed Use 1C Mixed Use
MU2 Mixed Use 2 Mixed Use
c~___L..1 T...a~'...h..
U YJ~u GJJ~ luY YJ~~.ia
BP • a ~ ~ -------
Business Park District
Business Park
I Industrial District Industrial
CF Civic Facility District Public/Semi-Public
Education
vacua uvuw.
-FP
Flood ]ain
Flood lain
-H Historic
'T Theater District
Ordinance No. 2300 N.C.S.
,aio~
Chapter 4 Zone Districts and Allowable Land Uses
4.01.0 -Purpose
This Chapter lists the land uses that.may be allowed by Section 2.020: (Zoning Map and .Zones),. determines the type of planning
permit approval required for each use, and provides basic-standards forsite layout and Building size.
4.020 - Purpose: of Established Zones
A. OSP (Open. Space and' Park) lone. The OSP zone is `applied to undeveloped areas and sites that are
appropriate for the preservation of natural resources; outdoor recreation, to be maintained in open space for the
protection of public health;and safety„ and existing City public parks. City- parks located'in his zone may include
buildings, structures, and uses that serve the community (e.g. Luchessi Community Center, Novak Center,
Cavanaugh Center, Library,~Water Resources building, etc.). The OSP zone>is consistent with and implements the
Urban Separator, Open Space;:and City Parkland use classifications of the GeneralPlan.
B. AG (Agriculture) zone. The.AG zone,is applied to areas that aye actively.and primarily used for grazing, or the
production for sale. of fond,and fiber. Areas subject to seasonal or.historic flooding and identified by FEMA as
areas warranting special consideration; are included. ~ The AG zone is consistent. with and implements the
Agriculture land use.classification of the General Plan.
C. RR (Rural ResidentiaQ zone. The RR zone is applied,to areas of single dwelling development with a minimum lot
size of'2 acres. This zone vvould be applied primarily to areas at the westem perimeter of the City along the Urban
Growth Boundary that are~developed_ with dingle dwellings at densities. ranging from 0.1 to 0:6 units peracre. This
zone is intended to maintain a rural character and provide a transition to unincorporated rural and agricultural
lands. The RR zone is consistent`with and'implements the Rurat Residential land use classification of the General
Plan.
D. R1 (Residential 1) zone.. The R1 zone is~ applied to areas of single dwelling development, primarily the western
hillsides, with densities:ranging from- 0.6 to 2.5 units peracre, and. Larger lots required for sloped sites. The R1
zone is consistent with and implements the Very Low Dens'~ty Residential land use classification of the General
Plan.
E. R2 (Residential;2)'zone. The R2-zone is:applied to areas previously developed and intended for detached single
dwellings on'individual lots,.. at densitiesranging from 2:6 to 8:O units~.peracre: The R2'zone is consistent with and
implements the Low Density Residential land use classification of the General Plan.
F. R3 (Residential 3) zone'. The ft3 zone is applied to the older neighborhoods: surrounding the downtown that are
characterized by~ a variety of housing types and .densities in a walkable context. Densities range from 6.1 to 12.0
un'~ts per acre. The R3 zone.'is consistent'--with and implements the Diverse Low Density Residential land use
classification of'the GeneralPlan.
G. R4 (Residential 4) zone. The R4 zone is applied to .areas intended for a variety of housing types ranging from
single dwellings to multi-unit structures. Densities range from 8:1 to 18.0 units per acre.. The R4 zone is consistent
with and:implement5'the Medium Density Residential land use classificationsof the General Plan.
H. R5 (Residential 5) zone. The R5 zone is applied to areas intended forthe most urban housing types at densities
ranging from 18'.1 to 30.0 units per acre,, but where existing.lower density housing is conside[ed conforming. The
R5 zone is consistenCwith and implements the High Density Residential land; use classifcation of the General Plan.
I. MH (Mobile Home) zone. The.MH zone is~applied to existing mobile home parks throughout the City. The MH
zone is consistent with°the Mobile Home land .use classification of the General Plan.
J. C1 (Commerciaf 1) zone. The C1 zone is applied to existing smaller-scale shopping centers with off-street
parking, or clusters of street-front stores that serve the surrounding neighborhood. The C1 zone is consistent with
Ordinance No. 2300N,C.S.
., iE i
Attachment H
pctober 26th. 2009
To the City of Petaluma,:
We are writing to bring our; problem to the,attention of members of the Petaluma City Council, the Petaluma
planning Commission and any other agencythat may help us with.our mncern. Our house and yazd at 307
Sunnyslope Avenue which includes' KeIlyCreek running°through the back, lias been the nexus of flooding and
water pollution since;the Sonoma°County Water Agency added street nuioff from the (then future} Victoria
streets and surrounds into the creek during their circa 1992 work to fihe area. We have tried in vain to show this
problem to every agency we could over the yeazs since it was rnmpleted and we'started #o feel the impact
In December of 2008 we met with.three City Engineers headed by Remleh Scherzinger P.E. and we gave them a
tour of the system. They were very understanding~of our problem and all agreed tFiat Sonoma County Water had
instituted a bad solution foae'drainage of Victoria and surrounds. As it turned out, a flood diversion coffer dam
just upstream from us taking wafer away from the creek at higher flows was.an older system that had worked
well above ourproperly but when Sonoma County Water Agency added approximately the same amount of
water back into-the system,. our' problems started. Quick and' scouring floods and constant year-round street
runoff which includes oil, soap, construction cleanup, pesticides, garbage and anything that ends up on the
streets, comes through our yazd, This is relentless and.is a year round irritation. Once plentiful frogs cannot live
in the water here though 45 feet awayin the'unmolested part of'the creek, they thrive. At the close of our meeting,
Mr. Scherzinger asked us what we wanted from the City and we addressed his question with a list which we
have enclosed. He`responded to our listwith a list of his own (included) that was quite hopeful'and suggested
that a solution to out problems-was to.preempt the drainage before adding itto Kelly Creek and running it down
D Street. This promises a solution
We bring all this up now in a response to-a letter'(included) from the.city proposing 4 new houses upstream
which have no restriction on drainage: As these parcels where rezoned to ;be denser just last yeaz and a number of
property owners were togetherin this request, this rnuld mean that after those 4 houses are approved, another 4
and 4 after that etc can be addedwith tto restrictions or°environmental impact reports..A future subdivision
without city oversighYof a subdivision though at the time of'the hearing, the owners promised only 8 houses total
would be built We will once.again be;impacted. It should not be forgotten that Kelly Creek through our yazd and
a nwnber of others between5unnyslope Aver-ue-and 8th Street is designated "Private Creek". We should
reemphasize that the streetrun off at the firsf Pinnacle subdivision at D Street,and Windsor Drive drains directly
into Kelly Creek..:. Outrageous. We:want any future restriction on the drainage from any development including
the.above mentioned project be°added to the promised D Street drainage system outlined in the letter from Mr.
Scherzinger.
We have added our. letter fo Mr'Scherzinger, his letter. in response and. the. "Notice of Administrative Action File
No.: 09-TPM 0134-CR on.the 4 new houses and all other . We hope that no decision be made on the latter notice
until our problem is. resolved.
We further wish to:be informed of.the process for remedy and if `the recommendation,is not adequate, we want to
know how long we have to `file an appealto have the project reviewed by the city planning commission and what
the process would b~:to achieve this.
~' /
Sincerely, ~',~~~,
,/
Joseph Gru augh~~&'S(i/ `grun Seifert
307 Sunnyslope Ave.. Petaluma CA 94952
~;
762-4404
oc~ ~ ~ 2t~~
I~~~
December 19th, 2008
Mr. Remleh Scherzinger,
Regarding Kelly Creek.
In circa 1992, the-diversion of the "Natural "Kelly Creek and the addition of the street
run off from Victoria and other existing and future developments has led to drastic
changes in the water quality of the creek as it flows- through.our yard at 307 Sunnyslope
Avenue and the backyards of many along the East side of "D" Street before it inters a
culvert at 8th Street. .
The newer FEMA Maps,have our p_ roperty listed in the~flood plain where it wasn't pre
1992. We still get huge:amounts of water through the creek~and it's much quicker to
build. The street has flooded since the work..
The frogs that were .abundant before the addition of the street runoff have completely
disappeared. whereas they still exist in great numbers just 100 feet away in the "natural"
creek.
Kelly Creek is listed as a "Private Creek".
You have asked us what we would want to have changed;
We would like the Victoria etc. street "runoff out of the creek. It is polluted and the
increased water is quick o build and aggressive.
We want an even greater degree. of flood profecton that the 1992. work by the. Sonoma
County Water Administration did not give us. The only thing that was gained by this
workwas a new sub division.. This water should have gone down D Street.
We want the 304. T2th Street culvert looked at and analyzed. This culvert was put in
long before we bought our'home in 1980 and the house has been sold four times since.
The culvert is 48" X 48" .and runs 30 plus feet. It is is' a real constriction and all the
culverts- above it are much larger. In our conversafions with them, Sonoma County
Water did not know about this when they planed and completed the diversion.
We want to be taken .off the new FEMA maps- As We were not on before the 1992
work, we consider the work to be detrimental to our property and our safety.
We want all future building regulations small or large to keep their runoff out of Kelly
Creek.
In short, we want'the'"'old" Kelly Creek back to it's original candifion.
Joseph~Grubaugh & Sigrun Seifert
307 Sunnyslope Avenue;Petaluma, CA 94952 ph. 707-762-413 or 707-762-4404
~~~
I'TY F ETALUII?IA.
POST OFFICE BOA 61
PET_~utY~~:a, GA 949x3-0061
Pamela Turliatt
;tir~~.
3anuary 6; 20x9
Tcresa Karrett :TOSeph Gnibaughand Sigrun Seifert
David Glans
~9ikc Harris
OS V101111
~u>~e xeatr
Davit Rxbbitt 307 Surui slo a Avenue
y p
TlFtanp RenEe Petaluma, CA 94952
Cntrnci/meorbers
Dear Joseph and Sigrun:
Thank you for taking the time to give the Capita] Team and myself a tour of your
portion of Kelly Creek; it was quite informati~ce. I also appreciate the letter you
pro~rided meat the close of thai tour. It has helped nie focus my understanding of
your i sues and :allowed me to address them in a "to the point" manner.
Your letter- focuses on four main issues: rerouting of ~~ictoria runoff to a new D
Street stormwater main, resizing of the clilvert_at 304. 12'h Street, your parcel's
removal from;-the current Flood Insurance Rating Map (FIRM) maps, and future
•runoff `regulations.
I have placed the D'Street project on the Capital improvement Plan v~••ith ,.design]
starting in 20.12y20;13 and construction in 2 0 1 3120 1 4. The timelule is extended due
to funding needs..and the. size and scope of the project. 1 have, however, submitted
this project foi• stimulus and, in the:event that tlae department is able to secure
filnding; the.scheduleawill be modified.
Current records: indicate that the cul~~ert at, 304 12"' Street is privately held ~~~hich
i places it outside the City's jurisdiction. The D Street project will help alleviate.
some of tht; pressure on this structure and its backwater effects on your parcel but,
unfortunately, tlis is outside our ability to directly affect. We will provide any
support ~~re can: and will help facilitate third party'solutions as best we can.
The F1Rh!I maps will not be modif ed by the. cu]`renc Letter of Map Revision
IvIR);proposcd by the City. This is no fault of the model, only that the LOMB,
{LO
.
corers ,tht Petaluma River and portions of the upper tributaries at this time. Kelly
Creek was not addressed. in the shtdy. Kelly Creek could be ,addressed with its ow~i
LOMR upon the completion of the D Street project as this. project would modify
the flow regime within the creek.
lYurer Resources ~ BOth the COUnt r and the City are ul~the process of reviewing and developing a
} ,
COIfSG'lYQrin~r
at~cw~~ru r3orrt~K~artr
v
~n~ .series of ]ow°impact development guidelines. This,. coupled with the current
.
.
1'ernrunra. (':1 9alSa
General Plat] guidelines, will continue to bring runoff issues to the forefront during .
Nhnne ~:m~ »s-~rs~a the development process.
r:2~ ~~m~ : ~R-.rsna
t-:~ ruu:
rM•rr."r `r_c~'r:rrunut.ca.u s
ion
I
Thank you again for taking the time°to:meet with us and'1 look,foR~~ard to working with you in
the future. if you hare.any questions'please feel free to contact me at 707-775-4546.
Remle~h Schercinger P.E.
Engineering Manager
g
0
Petaluma Community DeVelopment'Department ~T
11 English .Street ~ ~~
Petaluma, California 94952 ~~„'
Planning Division: Geoff Bradley, Planning Director
Tiffany Robbe, Project Planner
CC: City Manager -John-Brown
City Attorney - Ecic Danly
City Clerk -Claire .Cooper
Mayor -Pamela Torliatt
City Council - T. Barrett, D: Glass, M: Harris, M. Healy, D. Rabbiit, T. Rene
RE: Notice of Administrative Action Lands of Sunny D Development, File No.: 09-TPM-0134-CR.
Received by U.S. Mail on October. 8, -2009 Notice of Administrative Action, from the City of Petaluma
regarding proposed subdivision of {and located at 1311 D Street and 216 Sunnyslope Avenue, assessor
parcel numbers 019-130-049 and 09 9-130-011..
The public notice states the applicant is seeking.a PUD arnendmenfito modify the PUD language
for these parcels to default to the R2 zoning standard rather than the R-1:20,000 zoning standard.
It goes on to state the. Division will consider all comments and decide whether to approve,
,conditionally approve, or deny the project.
Reference: Implementing Zoning Ordinance (IZO) Chapter 19
§19.040 E. 2., ... a public hearing shall be held on the proposed modification, and a
recommendation made theron to the City Gouncil.
§19.040 E. 3:, ..:Modification. of an approved Unit Development Plan shall be made only by
resolution of the City Council. After receipt of a recommendation from the Planning Commission,
the City Council shall approve or deny the proposed modification
§19.040 E. 4,,... Minor modfications include modification. to unit architecture and site design so
long as no significant alteration to road alignment and no increase,in unit yield results
§19.040 E. 5.,...Modification ofthe Unit Development Plan shall be subject,to the same findings
as were. required forthe original approval of the Plan.
Based.on the IZO, the proposed modification of the PUD requires a public hearing per Section
19.040 E. 2; the modification of the approved PUD.can only be made by resolution of the City
Council per Section 19.040 E. 3; as a result of the modification there will be an increase in unit
yield per Section 19.040 E. 4 (because smaller lot sizes are allowed under the new density
parameters 2.6 to 8.O DU/AC) and the same findings required in the original approval must be
made for the PUD modification per Section 19.040 E. 5.
~~~
6: There is'a,Notice of Intent'fo Adopt a Negative Declaration. This is very conceming`to the
neighborhood because there i5 a creek that runs through. privafe property. The: responsibility of
ownership, maintenance, and environmertal'impact',directly impacts those properties through .
which the creek passes. Historical,run off from storm wafer is heavily relied upon as the rational
and justification for continued storm water runoff patterns. However, in a new. subdivision, the
storm water runoff after build out is no longer generated from undeveloped.virgin land, it is now
coming from asphalt roofs,.concrete walkways, driveways, streets and gutters. Consequently the
quality of once historic storm water runoff from the riatural and undeveloped environment has
been dramatically altered with chemical residues generated.by human interaction.
When the. subdivision Vctoria was built,, the storm water runoff,was routed through a storm drain
system that flows directly into a creek running through pi'ivate'property. The result of that
condition has negatnrely impacted the environment downstream as evidenced in the
disappearance of the formerly occumng populations of'frogs, crickefs, and .possibly other
unidentified wildlife. This example is made to illustrate the-need for a storm drain system in D
Street that can collect storm water runoff from development projects, treat for quality and then
release fortertiary water uses, or directed into municipal storm drain systems that flow directly to
Petaluma Riverwithout the use of Kelley Creek or any othar-creek which runs through'private
property. A storm drain system.. in D Street that takes the runoff ofi`storm water from Vctoria and
any other future development. projects in the area will go a long way toward restoring the health
and quality of the riparian environment. This D Street storm drain system has been included in
the city's Capital Improvemenfs Plan with a commencement date somewhere around 2012-2013.
The publicnotice had no discussion or summary related to potential environmental impacts
including hydrology. There is no outline of the criteria used to arrive at the determination that
there is no substantial evidence that the project would have a significant impact on the
environmentspecifically as it relates to how and where. storm water.runoff will be routed. There
are no stated findings or reference to the findings made to arrive. at the conclusion that there is no .
negative impact to the environment by allowing this project to potentially increase in density.
The following questions need to be clearly answered. To what extent was storm water runoff:
analyzed? What is the calculated existing runoff? What will be the expected change in volume of
storm water runoff`after build out? How will storm water runoff from this property be handled after
6uildout? V1lhere will storm'water runoff be routed? Regardless of the outcome, a zero net
increase in storm water runoff does not address the quality ofthe water allowed to run. off and
enter the creek running through privately owned property. This condition is no longer acceptable.
i~~
QUESTION: In the case of a new subdivision proposal resulting in four new lots.and a remainder
parcel, which constitutes a-minor subdivision,. but quacks like a,major subdivision, .should the
remainder parcel be.permitted to benefit from further subdivision at a future date if it is large enough
in size for additional density?
By allowing this to occur, .the developer is able to avoid the requirements of a major subdivision. This
is good economically for the developer, but the costs for this are shifted to the surrounding
neighborhood and largercommunity through increased car trips, .closer living~conditions, reduced
privacy,. and increased demand on public services. Where a remainderparcel retains the potential for
additional development in an application for a minor subdivision, the remainder parcel should be
zoned such that no further subdivision wilt occur in the future on a remaining parcel. This will in
effect eliminate the practice of subdividing lands as minor subdivisions in a serial manor to avoid
proper planning and review that would normally occur in the case of a major subdivision.
The. appearance in the public eye is thafthe application filed is an effort to avoid the need for proper
public review coupled with an outcome that has foreseeable consequences for additional subdivision
done in serial fashion, so as to~avoid major subdivision planning requirements. The matter should be
looked at in the full light of day. While the city is ..moving tovrard increased density, it is imperative that
the public is afforded a fair opportunity to participate in the decision making process for future
residential projects that .will have long term impacts economically in terms of property values, and in
terms of diminished quality of life. Based on the nature of the existing circumstances surrounding this
project, and the nature of the application, this project needs to be thoroughly reviewed in accordance
with Chapter 19 of the Implementing Zoning Ordinance as outlined above. I am available for any
questions you may .have. I took fonrrard to hearing from your ofFice in .response to the matters raised.
Dennis S. Elias
October 22, 2009
~~~
CQUN7Y ASSESSaR'S PARCEL MAP rax mare ~~
3-000
3--021
1 M/ _i d
Ptn of MAP OF SUNNY SLOP£ .~
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Petaluma Community Development Department
11 English' Street
Petaluma, California 94952
Planning Division: Geoff Bradley, Plannng,l3irector
Tiffany Robbe, Project Planner
CC: City. Manager- John'Brown
City Attorney - Eric:Danly
City Clerk -Claire Cooper
Mayor -Pamela Torliatt
City Council - T. Barrett, ,D. Glass; M. Harris, M. Healy, D. Rabbitt, T. Rene
RE: Addendum to my letter of Octobec22, -2009 regarding Notice of Administrative Action Lands of Sunny
D Development, File No:: 09-TPM-0.134-GR.
Reference: Implementing Zoning Ordinance Chapter 19
§19.040 C, Adoption of P.U.D: District Amendment. At the time of adoption of a P.U.D. District
amendment, the City Council shall.-approve, by resolution, the Unit Development Plan; which
resolution as adopted or-as may be thereafter modified, in accordance with this section, shall
establish the regulations for'said: P:U.D. District and shall become part thereof. Upon the adoption of
a P.U.D. District amendment, and:approval.of'the Unit Development Plan, the proposals and
standards of said plan shall become the-official development policy of the City of Petaluma within the
boundaries of the P.U.D. District.
The IZO section referenced above establishes that when a P,U:D, District amendment is adopted, the
City Council shall.approve, by resolution, the. Unit.Development Ptan as may be thereafter modified.
The proposed. Administrative Action forthis amendment and modification. of the Sunnyslope P.U.D. is
being mistakenly asserted where the City's policy requires a different level of analysis and scrutiny.
Dennis ~S. Elias
October 27, 2009
~~21 2
~ ~~
R.C.E:49302 ATTACHMENT 5
® .
STEVEN J. LAFRANCHB & ASSOCBATE~S, INC,
CIVIL ENGINEERS ~ LAND SURVEYORS -LAND PLANNERS
PETALUMA~MARINA BUSINESS CENTER
775 SAYVIIDOD DRIVE, SUITE 312, PETALUMA, CA 94954
TEL 707-762'-3122 FAX 707-762-3239
P~:~~.~~ ~A~~f~~'~V
SUNNY D DEVELOPMENT
(Planned Unit District)
04-14-09
SITE DATA
Site Address: 1311 "D" Street and 216 Sunnyslope Avenue
A.P. No.: 019.-130-049, 019-130-O1 l
Existing Zoning: Sunnyslope Assessment PUD (Planned Community District)
Proposed Zoning; PUD - RZ Standards ~ -.
Land Use: Low Density Residential (LDR) 2:6 to 8 du/ac
Acreage: 1.64 acres (71,573 S.F.) Gross
1.48 acres (64,374 S.F:) Net
Total Lots: 4 Parcels and Designated Remainder
.Smallest Lot Size .Parcel 3 8,937 S.F. Gross -
8,740 S.F. Net -
Largest Lot Size Parcel. i 14,501 S.F: Gross .'
8,128 S:F. Net
Average Lot Size 11,T38 S.F. Gross
• 9;338 S.F. Net
Density 2.7 d_u/ac (4 lots, excluding designated remainder}
3.4 du/ac (41ots & designated remainder)
The project being'submitted. for review is for a Tentative Parcel Map consisting of 41ots
and a designated remainder parcel. The project will'be a Planned Unit District (PUD),
defaulting; to, the R2 zoning: district development standards of the City of Petaluma's
Implementing Zoning Ordinance.
>EXISTING C®NDITIONS
The 1.64 acre site is located in the southwest portion ofPetaluma. The subject project is
a combination ofA.P.N. 019-130=049 (Parcel 2, P.M. No. 361)-and A.P.N: 019-130-011.
It is located adjacent to neighboring properties that are zoned R2 and PUD. Within the
neighborhood-there are also properties zoned Rl and R5. Most of the nearby properties
consist ofsingle-family residential homes, with some properties in a dense arrangement
and others in amore rural environment. The property is " L" shaped with the
.northernmost portion of the property meeting Sunny Slope Avenue aril the easternmost
portion extending towards "D" Street.
The levelo;ped portion of the site is connected to sortie-existing public utilities along with
private septic which provides services to the existing structures on site (APN 019-130-
011): The:existing structures include a single-fani'ly residence, garage, well house and a
shed. There are areas of concrete and asphalt paving; used.. as driveway/parking space,
patios and walkways for the ;existing residence. The rest of the site remains undeveloped
but including the'above"menfioned Parcel 2 created under P.M. No. 36.1. This portion of
the project does not have any existing utilities but approved-:plans from P.M. No. 361 are
on file at the City of Petaluma showing the intended infrastructure that will service this
undeveloped area. The entire site has a range of different types and sizes of trees. No
trees are intended to be removed. The site has existing fencing that borders much of the
site perimeter. Drainage currently flows from the; easterly portion of the site to the
northwesterly portion of the site, along the natural grade,>towa"rds-Sunny Slope Avenue.
The average slope of the. site is approximately 7.5%.
PROPOSED PROJECT'
The project being presented. for review is for 41ot Parcel Map with.a designated
remainder. The site is presently a part of the Sunny Slope Assessment District PUD. All
development-standards. will default to R2 zone district standards which are consistent to
the Very Low Density Residenfal land use designation. The one exception is for on-site
parking. 'See Parking below:
Access and Circulatio~z
Vehicle
There will be a proposed access easement for a private driveway to the site, which will
connect from "D" Street to lots 1-4. The designated remainder lot will use its existing
access from Sunny Slope, Avenue. The private driveway has been designed to allow
emergency service vehicles to access the site and have the; ability to turn. around. An
emergency vehicle access easement is being proposed and will be granted to the City of
Petaluma. All of these improvements have bee-approved for P.M. No. 361. This project
proposes to extend the driveway approximately 90 feet to access the 4 proposed parcels.,
Permeable paving; will be placed as needed under drip lines of.exsting trees not on the
,_ .
protected tree, species lisfto accommodate access to the parcels. No construction will be
allowed within the .drip lines of protected tree species accept for minor earthen swales.
Mutuahy used private driveways shall be made part of an overall maintenance agreement.
Parking
..Each lot will `be required to'.have two covered and three uncove"red parking- spaces. No
.;parking is proposedron the private driveway. Permeable paving... will be places in areas of
uncovered parking if theses area are located under drip lines of existing trees riot on the
protected tree .species list. No construction will be allowed within the drip lines of
protected tree :species accept for minor earthen swales.
i ~~
Pedestrian and Bicycle
No public access is being proposed 'for the site.
Sanitary Sewer '
The project will.connect to the existing 8" public sanitary sewer'system located in "D"
Street with the construction of a manhole. The proposed lots -will be serviced with a 6"
private sanitary sewer lateral, extending from the connection in "D" Street. The entire on-
site.sanitary sewer system will be private and be maintained byindividual property
owners through a joint maintenance agreement. See the Tentative Parcel Map Plan
prepare by Steven J. Lafranehi & Associates, Inc. (SJLA) for proposed locations.
The .designated remainder will. need to connect to the existing sanitary sewer system
located in Sunny Slope Avenue.
A Conceptual SiteDeveloprnentFlan (TM-4) has been prepared to show the proposed
sewer system.
Storm: Drain:
The project will connect to the existing public storm drain.system in one location at
Sunny S1'ope Avenue. Astorm drain easement is proposed throughaots 1,2,4 and the
designated remainder -lot to allow- the storm drain to drain into the public storm drain
system located in Sunny S1'ope Avenue. Private storm drains will be located within the
private driveway and along the northeasterly sides. of the proposed lots: Because of the
limited capacity of downstream storm drain infrastructure, the post development runoff
will be detained within oversized pipes on the site to accommodate a 100=year storm
event and released -into the system atpre-development flow rates.. Proposed storm drain
.inlets located in the the driveway will have "fossil filters" or similar such inserts to
"mitigate storm water pollution. The storm drains, detention system and storm water
pollution filtering,systemvill be privately maintained by individual property owners as
part of an overall. maintenance agreement.
A Conceptual Site Development Plan (TM-4) has been prepared to show the proposed
storm drain system.
Water
The project will connect fo the existing 10" city water main located in "D" Street-with a
proposed 4" water' lateral. -Each proposed lot will have a 2" private. water service lateral
connecting to the 4" public water service lateral located along the private driveway. The
proposed: on-site system will be privately maintained with a j oint maintenance agreement.
A public water main :easement, will be dedicated on the final map. An additional fire
Hydrant shall be places adjacent to the proposed driveway apron on "D" street.
The designated remainder lot will keep its existing connection to the public water main.
-13.
A Conceptual Site Development Plan (T1V1-4) has been prepared to show the proposed
water system.
Public Utilities
A public utilities' easement is proposed'forthe benefit of lots 1, 2, 3 and 4. Joint utilities ~ '~
will be located underground within the easement.
The .designated remainder lot will keep its existing connections to the public utilities. ~ ...
Development Standards and `Design Guidelines
For Development Standards and Design Guidelines refer to the R2 zoning standards
under the City of Petaluma's Implementing Zoning Ordinance.
Supplemental and Supporting Reports
A number of reports can be required .for the Tentative Map application submittal. The
following is a list of reports that have been prepared:
Preliminary Title Report -Old Republic Title Company
114
ATTACHMENT 6
~,
January 11, 2010
Tiffany 1Zobbe
Senior Planner
City.of Petaluma
11 English Street
Petaluma, CA 94952
t
_..
,, f
Re: Sunny D Subdivision,. review of Tentative-Map and Conditions of Approval
Tiffany,
At the request of Steve Lafranchi,of Steve Lafranehi Associates I reviewed the Tentative Map and the
Conditions of Approval for"the.;above refezenced project site, and provide you with the following
observations and recommendations regarding my review:.
1. The plans reviewed appear to satisfactorily preserve all,existing trees which are designated as
protected' by the Petaluma Tree Ordinance.'
2. No native trees are being removed.
3. Plans appear to reasonably"incorporate:the reeornmendationsincludcd in our Tree Preservation and
Mitigation Report prepared for the project including recommendations for fencing, mulching, ivy removal,
mm~rruzation of grading within driplines, pruning, and relocation of storm drains, driveways, and sewer
and water laterals outside tree canopy driplines.
4. Minor grading maybe required within canopy driplines to facilitate construction.of drainage berms
and swales. This form of drainage control is far superior to underground storm drains, or lateral drains,
and is expected to have a minimal impact on:free health and integrity. `To ensure that minimal impact
occurs swales should be kept to a minimum 8 inch depth bel:ow,ezisting native~grade. If greater depth
becomes necessary based on site conditions, discussion with the project arborist is recommended. All
grading to construct swales and berms should. occur under the direction of the project arborist to ensure
that minimal impact occurs.
5. A security deposithas been conditioned to cover the value of eight designated protected trees.
6. Proof of pruning is required. in the form of a letter, and proof of fencing and mulching is required in the
form of photographs.
In ummary,:~the Plans and Conditions reviewed appear to reflect reasonable and recommended tree
preservation and;'protection measures, and are therefore acceptable to us.
Please feel free'to conEagt me if further review or discussion becomes necessary.
ega •.
,.'Joh eserve ~ _
. Cons long Arborist
i_ ber, American Society of'Cgnsulting Arborists
International Society of.Arboriculture, WCISA #478
- Voice 70T-535-35'.1 f"az 707-935-?1 U3 -
Consultants .n .Horbcult~lre an.cl Arnonculh;re
--P.(~ 6ox ?Zu1 Veen ~iier, CA 9544?_--_
I f
ATTACHMENT 7
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3 I~n~av.. ran n.+~ PETALUMA CALIFORNIA..
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R.C.E. 49302 ' `~, `~~~•~~~~ v
STEVEN J. LA~RANCHI & ASSOCIATES, INC.
CIVIL ENGINEERS ~ LAND SURVEYORS -LAND PLANNERS ~'C~~g`~~
PETALUMA MARINA BUSINESS CENTER
775 BAYWOOD DRIVE, SUITE 312, PETALUMA, CA 94954 APR 2 ~ 2010
TEL 707-762-3122 FAX 707-762-3239
~~A~I~Ih~ ~iUiSlOi~l
PROJECT NARRATIVE
SUNNY D DEVELOPMENT
(Tentative Parcel Map and Amended Planned Unit District)
SITE DATA
Site Address: 1311 "D" Street and 216 Sunnyslope Avenue
A.P. No.: 019-130-049, 019-130-011
Existing Zoning: Sunnyslope Assessment PUD (Planned Unit District)
Proposed Zoning: PUD - R2 Standards
Land Use: Low Density Residential (LDR) 2.6 to 8 du/ac
Acreage: 1.64 acres (71,573 S.F.) Gross
1.48 acres (64,154 S.F.) Net
Total. Lots: 4 Parcels and Designated Remainder
Smallest Lot Size Parcel 3 8,937 S.F. Gross
8,888 S.F. Net
Largest Lot Size Parcel 1 14,501 S.F. Gross
8,052 S.F. Net
Average Lot Size 11,138 S.F. Gross
9,338 S.F. Net
Density 2.7 du/ac (41ots, excluding designated remainder)
3.4 du/ac (4 lots & designated remainder)
The project being submitted for review is for a Tentative Parcel Map consisting of 41ots
and a designated remainder parcel. The project will amend the existing Sunnyslope PUD
and Foley PUD defaulting to the R2 zoning district development standards of the City of
Petaluma's Implementing Zoning Ordinance, except as noted below. The designated
remainder is not a part of the subdivision under review.
EXISTING CONDITIONS
The 1.64 acre site is located in the southwest portion of Petaluma. The subject project is
a combination of A.P.N. 019-130-049 (Parcel 2, P.M. No. 361) and A.P.N. 019-130-011.
It is located adjacent to neighboring properties that are zoned R2 and PUD. Within the
neighborhood there are also properties zoned R1 and R5. Nearby properties to the west,
0%i?0>I'r?OJI:'G1'I+sal'W+T1V[{CCRevisedj ~ 1
I
east, north and southwest are developed with single-family residences. A larger property
to the south that is bisected by Kelly Creek is undeveloped but is zoned PUD with a Very
Low Density Residential land use designation. The subject property is "L" shaped with
the northernmost portion of the property connecting with Sunny Slope Avenue and the
easternmost portion connecting to "D" Street.
The developed portion of the site within the designated remainder is presently connected
to existing public water and public dry utilities (gas, power,. electricity and
communication). Aprivate septic system presently provides sewerage needs for the
existing residence..
The existing structures include asingle-family residence, garage, well house and a shed.
There are areas of concrete and asphalt paving, used as driveway/parking space, patios
and walkways for the existing residence.
The remaining site, encompassed proposed Parcels 1, 2, 3 and 4, is undeveloped,
including the above mentioned Parcel 2. This portion of the project does not have any
existing utilities. Approved plans from P.M. No. 361 are on file at the City of Petaluma
that shows the intended infrastructure that will service this undeveloped area.
The entire site has a range of different types and sizes of trees. No trees are intended to be
removed. The site has existing fencing that borders much of the site perimeter. Drainage
currently flows from the westerly portion of the site to the northeasterly portion of the
site, along the natural grade, towards Sunny Slope Avenue. The average slope of the site
is approximately 7.5%. A slope analysis was prepared for the project.
PROPOSED PROJECT
The project being presented for review is for 41ot Parcel Map with a designated
remainder. The site is presently a part of the Sunny Slope Assessment District PUD. All
development standards will default to R2 zone district standards which are consistent to
the Very Low Density Residential land use designation. The one exception is for on-site
parking. See Parking below.
Access and Circulation
Vehicle
There will be a proposed access easement for a private driveway to the site, which will
connect from "D" Street to lots 1-4. The designated remainder lot will use its existing
access from Sunny Slope Avenue. The private driveway has been designed to allow
emergency service vehicles to access the site and have the ability to turn around. An
emergency vehicle access easement is being proposed and will be granted to the City of
Petaluma. All improvements have been approved as apart of the .above mentioned P.M.
No. 361. This project proposes to extend the driveway approximately 90 feet to access
the 4 proposed parcels. Permeable paving will be placed as needed under drip lines of
existing trees not on the protected tree species list to accommodate access to the parcels.
No construction will be allowed within the drip lines of protected tree species accept for
minor earthen swales. Mutually used private driveways shall be made part of an overall
p7l'7.Q5 RROJE: ~; I~ IJ,4h Nti il'd l: iCC Hr; ~tic~dl
maintenance agreement. See the Conceptual Site Development Plan for all proposed
access improvements.
Parking
Each lot will be required to have two covered and three uncovered parking spaces. No
parking is proposed on the private driveway. Permeable paving will be places in areas of
uncovered parking if theses area are located under drip lines of existing trees not on the
protected tree species list. No construction will be allowed within the drip lines of
protected tree species accept for minor earthen swales to control surface runoff.
Pedestrian and Bicycle
No public access is being proposed for the site.
Sanitary Sewer
The project will connect to the existing 8" public sanitary sewer system located in "D"
Street with the construction of a manhole. The proposed lots will be serviced with a 6"
private sanitary sewer lateral extending from the connection in "D" Street. All proposed
parcels will require sewer pumps which will be connected to the private 6" sanitary sewer
lateral by individual force service lines. The entire on-site sanitary sewer system will be
private and be maintained by individual property owners through a joint maintenance
agreement. .
The existing residence on the designated remainder is presently on a septic system. The
residence will connect to an existing sewer lateral that was constructed as part of the
Sunnyslope Assessment District Improvement Plans.
See the Conceptual Site Development Plan (TM-4) for all proposed sanitary sewer
improvements.
Storm Drain
The project will connect to the existing public storm drain system located in Sunny Slope
Avenue. A private storm drain easement is required for Parcels 1, 2, 4 and the
designated remainder to allow for construction of the private storm drain system. The
proposed system design will avoid conflict with tree root zones. Because of the limited
capacity and impacts to Kelly Creek, the post development runoff will be detained within
oversized pipes on the site to accommodate a 1.00-year storm event and released into the
system. at pre-development flow rates. This will also mitigate post-development velocities
that could cause downstream erosion.
The proposed storm drain inlets located in the private driveway will have "fossil filters"
or similar such inserts to mitigate storm water pollution. The project development falls
far below any state or local requirements to mitigate post development storm water
pollution. Pollution control is being provided at the request of neighbors located along
Kelly Creek and to help address a far reaching upstream problem created by existing
development.
o712ga r=r-aaJi_c.~r ia~,~~F~rrnvis h;C r~~;~~~Fd~ ~ l
The storm drains, detention system and storm water pollution filtering system will be
privately maintained by individual property owners as part of an overall maintenance
agreement.
See the Conceptual. Site Development Plan (TM-4) for all proposed storm drain
improvements.
Water
The project will connect to the existing 10" city water main located in "D" Street with a
proposed 4" water lateral. Each proposed lot will. have a 2" private water service lateral
connecting to the 4" public water service lateral located along the private driveway. The
proposed on-site system will be privately maintained with a joint maintenance agreement.
A public water main easement will be dedicated on the Parcel Map.
The designated remainder will keep its existing connection to the public water main.
See the Conceptual Site Development Plan (TM-4) for all proposed water system
improvements.
Public Utilities
A public utilities easement is proposed for the benefit of lots 1, 2, 3 and 4. Joint utilities
will be located underground within the easement.
The designated remainder lot will keep its existing connections to the public utilities.
Development Standards and Design Guidelines
For Development Standards and Design Guidelines refer to the R2 zoning standards
under the City of Petaluma's Implementing Zoning Ordinance, except as noted above.
Supplemental and Supporting Reports
A number of reports can be required for the Tentative Map application submittal. The
following is a list of reports that have been prepared:
Preliminary Title Report -Old Republic Title Company
Preliminary Drainage and Detention Report
Tree Preservation and Mitigation Report
Neighborhood Outreach
Nieuwboer: The potential to connect to the sanitary sewer, future access and EVA
provided that they can work out all the arrangements with the city.
Mills: The potential to connect to the sanitary sewer and an EVA.
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Hydraflow Hydrographs Extension for AutoCAf~.Givil 3ttD® 2009„by A't~de k,~Inc~w6.066
Hyd. IVo. 1 Hyd. No. 3
Ex. Hydrograph Outlet Structure
Hydrograph type =Rational Hydrograph type =Reservoir
Peak discharge = 1.477 cfs Peak discharge = 1.44 cfs
Time to peak = 15 min Time to peak = 15 min
Hyd. Volume = 1,329 cuft Hyd. Volume = 1,646 cuft
Q (cfs)
3.00
2.00
1.00
0 00
Ex. Hydrograph through Outlet Structure
100-yr frequency
~~:
Q (cfs)
3.00
2.00
0 5 10 15 20 25 30 35
Time (min)
® Hyd No. 1 ~ Hyd No. 3
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Hydraflow Hydrographs Extension for AutoCAD® Civil 3D® 2009 by Autodesk, Inc. v6.066 Tuesday, Apr 20, 2010
Pond No. 1 -Detention Pond
Pond Data
UG Chambers -Invert elev. = 100.00 ft, Rise xSpan = 3.00 x 3.00 ft, Barrel Len = 110.00 ft, No. Barrels = 1, Slope = 0.50%, Headers = No
Stage /Storage Table
Stage (ft) Elevation (ft) Contour area (sgft) Incr. Storage (cult) Total storage (cult)
0.00 100.00 n/a 0 0
0.36 100.36 n/a 12 12
0.71 100.71 n/a 60 73
1.07 101.07 n/a 93 165
1.42 101.42 n/a 108 274
1:78 101.78 n/a 115 389
2.13 102.13 n/a 115 504
2.49 102.49 n/a 108 613
2.84 102.84 n!a 93 705
3.20 103.20 n/a 60 765
3.55 103.55 n/a 12 778
Culvert /Orifice Structu res Weir Structures
[A] [B] [C] [PrfRsr] [A] [B] [C] [D]
Rise (in) = 6.00 0.00 0.00 Inactive Crest Len (ft) = 0.46 0.00 0.00 0.00
Span (in) = 6.00 0.00 0.00 1.00 Crest EI. (ft) = 102.50 0.00 0.00 0.00
No. Barrels = 1 0 0 16 Weir Coeff. = 3.33 3.33 3.33 3.33
Invert EI. (ft) = 100.00 0.00 0.00 100.00 Weir Type = Rect --- --- ---
Length (ft) = 50.00 0.00 0.00 1.00 Multi-Stage = No No No No
Slope (%) = 2.00 0.00 0.00 n/a
N-Value = .013 .013 .013 n/a
Orifice Coeff. = 0.60 0.60 0.60 0.60 Exfil.(in/hr) = 0.000 (by Wet area)
Multi-Stage = n/a No No No TW Elev. (ft) = 0.00
Note: Culvert/Orifice outflows are analyzed under inlet (ic) and outlet (oc) control. Weir risers checked for orifice conditions (ic) and submergence (s).
Stage /Storage / Discharge Table
Stage Storage Elevation Clv A Clv B Clv C PrfRsr Wr A Wr B Wr C Wr D Exfil User Total
ft cuff ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs
0.00 0 100.00 0.00 --- --- 0.00 0.00 --- --- --- --- --- 0.000
0.36 12 100.36 0.30 is --- --- 0.00 0.00 --- --- --- --- --- 0.302
0.71 73 100.71 0.64 is --- --- 0.00 0.00 --- --- --- --- --- 0.641
1.07 165 101.07 0.85 oc --- --- 0.00 0.00 --- --- --- --- --- 0.849
1.42 274 101.42 0.94 oc --- --- 0.00 0.00 --- --- --- --- --- 0.940
1.78 389 101.78 1.02 oc --- --- 0.00 0.00 --- --- --- --- --- 1.023
2.13 504 102.13 1.10 oc --- --- 0.00 0.00 --- --- --- --- --- 1.100
2.49 613 102.49 1.17 oc --- --- 0.00 0.00 --- --- --- --- --- 1.172
2.84 705 102.84 1.24 oc --- --- 0.00 0.30 --- --- --- --- --- 1.543
3.20 765 103.20 1.30 oc --- --- 0.00 0.89 --- --- --- --- --- 2.191
3.55 778 103.55 1.37 oc --- --- 0.00 1.65 --- --- --- --- --- 3.013
I