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Home My WebLink AboutStaff Report 6.B 7/7/2014DATE: July 7, 2014 TO: Honorable Mayor and Members of the City Council through City Manager FROM: Heather Hines, Planning Manager SUBJECT: Resolutions adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approving a Tentative Subdivision Map for the Avila Ranch Subdivision and Introduction (First Reading) of an Ordinance to approve a Zoning Map Amendment to rezone the property located at 511 Sonoma Mountain Parkway from R-4 to R-2. RECOMMENDATION It is recommended that the City Council: • Approve a Resolution adopting a Mitigated Negative Declaration and Mitigation Monitoring Program for the Avila Ranch Subdivision project located at 511 Sonoma Mountain Parkway; • Introduce an Ordinance approving a Zoning Map Amendment to rezone the property located at 511 Sonoma Mountain Park,�vay from R-4 to R-2; and • Approve a Resolution approving a Tentative Subdivision Map for 21 lots and 6 non- residential landscaping and bio-retention/storm drain detention parcels (A -F) on the 4.92 acre property located at 511 Sonoma Mountain Parkway (Attachment 3). BACKGROUND The subject property is a 4.92 -acre (gross acreage) site located at 511 Sonoma Mountain Parkway. The site is generally flat and was historically used for agricultural purposes. There has not been an active use on the property since 2005. Vacant structures, including two single- family residences and miscellaneous outbuildings exist on the site. The property is surrounded on all sides by low-density residential development. The applicant is requesting approval of a Tentative Subdivision Map to divide the existing property into 21 single-family lots and 6 landscaping and bio-retention/storm drain detention parcels (A - F). Subsequent Site Plan and Architectural Review will be required for development of the newly created lots. A Zoning Map Amendment is also requested to rezone the site from R-4 to R-2, consistent with the existing Low Density Residential General Plan designation (2.6 to 8.0 units per acre). The Planning Commission considered the proposed Zoning Map Amendment, Tentative Subdivision Map, and the associated environmental document for the Avila Ranch subdivision Agenda Review: City Attorney Finance Director City Manan _ project at a noticed public hearing on May 13, 2014. At this hearing, the Commission approved resolutions recommending that the City Council adopt the Mitigated Declaration, approve the Tentative Subdivision Map and adopt an Ordinance approving the Zoning Map Amendment for the project site (Attachments 5-7). The Planning Commission found the project site appropriate for infill residential development on an underutilized lot within the City's Urban Growth Boundary, at a proposed density (5.44 units per acre) equal to that of surrounding properties. The Commission also found the project in conformance with all requirements of the City of Petaluma's Subdivision Ordinance and the California Subdivision Map Act, specifically requirements for land division and lot size, including standards for street design, lot layouts and public improvements. Additionally, the Commission found that that current zoning of the property is inconsistent with the existing General Plan land use designation of Low Density Residential and determined that the requested Zoning Map Amendment from R-4 to R-2 would implement the existing land use designation. Tree Removal At the Planning Commission hearing, the Commission requested information as to the reason for the removal of two protected Coast Redwoods on site. The applicant indicated that the trees must be removed due to their proximity to the proposed public street and proposed building site and that the wood from the trees would be used on site for fences. Staff confirmed that an Arborist's Report prepared for the property in 2006, and updated in 2013, addressed the loss of the protected trees. Staff stated that the proposed replacement of these trees would be mitigated by the planting of sixty-seven 24 -inch box trees -- a replacement ratio consistent with the requirements of Section 17.060 of the Implementing Zoning Ordinance. The Commission was satisfied with these mitigation measures, as included both in the Mitigation Monitoring Program of the Mitigated Negative Declaration and the Conditions of Approval of the Tentative Subdivision Map. Berm along Sonoma Mountain Parkway At the Planning Commission hearing, the Commission also discussed the 10 -foot wide bermed landscaping area within Parcels A, B and C, designed to reduce noise levels in the rear yards of the residential lots in closest proximity to the Sonoma Mountain Parkway. General Plan Policy 10-P-3 discourages the use of sound walls anywhere except along Highway 101 and/or the NWPRA corridor. To comply with the General Plan, the applicant designed the alternative noise buffer with a retaining wall and wood fence of approximately 10 feet in height with perpendicular segments tapering from 10 feet to 5 feet along the east and west boundaries. The berm is proposed to rise vertically to 4 feet with planted earthen material and deciduous red Maple, as well as a variety of accent plants and ornamental grasses. The Commission reviewed the design of the berm and recommended that the fence have proper support. The Commission requested that landscaping be established quickly for substantial growth. Public Comment There was no public testimony on the Avila Ranch item at the Planning Commission hearing of May 13, 2014. A nearby resident submitted an email to the Planing Division prior to the hearing concerning noticing and the City's drought management policies. The Planning Division confined that proper notice was prepared. Staff discussed both issues at the hearing. The applicant held a neighborhood meeting at the Avila Ranch property on February 12, 2014. Adjacent neighbors from surrounding areas were invited to the meeting. Six members of the public attended. In response to questions asked at that meeting, the landscape plan was supplemented with a section plan through the buffers along Sonoma Mountain Parkway to better illustrate distances and visual impact. Zoning Map Amendment The requested Zoning Map Amendment changing the current zoning from R-4 to R-2 complies with Implementing Zoning Ordinance Section 25.050.B, which requires that the Planning Commission to make a finding that the public necessity, convenience and general welfare will be furthered by the proposed amendment. The Planing Commission determined that this finding could be made for the following reasons: The R-2 zoning designation will result in a use that is appropriate and compatible with existing surrounding uses. The R-2 zoning district is consistent with the General Plan designation for the site of Low Density Residential (2.6 to 8.0 dwelling units per acre) and will facilitate development within this density range. The project is consistent with the established character of the surrounding neighborhoods and the low-density residential character within the North East Plam-ing Subarea of the General Plan will be complemented by the proposed project. The R-2 zoning designation will allow for the development of housing on underutilized land within the Urban Growth Boundary. The General Plan proposes development of approximately 6,000 additional residential units and a build out population of approximately 72,700. This represents an annual growth rate of nearly 1.2% per year. The project would add 21 new market rate dwelling units. The site is identified as Site 8, within the City of Petaluma Residential Land Inventory Opportunity Sites, Appendix A to the City of Petaluma 2009-2014 Housing Element, prepared in 2009. Approval of the requested zoning map amendment facilitates implementation of the General Plan 2025, provides consistency with the surrounding neighborhood, and provides housing development consistent with the City's adopted Housing Element. The zoning amendment serves the public convenience, necessity, and general welfare by implementing zoning consistent with adopted plans, policies, and zoning code regulations. Tentative Subdivision Map The project satisfies all the requirements of the City of Petaluma's Subdivision Ordinance per Chapter 20.15 of the Municipal Code. The City Engineer prepared a written report to the Planning Conunission of recommendations on the tentative map in relation to the public improvement requirements of Chapter 20 and the provisions of the California Subdivision Map Act (Attachment 8). The project complies with Section 66474 of the California Subdivision Map Act in that: (a) That the proposed map is consistent with applicable general and specific plans as specified in Section 65451. (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. As proposed, the rezoning of the site to R-2 to allow 21 single-family lots is consistent with the Low -Density lmnd use designation specified by the General Plan. (c) That the site is physically suitable for the type of development. (d) That the site is physically suitable for the proposed density of development. The 21 single fon ily residential lots proposed are physically suitable for the site and conform to the residential character of surrounding development. The proposed density of 5.44 units per acres is consistent with the Low -Density land use requirement of 2.6 to 8.0 dwelling units per acre as specified by the General Plan. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (f) That the design of the subdivision or type of improvements is not likely to cause serious public health problems. Based on the Initial Study, and Mitigated Negative Declaration prepared for the project, the proposed nnitigation nneasures agreed to by the applicant will reduce poterntial environmental impacts to less than significant levels. Please see the Mitigated Negative Declaration with its supporting Initial Study, and the Mitigation Monitoring and Reporting Program, which outline the nnitigation measures (Attachnnent 1, ExhibitA mzd Attaclunernt -1). (g) That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The design of the subdivision and its incprovennents will not conflict with easennents 01- access raccess through the property. All necessary easencents will be dedicated on the final map and reviewed by the City Engineer. Streets will be constructed to City standards and will provide access from Acadia Drive to Sonoma Mountairn PallbVay. Environmental Review Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Initial Study of potential environmental impacts was prepared for this project. The potential for significant impacts was identified in the following nine categories: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazardous Materials, Hydrology, Land Use, and Noise. Based on the Initial Study, a Mitigated Negative Declaration (MND) was prepared and circulated for public review for thirty (30) days (Attachment 4). There has been no public comment on the MND. The MND and its supporting Initial Study proposed mitigation measures which have been agreed to by the applicant, will reduce potential impacts to less than 11 significant levels. There is no substantial evidence in light of the whole record that the project, as mitigated, would have a significant effect on the environment. The Mitigated Negative Declaration with its supporting Initial Study, and the Mitigation Monitoring and Reporting Program are included as attachments (Attachment 1, Exhibit A and Attaclunent 4). Public Connnent after Planning Commission hearing One public comment letter was received on May 28, 2014 regarding potential flooding as a result of the proposed development (Attachment 11). Applicable drainage requirements were reviewed by the City Engineer and the project is appropriately conditioned. FINANCIAL IMPACTS The project is subject to cost recovery with all expenses paid by the applicant. The applicant has paid $13,650.00 cost recovery fees to date. ATTACHMENTS 1. Resolution -- Mitigated Negative Declaration/Mitigation Monitoring and Reporting Program 2. Ordinance -- Zoning Map Amendment from R-4 to R-2 3. Resolution -- Tentative Subdivision Map for Avila Ranch 4. Initial Study and Mitigated Negative Declaration 5. Planing Commission Resolution No. 2014-09 recommending approval of the Mitigated Negative Declaration 6. Planning Commission Resolution No. 2014-10 recommending approval of the Zoning Map Amendment from R-4 to R-2 7. Planning Commission Resolution No. 2014-11 recommending approval of the Tentative Subdivision Map for Avila Ranch 8. Letter from the City Engineer to the Planning Commission dated April 30, 2014 9. Planning Connnission Staff Report 10. Project Plans 11. Public comment letter ATTACHMENT 1 RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE AVILA RANCH SUBDIVISION LOCATED AT 511 SONOMA MOUNTAIN PARKWAY APN 149-41.3-023 FILE NO. PLTS-13-0002 WHEREAS, Doyle Heaton with DRG Builder on behalf of Barbara Lee Gomes (1994 Rose L. Avila Trust), submitted an application (File No. PLTS-13-0002) to the City of Petaluma for a Zoning Map Amendment and Tentative Subdivision Map for the property located at 511 Sonoma Mountain Parkway, APN 149-413-023 (`the Project" or the "proposed Project"); and WHEREAS, the project is subject to the Petaluma General Plan 2025, adopted by the City on May 19, 2008; and WHEREAS, in evaluating certain potential environmental effects of the Project in the Initial Study, the City relied on the program EIR for the City of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by 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 15162 and 15163 and determined that a Mitigated Negative Declaration (MND) 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, a Notice of Intent to Adopt a Mitigated Negative Declaration providing a thirty (30) day public continent period commencing April 17, 2014, and ending June 2, 2014, and a Notice of Public Hearing to be held on May 13, 2014, before the City of Petaluma Planning Commission, was published and mailed to all residents and property owners within 500 feet of the Project, as well as all persons having requested special notice of said proceedings; and WHEREAS, the Planning Commission held a public hearing on May 13, 2014, during which the Commission considered the MND, its hiitial Study and supporting documentation referenced in the Initial Study, the Project, and staff report dated May 13, 2014 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 May 13, 2014 the Planning Commission completed its review of the Project, the MND, and a Mitigation Monitoring and Reporting Program and recornmended adoption of the MND and the Mitigation Monitoring and Reporting Program; and 1 WHEREAS, the City Council held a duly noticed public hearing on July 7, 2014, during which the Council considered the Project, the Initial Study/MND and supporting documentation referenced in the hiitial Study, and received and considered all written and oral public comments on the environmental effects of the Project which were submitted up to and at the time of the public hearing; and WHEREAS, the MND reflects the City's independent judgment and analysis of the potential for environmental impacts from the Project; and WHEREAS, the MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City of Petaluma Community Development Department 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. PLTS-13-0002, is the City of Petaluma Community Development Department, 11 English Street, Petaluma, CA 94952, atm: Elizabeth Jonckheer, Senior Planner. NOW THEREFORE BE IT RESOLVED THAT: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, including the MND, its Initial Study, all supporting, referenced and incorporated documents and all comments received, the City Council hereby, finds that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment, that the MND reflects the City's independent judgment and analysis, and that the MND, Initial Study and supporting documents provide an adequate description of the impacts of the Project and comply with CEQA, the State CEQA Guidelines and the City of Petaluma Environmental Guidelines. 2 i Z Project Name: File Number: Address/Location Subdivision: City of Petaluma, California Community Development Department Planning Division 11 English Street, Petaluma, CA 94952 AVILA RANCH SUBDIVISION PLTS-13-0002 511 Sonoma Mountain Parkway, Petaluma, CA 94954 APN: 149-413-023 G%TAIW-16IM.1061a EXHIBIT A MITIGATION MONITORING AND REPORTING PROGRAM This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA Guidelines. This document has been developed to ensure implementation of mitigation measures and proper and adequate monitoring/reporting of such implementation. This MMRP shall be adopted in conjunction with project approval, which relies upon a Mitigated Negative Declaration. It is the intent of this MMRP to: (1) document implementation of required mitigation; (2) identify monitoring/reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible or trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the frequency and duration of monitoring/reporting; (4) provide a record of the monitoring/reporting; and (5) ensure compliance. The City of Petaluma's City Council has adopted those mitigation measures within its responsibility to implement as binding conditions of approval. The following table lists each of the mitigation measures adopted by the City in connection with project approval, the implementation action, timeframe to which the measure applies, the monitoring/reporting responsibility, reporting requirements, and the status of compliance with the mitigation measure. Implementation The responsibilities of implementation include review and approval by City staff including the engineering, planning, and building divisions. Responsibilities include the following: 1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to issuance of grading permits or approvals of improvements plans. 1-3 2. The applicant shall incorporate all applicable code provisions and required mitigation measures and conditions into the design and improvements plans and specifications for the project. 3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the project implementation of mitigation measures and conditions applicable to the project and shall ensure compliance with such measures and conditions. 4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that involves on-going operations on the site or long-range improvements. 5. The applicant shall designate a project manager with authority to implement all mitigation measures and conditions of approval and provide name, address, and phone numbers to the City prior to issuance of any grading pernnits and signed by the contractor responsible for construction. 6. Mitigation measures required during construction shall be listed as conditions on the building or grading permits and signed by the contractor responsible for construction. 7. If deemed appropriate by the City, the applicant shall arrange a pre -construction 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 pemnits. Monitoring and Reporting The responsibilities of monitoring and reporting include the engineering, planning, and building divisions, as well as the fire department. Responsibilities include the following: 1. The Building, Planning, and Engineering Divisions and Fire Department shall review the improvement and construction plans for 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. 2. The Planning Division shall ensure that the applicant has obtained applicable required pen -nits from all responsible agencies and that the plans and specifications conform to the permit requirements prior to the issuance of grading or building pen nits. 3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements shall be subject to inspection by City staff for compliance with the project description, permit conditions, and approved development or improvement plans. 4. City inspectors shall ensure that construction activities occur in a manner that is consistent with the approved plans and conditions of approval. 4 MMRP Checklist The following table lists each of the mitigation measures adopted by the City in connection with project approval, the timeframe to which the measure applies, the person/agency/permit responsible for implementing the measure, and the status of compliance with the mitigation measure. 1--5 I Co N w C r. 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Fi N d i O a m R z c� I -i2 ( « Au ) w \ \\\\\\ )ƒ\§(\ \to cc to )tn ] / a r $ I -i2 ATTACHMENT 2 ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA AMENDING THE ZONING MAP CONTAINED IN THE UVIPLEMENTING ZONING ORDINANCE, ORDINANCE NO. 2300 N.C. S., TO CHANGE THE ZONING OF THE PROPERTY LOCATED AT 511 SONOMA MOUNTAIN PARKWAY FROM R-4 TO R-2 APN 149-413-023 FILE NO. PLTS-13-0002 WHEREAS, Doyle Heaton with DRG Builder on behalf of Barbara Lee Gomes (1994 Rose L. Avila Trust), submitted an application (File No. PLTS-13-0002) for a Zoning Map Amendment and Tentative Subdivision Map to the City of Petaluma for the property located at 511 Sonoma Mountain Parkway, APN 149-413-023 ("the Project" or the "proposed Project") for the purpose of developing 21 single-family lots of 6,018 square feet to 8,009 square feet, and 6 landscaping and bio-retention/storm drain detention treatment parcels A through F parcels, and WHEREAS, the City's Planning Commission held a duly noticed public hearing to consider the proposed Implementing Zoning Ordinance amendment on May 13, 2014; and WHEREAS, on July 7, 2014, the City Council held a duly noticed public hearing to consider the proposed Zoning Amendment; and WHEREAS, on July 7, 2014, the City Council reviewed the CEQA evaluation for the Project and adopted the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines; and WHEREAS, on July 7, 2014 the City Council approved the Zoning Map Amendment to change the zoning of the property located at 511 Sonoma Mountain Parkway from R-4 to R-2, based on the findings made below: The proposed amendment to the Implementing Zoning Ordinance to Rezone the subject parcel (149-413-023) to R-2 is consistent with and implements the Low Density Residential land use classification of the General Plan as already existing for the parcel. 2. The proposed rezoning results in a use that is appropriate and compatible with existing surrounding uses. The project is consistent with the established character of the surrounding neighborhoods and the low-density residential character within the North East Planning Subarea of the General Plan and will be complemented by the proposed project. The proposed rezoning to R-2 is consistent with the Petaluma General plan Housing Element policies which Promote residential development within the Urban Growth Boundary (Policy 11-P-1.1) and Encourage the development of housing on underutilized land (Policy 11-P- 1.2). 4. The public necessity, convenience and general welfare clearly permit and will be furthered by the proposed amendment because it will allow the development of housing on underutilized land within the Urban Growth Boundary. The General Plan proposes development of approximately 6,000 additional residential units and a build out population of approximately 72,700. This represents an annual growth of rate of nearly 1.2% per year. The project would add 21 new market rate dwelling units. The project site is identified as Site 8 within the City of Petaluma Residential Land Inventory Opportunity Sites, Appendix A to the City of Petaluma 2009-2014 Housing Element, prepared in 2009. Payment of in -lieu fees will allow the city to continue to fund affordable housing through land acquisition and assistance to non-profit developers and other mechanisms, including the "silent second mortgage" program. The proposed project would also require Site Plan & Architectural Review and approval by the Planning Commission. 5. The requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of a Mitigated Negative Declaration for the Project. Mitigation measures have been proposed and agreed to by the applicant that will reduce potential impacts to less than significant. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS: Section 1. The Zoning Map contained in the Implementing Zoning Ordinance is hereby amended to modify the zoning district of the property located at 511 Sonoma Mountain Parkway (APN 149-413-023) to R-2. Section 2. The City Council finds that a Mitigated Negative Declaration and Mitigation Monitoring Plan for this project has been prepared, circulated and adopted by the City Council in accordance with State Law. Section 3. Severability. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this ordinance are severable. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. Section 4. This ordinance shall become effective thirty (30) days after the date of its adoption by the Petaluma City Council. Section 5. Posting/Publishing of Notice. The City Clerk is hereby directed to post and/or publish this ordinance or a synopsis of it for the period and in the manner required by the City Charter. INTRODUCED and ordered posted/published this 7th day of July, 2014. ADOPTED this day of 2014 by the following vote: z-3 ATTACHMENT 3 RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL APPROVING A TENTATIVE SUBDIVISION MAP FOR THE AVILA RANCH SUBDIVISION LOCATED AT 511 SONOMA MOUNTAIN PARKWAY APN 149-413-023 FILE NO. PLTS-13-0002 WHEREAS, the applicant, Doyle Heaton with DRG Builder on behalf of Barbara Lee Gomes (1994 Rose L. Avila Trust), submitted an application for a Zoning Map Amendment and Tentative Subdivision Map (File No. PLTS-13-0002) to the City of Petaluma to subdivide the parcel located at 511 Sonoma Mountain Parkway, APN 149-413-023 into a 21 -lot single fancily residential subdivision, with lot sizes of approximately 6,018 square feet to 8,009 square feet, and six landscaping and bio-retention/storm drain detention treatment parcels A through F parcels. The applications are collectively referred to as the "Project; and WHEREAS, on May 13, 2014, the Planning Commission conducted a duly noticed hearing on the Project, including the tentative map, at which time all interested parties had the opportunity to be heard; and WHEREAS, on May 13, 2014, The Planning Commission considered a staff report analyzing the Project and the related Mitigated Negative Declaration (MND) and considered the MND and all documents and evidence submitted; and WHEREAS, following the public hearing, the Planning Commission adopted Resolution Nos. 2014-09 and 2014-10 recommending City Council adoption of a Mitigated Negative Declaration and Mitigation Monitoring Program, in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines and recommending City Council approval of an implementing zoning map amendment rezoning the site from R-4 to R-2 consistent with the general plan designation. WHEREAS, on July 7, 2014, the City Council held a duly noticed public hearing on the Project, including the tentative map; and WHEREAS, on July 7, 2014, the City Council reviewed the CEQA evaluation for the project and adopted the Mitigated Negative Declaration and Mitigation Monitoring Report for the Project, all in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines; and WHEREAS, on July 7, 2014, the City Council approved a Zoning Map Amendment to change the zoning of the property located at 511 Sonoma Mountain Parkway to R-2; and WHEREAS, on July 7, 2014, the City Council approved the Tentative Subdivision Map for the Project; and NOW THEREFORE, BE IT RESOLVED that the City Council finds and determines as follows: 1. The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20, Subdivisions, of the Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act. 2. The proposed subdivision, together with provisions for its design and improvements, is consistent with the City of Petaluma General Plan 2025 (General Plan) because: a. The rezoning and improvement of the site to R-2 would promote infill development at a density consistent with the current General Plan Designation (2.6 to 8.0 units per acre). The proposed Tentative Subdivision Map is in keeping with the lot size, arrangement and density of the existing single-family residential neighborhood to the east and south of the subdivision site. b. The project proposes development of an underutilized lot within the Urban Growth Boundary that will serve to use land efficiently and promote infill at a residential density equal to that of surrounding properties. c. The project scale and character is consistent with the low-density residential character of adjacent neighborhoods and abutting parcels. The R-2 zoning and Low Density Residential land use designation on the parcel is intended to accommodate detached, single-family dwellings on individual lots, is similar to the surrounding residential density. Review of project architecture and individual lot landscaping and issues regarding home size, height and massing will be addressed in the next step of the entitlement process. d. The low-density residential character within the North East Planning Subarea will be complemented by the 21 single-family residences proposed. The project acts as an extension of and reinforces the spatial organization that defines the subarea and its components. e. The project will improve air quality through the required planting of street trees. The project proposes planting of 85 trees, including 62 street trees and 23 landscaping trees as well as general landscaping throughout the development. The approved project and the proposed landscape plan for the subdivision will provide a landscaping palette that provides screening and visual interest. The landscape design will maintain a strong concept throughout the development ensuring consistency and a unified character that blends into the residential neighborhood. f. The project strengthens the visual and aesthetic character of Sonoma Mountain Parkway, a major arterial corridor identified in the General Plan, in that the landscaped berm proposed on Parcels A, B and C, provides a visually pleasing design along the thoroughfare. The berm provides an element of screening and separation from the roadway that strengthens the aesthetic character of Sonoma Mountain Parkway. The berm includes a landscaped area planted with deciduous red Maple, a variety of accent plants including New Zealand Flax (Phormium Tenax "Maori Maiden") and Red Carpet Rose (Rosa Carpet) interspersed with ornamental grasses leading up to a wood fence. The landscaping will occupy approximately four vertical feet rising at a gradual incline. The wooden fence will extend an additional six vertical feet above the berm. The berm and wall also provide noise attenuation for adjacent proposed lots. The landscaped berm and wall are similar to other walls along Sonoma Mountain Parkway and, as designed, will not be detrimental to the cormnunity character. g. The project is connected to the existing street system, as required by the General Plan, in that project includes the development of a residential street providing through access from Armstrong Drive to Sonoma Mountain Parkway. The new residential street will be fully developed with curb, gutter, sidewalk, landscaping, and on -street parking. The Pedestrian and Bicycle Advisory Committee (PBAC) reviewed the proposal on September 4, 2013 and their comments have been incorporated as conditions of approval. h. The proposed Avila Ranch Way serves as the main through street and access road for the site. The curve of the street provides for traffic calming by discouraging cut through traffic which could potentially diminish the quality of life and level of safety within the proposed subdivision. 3. The proposed subdivision, together with provisions for its design and improvements, will not be detrimental to the public health, safety, or welfare because adequate public facilities exist or will be installed, including roads, sidewalks, water, sewer, storm drains, and other infrastructure. 4. The Project is consistent with the City of Petaluma Implementing Zoning Ordinance in that the proposed zoning map amendment will rezone the property to R2 in accordance with the General Plan land use designation, and all lot sizes and dimensions conform with the applicable standards for the R-2 zoning district. 5. Demolition of the existing structures on site was approved by the Historic and Cultural Preservation Committee on February 23, 2006 as part of the Avila Ranch Demolition Project. The HCPC approved the demolition based on finding that the buildings were not significant, national, state or local historic resources, nor do they represent or convey important architectural, visual, or cultural features. These findings were in part based on a comprehensive historical evaluation, which was initially conducted by ARS in 2006. The findings have been subsequently updated and corroborated by ARS via letter in 2013. 6. The applicant will pay an in -lieu affordable housing fee to the City's Housing Fund. Payment of the in -lieu housing fee is preferable in this case, as the small size of the project makes an on-site project of 5 units (15% of 21 units) impractical to administer and likely not financeable. Housing staff recommends payment of the in -lieu payment to the City's Housing Fund as a more appropriate requirement, pursuant to Housing Element Program 4.4d. 7. The Project site is physically suitable for the density and the type of development proposed. 8. As concluded in the Initial Study/Mitigated Negative Declaration for the Project, neither the design of the subdivision nor the proposed improvements is likely to cause substantial environmental damage, or substantially or unavoidably injure fish or wildlife or their habitat. 3 .T ,'17 BE IT FURTHER RESOLVED that on the basis of the above findings, the City Council approves of the Tentative Subdivision Map, subject to the conditions of approval set forth in Exhibit A hereto. 4 5-4 TSM CONDITIONS OF APPROVAL AVILA RANCH SUBDIVISON 511 Sonoma Mountain Parkway APN 149-413-024 Project File No: PLTS-13-0002 Planning Division EXHIBIT A Approval of the Tentative Subdivision Map is conditioned upon approval of the rezoning of the subject property from R-4 to R-2. 2. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for the Avila Ranch Subdivision project are herein incorporated by reference as conditions of project approval. Site Plan and Architectural Review approval shall be required for the architecture and landscaping for individual homes on each parcel prior to building permit submittal. These items are not authorized as part of this approval. 4. Upon approval by the City Council, the applicant shall pay the Notice of Determination fee pursuant to Fish and Game Code Section 711.4(d) and the California Environmental Quality Act (CEQA) to the Planning Division. The check shall be made payable to the County Clerk, in the amount required and published by the Sonoma County Clerk for such fee. Planning staff will file the Notice of Determination with the County Clerk's office within five (5) days of receiving Council approval, provided that the applicant provides the required environmental filing fee to the City within one day of project approval. Prior to Improvement Plan approval, the improvement plans shall call out improvements in the public right-of-way including the street trees, the ground cover, and the street lights in the planter strips and the parking spaces, pursuant to staff review and approval. Staff shall coordinate review of the street trees with the Tree Advisory Committee. 6. Prior to issuance of any individual lot grading or house building permit, the subdivision building elevations, site plan, front yard landscape, and exterior lighting plan shall be subject to Site Plan and Architectural Review and Approval by the Planning Commission. Prior to each home's Site Plan and Architectural Review at Planning Commission, the applicant shall submit the GreenPoints Checklist showing that each new house is designed to achieve at least 50 GreenPoints under that cycle's residential Build It Green program. The Initial Study Greenhouse Gas discussion (page 30) was based on the project having at least a 50 -point rating. Prior to building oennit issuance, the Checklist shall be submitted ��r and the building permit plans shall successfully pass the GreenPoint Rated inspections, per the submitted Green Point Rated checklist, meeting the minimum requirement condition of approval threshold. Confirmation of passed inspections will be provided by a certified Green Point Rater via a confirmation letter at time of final city inspection. 8. During and after construction all planting will be maintained in good growing condition. Such maintenance shall include where appropriate, pruning, moving, weeding, cleaning, fertilizing, and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with the approved landscape plan. 9. Prior to building or grading permit approval, all plans shall note the following and all construction contracts shall include the same requirements (or measures shown to be equally effective, as approved by Planning), in compliance with General Plan Policy 4-P- 16: a Maintain construction equipment engines in good condition and in proper tune per manufacturer's specification for the duration of construction; K Minimize idling time of construction related equipment, including heavy-duty equipment, motor vehicles, and portable equipment; a Use alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline); a Use add-on control devices such as diesel oxidation catalysts or particulate filters; a Use diesel equipment that meets the ARB's 2000 or newer certification standard for off road heavy-duty diesel engines; a Phase construction of the project; and N Limit the hours of operation of heavy duty equipment. 10. Prior to building or grading permit issuance, the applicant shall provide a Construction Phase Recycling Plan that would address the reuse and recycling of major waste materials (soil, vegetation, concrete, lumber, metal scraps, cardboard, packing, etc.), generated by any demolition activities and construction of the project, in compliance with General Plan Policy 2-P-122 for review by the planning staff. It. Prior to the issuance of any building permits for new house construction, those house plans shall note the installation of high efficiency heating equipment (90% or higher heating/furnaces) and low NOx water heaters (40 or less) in compliance with General Plan policy 4 -P -15D (reducing emissions in residential units). All residential units designed with fireplaces shall meet the requirements of Ordinance 1881 N.C.S. for clean -burning fuels 12. Prior to the issuance of any building permits for new house construction, those house plans shall include pre -wiring for solar facilities for each dwelling, in accordance with the City's Solar Policy outlined by City Council Resolution 2005-151, and are subject to staff review and approval. 13. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and interior work oiily on the between 9:00 a.m. and 5:00 p.m. on Saturdays. Construction 3 -[o shall be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. There will be no startup of machines or equipment prior to 7:30 a.m., Monday through Friday; no delivery of materials or equipment prior to 7:30 a.m. or past 5:30 p.m., Monday through Friday; no servicing of equipment past 6:45 p.m., Monday through Friday. Plan submitted for City permit shall include the language above 14. The project shall be subject to all applicable development impact and other fees required by City Ordinance or regulations. The 21 new homes shall be subject to the applicable in -lieu housing fees, as this is the recommended alternative method of meeting the intent of the inclusionary requirement. 15. In the event that archaeological remains are encountered during grading, work shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Native American community shall also be notified and consulted in the event any archaeological remains are uncovered. 16. The applicant shall incorporate the following Best Management Practices into the construction and improvement plans and clearly indicate these provisions in the specifications. The construction contractor shall incorporate these measures into the required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions during construction. a. Grading and construction equipment operated during construction activities shall be properly muffled and maintained to minimize emissions. Equipment shall be turned off when not in use. b. Exposed soils shall be watered periodically during construction, a minimum of twice daily. The frequency of watering shall be increased if wind speeds exceed 15mph. Only purchased city water or reclaimed water shall be used for this purpose. Responsibility for watering shall include weekends and holidays when work is not in progress. c. Construction sites involving earthwork shall provide for a gravel pad area consisting of an impermeable liner and drain rock at the construction entrance to clean mud and debris from construction vehicles prior to entering the public roadways. Street surfaces in the vicinity of the project shall be routinely swept and cleared of mud and dust carried onto the street by construction vehicles. d. During excavation activities, haul trucks used to transport soil shall utilize tarps or other similar covering devices to reduce dust emissions. e. Post -construction re -vegetation, repaving or soil stabilization of exposed soils shall be completed in a timely manner according to the approved Erosion and Sediment Control Plan and verified by City inspectors prior to acceptance of improvements or issuance of a certificate of occupancy. f. Applicant shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City of Petaluma prior to issuance of grading permit. 3 2_l 17. The applicant shall defend, indemnify and hold harmless the City and its officials, boards, connmissions, agents, officers and employees ("Indenmitees") from any claim, action or proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of the project to the maximmn 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 chooses 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. 18. The site shall be kept clear at all times of all garbage and debris. No outdoor storage shall be permitted. 19. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 20. All trees shall be installed to City planting and staking standards; trees may be required in highly visible areas; all shrubs shall be five gallon size. All planted areas not improved with groundcover material shall be protected with a two-inch deep organic mulch as a temporary measure until the groundcover is established. 21. All plant material shall be served by a City approved automatic underground irrigation system. 22. All street trees and other plant materials within the public right-of-way shall be subject to inspection by the project landscape architect or designer prior to installation and by City staff prior to acceptance by the City, for conformance with the approved quality specifications. 23. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 24. All work within a public right-of-way requires an encroachment permit from the Public Works Department. Department of Public Works (Engineering Division) The following conditions shall be addressed on the subdivision improvement plans and final map or as otherwise noted. 4 3_5 Frontage Improvements 25. Construct frontage improvements along Sonoma Mountain Parkway including but not limited to sidewalks, pedestrian ramps, landscaping, sound wall, etc. The noise barrier, sidewalk and landscape plans shall generally conform to the Sonoma Mountain Parkway streetscape on the opposite side of the street. Remove and replace broken of displaced curb, gutter and sidewalk. Remove existing driveways and replace with sidewalks. 26. Construct a 4 -foot deep by 15 -foot long concrete pad sufficient to support a future shelter at the North end of the 60 feet red curb bus stop area already existing along Sonoma Mountain Parkway. Install a signpost near north end of bus stop area, for a bus stop sign (and perhaps no parking sign). Install a blue perforated metal 6 feet bench with anti - vagrant bars towards north end of new concrete pad. Grading 27. Grading shall conform to the project geotechnical investigation report submitted with the tentative map application and the geotechnical report prepared as part of the construction documents. 28. Any existing structures above or below ground shall be removed if not a part of the new subdivision. Structures shall include, but shall not be limited to buildings, concrete pads, fences, retaining walls, pipes, debris, etc. Streets 29. Avila Ranch Drive shall generally be constructed as shown on the tentative map, including conforms to Sonoma Mountain Parkway and Armstrong Drive; 36 -feet wide and sidewalks on both sides of the street. 30. The private shared driveways shall have a paved surface of 20 -feet wide and a pavement section of at least 3 -inches of asphalt over 12 -inches of class 2 aggregate base. Private shared driveways shall be posted for no parking. Surface drainage shall not be allowed to flow across the public sidewalk and shall be collected and directed to a storm drain system. 31. A minimum 2 -inch grind and AC overlay will be required on all utility trench cuts along the length of the trench, for a minimum of'/ the street width within existing City streets. 32. All streets shall be constructed to City standards with a minimum pavement section of 4 - inches of asphalt concrete over 12 -inches of class 2 aggregate base. The minimum longitudinal gutter slope is 0.5% per City standards. 33. Street lights shall be installed per City standards. LED streetlight fixtures shall be installed. The City will provide the developer the LED specification prior to submittal of 5 -3- —q the final map and improvement plans. Final street light locations shall be determined at the time of improvement plan review and approval. 34. "No parking" signs and red curbs shall be installed on curved sections of Avila Ranch Drive and on all curb returns. 35. ADA accessibility for sidewalks, driveway approaches, crosswalks and pedestrian ramps shall be provided within the public right-of-way. Pedestrian ramps shall be installed at the intersection of Avila Ranch Drive and Armstrong Drive. Crosswalks shall be installed between all pedestrian ramps. A stop sign and legend shall be installed on Avila Ranch Drive at Sonoma Mountain Parkway, Armstrong Drive at Avila Ranch Drive and on Armstrong Drive at Acadia Drive. 36. All public improvement work shall be completed prior to issuance of a final inspection/certificate of occupancy for the last 20% percent of units. 37. Traffic control plans are required for all stages of construction and shall be per latest Manual on Uniform Traffic Control Devices (MUTCD) standards. 38. The distance between the garage doors and the back of sidewalk and edge of the private access easement shall be at least 19 -feet to allow parking. Water. Sanitary Sewer and Storm Drain Systems 39. The storm drain system shall generally be constructed as shown on the tentative map. All proposed storm drain lines located on private property shall be privately owned and maintained. The store drain system design shall be reviewed and approved by the Sonoma County Water Agency prior to approval of the final map and subdivision improvement plans. 40. The proposed underground detention pipe system in Parcel E is acceptable. However, during the construction document preparation stage, the developer shall explore the feasibility of installing a surface detention system in Parcel E. The developer shall provide the City a modified site plan and drainage calculations. The Department of Public Works and Utilities shall have final approval of which system will be installed. 41. Prior to issuance of a building pennit, an operations and maintenance manual is required for the proposed detention basin and public storm water treatment systems, and shall be submitted with the final map and improvement plan application for review and approval by the City Engineer. The manual shall include annual inspection, by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems are operating as designed and constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. 67 �-Ib 42. Erosion control and water quality control measures shall be employed throughout the construction life of the project. The necessary documentation including Notice of Intent, Storm Water Pollution Prevention Plan (SWPPP) and Notice of Termination shall be filed as required by the responsible agencies. The project shall comply with the City of Petaluma Phase II Storm Water Management 'Plan including attachment four post construction requirements. 43. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of the City Engineer. 44. The water main system shall generally be constructed as shown on the tentative map and be capable of delivering a continuous fire flow as required by the Fire Marshal. Provide water system flow and pressure calculations with the subdivision improvement plan and final map submittal. All new water services shall be 1.5 -inches in diameter with 1 -inch meters. Water meters shall be located within the public right-of-way of Avila Ranch Drive. A water zone valve may be required at Sonoma Mountain Parkway or Acadia Drive as directed by the Department of Public Works and Utilities. The zone valve should be considered when calculating fire flow. 45. All landscaping shall meet City water efficiency standards for low water use. 46. All water main valves shall be located at curb extensions. 47. Landscaping in public utility easements shall be limited to ground cover and shallow rooted, low lying shrubs. Trees are not allowed. 48. All existing unused water and sewer mains and services shall be identified on construction drawings and abandoned per City standards. 49. Draft joint trench plans are required with the public improvement plan submittal. PG&E approval of the joint trench plans is required prior to the start of any construction. 50. The sanitary sewer system shall generally be constructed as shown on the tentative map. All sanitary sewer lines on private property shall be designated private and privately maintained. 51. Any existing wells not proposed to be reused for irrigation purposes, and any existing septic systems shall be properly abandoned per Sonoma County standards. Any existing easements for leach fields and wells to be removed/abandoned shall be quitclaimed. Easements 7 - 53. All necessary easements shall be dedicated on the final map. 53. The easements for the shared driveways shall be at least 20 -feet wide and include private access, private water line, private sanitary sewer and private drainage. 54. Public utility easements (PUE) shall be provided adjacent to and parallel to both sides of the public right-of-way. Any proposed PUE's less than 10 feet wide shall be approved by the responsible public utility agencies. Additional PUE's may be required in shared driveways. Miscellaneous 55. Any existing overhead distribution utilities along the project frontage and traversing the site shall be placed underground. 56. Maintenance agreements shall be required for any shared utilities or facilities and shall be recorded with the final map. Agreements shall identify the utility or facility to be maintained, the parties responsible for maintenance and the funding mechanism for maintenance, replacement and repair. All agreements shall be reviewed and approved prior to recordation. 57. The proposed project lighting and landscaping assessment district, shall include funding for perpetual maintenance of the proposed public detention basin, public storm water runoff treatments system, public landscaping and public streetlights installed as part of the subdivision. 58. Prepare final map and improvement plans per the latest City policies, standards, codes, resolutions and ordinances. Final map fees and technical review deposits shall be required at the time of the application submittal. Public improvements shall be designed and constructed in accordance with City of Petaluma Standards, Caltrans and Manual of Uniform Traffic Control (MUTCD). 59. Prior to issuance of any permits, a subdivision agreement package including City standard surety bonds and insurance, is required for the subdivision improvements. A separate public construction agreement package including City standard surety bonds and insurance, is required for the construction of the proposed detention basin. Pedestrian and Bicycle Advisory Committee 60. Sonoma Mountain Parkway along project frontage shall receive Class II bikeway striping. The applicant must re -stripe Class II line along project frontage, as necessary. 61. The applicant shall install directional signage on Sonoma Mountain Parkway directing users to: Sonoma Mountain Elementary School (complying with Safe Routes to School program), Santa Rosa JC- Petaluma Campus, Eagle Park and to the Lynch Creek Trail. 8 62. The applicant shall install crosswalks at Arnistrong and Arcadia Drives and at Sonoma Mountain Parkway and Avila Ranch Way. 63. h1 anticipation of the future development of property APN 149-413-025, the applicant shall install a curb ramps at Armstrong Drive/Arcadia Drive. Fire Marshall The following conditional approval is based on the requirements below being completed prior to submittal of site improvement plans. 64. Access: The three proposed Private Driveways are also required Fire Apparatus Access roads (Fire Lanes) with a minimum clear width of 20 feet. ® Shared driveways shall be constructed with a structural section consistent with the City of Petaluma Standard Specification for Minor Residential Streets. • Shared driveways shall be signed or marked "No Parking — Fire Lane" for their entire lengths. Residents with dwellings accessed by the shared driveways shall be responsible for maintaining required signs or markings. 65. Fire Hydrants: Fire hydrants shall be installed per City Standards at locations approved by the Fire Marshal's Office. ® Hydrants shall be spaced so that no residential building is more than 250 feet path - of -travel distance from a hydrant. e Preferred hydrant locations are adjacent to the right-hand ingress side of each of the shared Private Driveways where the driveways meet the public street; total of three new hydrants. 66. Fire Sprinklers: All new residential structures are required to be protected with an automatic fire sprinkler system designed and installed per NFPA 19D. e Submit three sets of plans and calculations, plus permit fees, to the Fire Marshal's Office for review and approval prior to installing sprinkler systems. 0j ATTACHMENT 4 ENVIRONMENTAL CHECKLIST AND INITIAL STUDY AVILA RANCH REZONE AND SUBDIVISION Prepared By: City of Petaluma 11 English Street Petaluma, CA 94952 April 7, 2014 �-Z CITY OF PETALUMA AVILA RANCH REZONING AND SUBDIVISION CEQA ENVIRONMENTAL CHECKLIST AND INITIAL STUDY OVERVIEW AND BACKGROUND Project Title: AVILA RANCH REZONE AND SUBDIVISION Lead agency name and address: City of Petaluma 11 English Street Petaluma, CA 94952 Contact person and phone number: Elizabeth Jonckheer, Senior Planner (707)778-4317 Project Location: 511 Sonoma Mountain Parkway, Petaluma, CA 94954 APN: 149-413-023 Project sponsor's name and address: Doyle Heaton: DRG Builder 3496 Buskirk Avenue, #104 Pleasant Hill, CA 94523 (925)939-3473 Property Owners: Barbara Lee Gomes (1994 Rose L. Avila Trust) (707)785-2110 General plan designation: Low Density Residential (2.6 to 8.0 units per acre) Zoning: Existing: R4 Proposed: R2 Description of project: The proposed Project includes a tentative subdivision map for 21 single-family lots (ranging from 6,018 to 8,009 square feet) and parcels A through F, as well as a rezone from R4 to R2 on a 4.92 -acre site. The existing structures onsite would be demolished and the entire site would be cleared of debris and graded, including fill to 0.03 acres of wetlands. New development would result in a public road, private drives, and landscaping. Approximately 2,220 cubic yards of fill material including asphalt and base material will be required. Surrounding land uses and setting; The site consists of parcel (APN 149-413-023) with frontage briefly describe the project's along Sonoma Mountain Parkway. The parcel surrounds an surroundings: existing lot (APN 149-413-024), which contains a single residence, garage and shed. The property site is surrounded by existing single-family residences to the east, west and south, as well as to the north. Other public agencies whose Fill of 0.03 acres of wetlands will require a Section 404 approval is required (e.g. permits, Nationwide Permit from the U.S. Army Corps of Engineers financial approval, or participation and a Section 401 Certification from the San Francisco Bay agreements): Regional Water Quality Control Board, North Bay Division. Capping of the existing private well and septic system abandonment will require review and approval by Sonoma County Permit and Resource Management Department (PRMD) Well and Septic Division. A BAAQMD J Number for Demolition. Paoe 2 of 60 4-5 AVILA RANCH REZONE AND SUBDIVISION TABLE OF CONTENTS PAGE # 1. OVERVIEW AND BACKGROUND.............................................................................................................4 1.1. PROJECT DESCRIPTION.......................................................................................................................5 1.2. PROJECT LOCATION...........................................................................................................................10 1.3. ENVIRONMENTAL SETTING................................................................................................................10 2. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED...................................................................11 3. EVALUATION OF ENVIRONMENTAL IMPACTS....................................................................................12 3.1. 3.2. 3.3. 3.4. 3.5. 3.6. 3.7. 3.8. 3.9. 3.10. 3.11. 3.12. 3.13. 3.14. 3.15. 3.16. 3.17. 3.18. AESTHETICS.........................................................................................................................................12 AGRICULTURAL AND FORESTRY RESOURCES..........................................................:...................15 AIRQUALITY.........................................................................................................................................16 BIOLOGICALRESOURCES.................................................................................................................20 CULTURALRESOURCES....................................................................................................................24 GEOLOGY AND SOILS.........................................................................................................................26 GREENHOUSE GAS EMISSIONS........................................................................................................30 HAZARDS/HAZARDOUS MATERIALS................................................................................................32 HYDROLOGY AND WATER QUALITY.................................................................................................35 LANDUSE AND PLANNING.................................................................................................................39 MINERAL RESOURCES.............................................................................. NOISE........................................................................................................... POPULATION AND HOUSING: ................................................................... PUBLIC SERVICES: ..................................................................................... RECREATION............................................................................................... TRANSPORTATION AND CIRCULATION .................................................. UTILITIES AND SERVICE SYSTEMS.......................................................... ........................................ 41 ........................................42 MANDATORY FINDINGS OF SIGNIFICANCE (Cal. Pub. Res. Code §15065) ........................... 4. REFERENCE DOCUMENTS: ............................................................................................. TABLE OF FIGURES .47 .48 .50 ....... 51 ....... 54 11�1r, 60 Figure 1: Avila Ranch Subdivision Location Map..........................................................................................7 Figure 2: Avila Ranch Subdivision Zoning.....................................................................................................7 Figure 3: Avila Ranch Subdivision Land Use.................................................................................................8 Figure 4: Avila Ranch Subdivision Tentative Tract Map...............................................................................9 Figure 5: Proposed Noise Barriers................................................................................................................43 LIST OF TABLES Table 1 BAAQMD Screening Criteria for Residential Land Use.................................................................17 Table 2: Construction Phase Noise Levels..................................................................................................45 Paoe 3 of 60 q-4 1. OVERVIEW AND BACKGROUND General Plan: The Petaluma General Plan 2025, adopted in 2008, serves the following purposes: Reflects a commitment on the part of the City Council and their appointed representatives and staff to carry out the Plan; Outlines a vision for Petaluma's long-range physical and economic development and resource conservation; enhances the quality of life for all residents and visitors; recognizes that human activity takes place within the limits of the natural environment; and reflects the aspirations of the community; Provides strategies and specific implementing policies and programs that will allow this vision to be accomplished; Establishes a basis for judging whether specific development proposals and public projects are in harmony with Plan policies and standards; Allows City departments, other public agencies, and private developers to design projects that will enhance the character of the community, preserve and enhance critical environmental resources, and minimize impacts and hazards; and Provides the basis for establishing and setting priorities for detailed plans and implementing programs, such as Development Codes, the Capital Improvement Program (CIP), facilities and Master Plans, redevelopment projects, and the Urban Growth Boundary (UGB). General Plan EIR: Because CEQA discourages "repetitive discussions of the same issues" (CEQA Guidelines section 15152b) and allows limiting discussion of a later project that is consistent with a prior plan to impacts which were not examined as significant effects in a prior EIR or to significant effects which could be reduced by revisions in the later project (CEQA Guidelines section 15152d), no additional benefit to the environment or public purpose would be served by preparing an EIR merely to restate the analysis and the significant and unavoidable effects found to remain after adoption of all General Plan policies/mitigation measures. All General Plan policies adopted as mitigation apply to the subject Project. The EIR reviewed all potentially significant environmental impacts and developed measures and policies to mitigate impacts. Nonetheless, significant and unavoidable impacts were determined to occur under the General Plan. Therefore, the City adopted a statement of overriding considerations, which balances the merits of approving the project despite the potential environmental impacts. The impacts identified as significant and unavoidable in the General Plan are: • Increased motor vehicle traffic which would result in unacceptable level of service (LOS) at six intersections covered in the Master Plan: o McDowell Boulevard North/Corona Road, Lakeville Street/Caulfield Lane, Lakeville Street/East D Street, Petaluma Boulevard South/D Street, Sonoma Mt. Parkway/Ely Boulevard South/East Washington Street, and McDowell Boulevard North/Rainier Avenue. • Traffic related noise at General Plan buildout, which would result in a substantial increase in existing exterior noise levels that are currently above City standards. • Cumulative noise from proposed resumption of freight and passenger rail operations and possible resumption of intra -city trolley service, which would increase noise impacts. • Air quality impacts resulting from General Plan buildout to population levels that could conflict with the Bay Area 2005 Ozone Strategy. (This regional air quality plan has since been replaced by the 2010 Clean Air Plan, which is further discussed in Sections 3.3 Air Quality and 3.7 Greenhouse Gases.) • A possible cumulatively considerable incremental contribution from General Plan development to the significant impact of global climate change. This environmental document tiers off of the General Plan EIR (SCH NO.: 2004082065), which was certified on April 7, 2008, to examine site- and project -specific impacts of the proposed subdivision project as described below. A copy of the City of Petaluma's General Plan and EIR are available at the Community Development Department, 11 English Street, Petaluma, California 94952, during normal business hours and online at http://cityofpetaluma.net/cdd/plan-general-plan.htm]. Paoe 4 of 60 4_ 1.1. PROJECT DESCRIPTION The proposed Avila Ranch Subdivision Project includes a tentative subdivision map for 21 single-family lots and parcels A through F, as well as a rezone from R4 to R2 on a 4.92 -acre site. The General Plan designation onsite is Low Density Residential (2.6 to 8.0 dwelling units to the net acre). In conformance with the General Plan designation, the project proposes a density of 5.44 units per acre. The Avila Ranch site contains several existing buildings and structures including two residences, a shed, well house, garage, and pad. All onsite buildings and structure will be demolishes and removed as part of site preparation for the subject project. The existing drainage course that runs from the north to the south bisecting the project site has been identified as containing approximately 0.03 acres of seasonal wetlands that are under the jurisdiction of the U.S. Army Corps of Engineers. The project will result in fill to 0.03 acres of a linear drainage channel identified as seasonal wetlands. Approximately 2,220 cubic yards of fill material including asphalt, base material, and fill will be required to achieve desired elevations onsite. The project site is nearly square with the exception of a rectangular parcel containing a single-family residence, garage and shed, which is not part of the subdivision. This parcel (APN 149-413-024) is surrounding on 3 sides by the proposed subdivision site and the fourth side has frontage along Sonoma Mountain Parkway. Although this parcel is not part of the subdivision, it will benefit from connection opportunities to City utilities including sewer, storm drain, and water. The project area is largely residential and the site is one of few underdeveloped sites in the neighborhood (See Figure 2). There are two existing onsite easements that will be abandoned as part of the proposed project. Easement 1 consists of an existing 300 square foot leachfield directly south of the adjacent residential lot (APN 149-413-024) in the east central portion of the site. Easement 2 consists of a 200 square foot roadway easement south of Sonoma Mountain Parkway, immediately west of APN 149-413-024, in the northeast portion of the site. Both of these easements will be abandoned as part of the project. A new 21 -lot subdivision with lot sizes ranging from 6,018 square feet o 8,009 square feet will be developed. Single-family residences for the 21 lots will be designed in accordance with the R2 development standards and subject to Site Plan and Architectural Review. As proposed and consistent with the IZO, all lots within the R2 zoning district are greater than the 6,000 square foot minimum lot size. Homes within the R2 zoning district will comply with the R2 setback minimums of 15 feet from the front and rear property line, a 10 -foot side setback at corners, a 3 -foot side interior setback, and a garage front setback of 20 feet. Homes will be at or below the 25 -foot maximum height limit applicable for the R2 zoning district. Lots 1 through 11 (See Figure 4) are located to the east of the proposed Avila Ranch Way, which will provide internal public access to the subdivision. Two 20 -foot wide access drives provide private access to each of these lots. Lots 12 through 21 (Figure 4) are located west of the public access road (Avila Ranch Way). These parcels are similar in scale to those in the adjacent neighborhoods to the east and south of the subject subdivision site. One 20 -foot wide drive provides private access to lots 16-18 in the northeast portion of the site and will provide access to APN 149-413-024, which will replace the roadway access off of Sonoma Mountain Parkway that is to be abandoned. The project site is currently accessed via two driveways off of Sonoma Mountain Parkway. Both of these will be removed and a single point of access off of Sonoma Mountain Parkway will be provided. The 21 -lot subdivision will be served by a proposed public street, Avila Ranch Way, which will provide connectivity off of Sonoma Mountain Parkway from the north and from Armstrong Drive to the south. Avila Ranch Way has been designed according to City of Petaluma Public Works Standards for new residential streets and has been configured in a curved manner, which will deter through traffic and provide for traffic calming. There will be full curb and gutter, planter strip, and sidewalks along the entire length on Avila Ranch Way. The right of way is proposed to be 36 feet in width, which will provide for 10 -foot wide travel lanes in each direction as well as 8 foot wide onstreet parking. There are 9.5 foot sidewalk easements proposed on both sides of Avila Ranch Way and will accommodate a 5 foot wide sidewalk and a 4.5 foot planting strip, which will contain roadside bioretention to filter drainage. M /A-6 Utilities will be extended to each lot within public and private streets and via the appropriate Public Utility Easements. As proposed, the Avila Ranch Subdivision includes an 8 inch public sanitary sewer line, an 8 to 15 inch storm drain that connects to a 36 inch underground storm drain detention system, and a public water main, primarily to be located within the public and private rights of way and parcels D, E, and F. The project will also provide water and sewer stub outs at the west terminus of Avila Ranch Way for possible future extension to the underutilized property to the west (TM -7). The project includes a bermed landscaping area, wood fence, and retaining wall along the frontage to Sonoma Mountain Parkway. The retaining wall and wood fence would be approximately 10 feet in height (TM -6, Section A- A). The landscaping will feature a variety of mostly drought resistant plants and trees. Maiden Hair Tree (Ginko Biloba "Saratoga) is proposed as the primary street tree. Parcels A, B and C provide for a 10 foot landscaping buffer between the proposed development and Sonoma Mountain Parkway. This landscaping buffer will feature a bermed area planted with deciduous flowering pears, a variety of accent plants including New Zealand Flax (Phormium Tenax "Maori Maiden") and Red Carpet Rose (Rosa Carpet) interspersed with ornamental grasses. Parcels D, E and F will feature evergreen trees in the rear of the lots. Parcels E and F separate the proposed subdivision development from existing neighborhood to the south, and will receive dense plantings of evergreen and deciduous trees, complimented by tall screening shrubs, and a variety of perennials and grasses (TM -9). As proposed Parcels A -F will be maintained through a Landscape Assessment District and maintenance of private driveways, private storm drains, and private sanitary sewer will be accomplished through a Maintenance Agreement (TM -8). The applicant has applied to the City of Petaluma for: 1. Rezoning from R4 to R2; and 2. Tentative Subdivision Map Approval for 21 single-family lots and 6 parcel (Figure TM -4) k u Figure 1: Avila Ranch Subdivision Location Map Figure 2: Avila Ranch Subdivision Zoning Pane 7 of 60 A -q Figure 3: Avila Ranch Subdivision Land Use Paoe 8 of 60 Figure 4: Avila Ranch Subdivision Tentative Tract Map GF PA A LOTI LOT2 LOT 12 LOT 16 LOTS LOT 17 LOT 4 1 LOT 3 1AY -1 LOT 14 LOT 15 1 15 1LOT 18 0. V LOTS LOT6 - - - - - - - - -- Fo -ml N' LOT i9 II LOTS OT 8 LOT 9 5 LOT 10 LOT 11 LOT 20 f. -VILA-RAdVCJL - - - - - - - - - - - - - - - - - - - LOT2 P�r T- Paoe 9 of 60 q-IZ 1.2. PROJECT LOCATION The project site is located within the North East Planning Area of the General Plan, which consists of established suburban residential neighborhoods with low building densities and heights (Figure 1). Public uses include the Community Center, Lucchesi, Prince, and Leghorns Parks, numerous smaller neighborhood parks, Boys and Girls Club, Santa Rosa Junior College Campus, a public golf course, and several schools and churches. Neighborhood commercial land uses are limited to a small shopping center on Sonoma Mountain Parkway. The project site is located at 511 Sonoma Mountain Parkway, in the City of Petaluma. The project site is surrounded by existing low-density residential developments to the south, east and west. To north beyond Sonoma Mountain Parkway are also low-density residential homes (Figures 2 and 3). i1St3111111:1iPIIaQWh1;12YY_1A &1=11111litILIW Petaluma is located in southwestern Sonoma County along the 101 corridor approximately 15 miles south of Santa Rosa and 20 miles north of San Rafael. It is situated at the northernmost navigable end of the Petaluma River, a tidal estuary that drains to the San Pablo Bay. The City originated along the banks of the Petaluma River, spreading outward over the floor of the Petaluma River Valley as the City developed. The Valley itself is defined by Sonoma Mountain on the northeast and by the hills extending northward from Burdell Mountain on the west. To the south are the Petaluma Marshlands and the San Francisco Bay beyond. Petaluma's Urban Growth Boundary (UGB) defines the limits within which urban development may occur and encompasses approximately 9,911 acres. The UGB was implemented in 1987 (as the Urban Limit Line), formally adopted as the UGB in 1998 via Measure I, and will expire in 2018 without subsequent action. The General Plan and EIR evaluated potential impacts associated with existing and proposed development within the UGB. The subject lands proposed for the 21 lot single-family residential subdivision have been unused since at least 2005. The project site contains several structures including vacant residences, outbuildings, sheds, and a concrete pad. In the past the site was used for agricultural purposes. The project site is generally flat. There are 68 trees on the subdivision site, all of which will be removed. There are two redwood trees proposed to be removed that are protected (Coastal Redwoods) under the City's Tree Preservation Ordinance. The onsite landscaping is required to replace protected trees at a ratio of one to one. This is further described in the Biological Resources (Section 3.4) discussion below. There is a drainage course that runs from the north to the south bisecting the project site. This area has been identified as containing approximately 0.03 acres of seasonal wetlands that are under the jurisdiction of the U.S. Army Corps of Engineers. Potential impacts associated with the 0.03 -acre wetland swale are discussed in Section 3.4 below. The 2008 Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM), show the site is outside of the 100 -year floodplain. FEMA is now processing FIRM revisions (adoption anticipated in February of 2014); the draft FIRMS show that the entire site is located outside of the floodplain. Paoe 10 of 60 _ tl 2. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact Unless Mitigation is Incorporated" as indicated by the checklist on the following pages. 1. Aesthetics x 7. Greenhouse Gas 13. Population / Housing made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an Emissions ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact' or "potentially 2. Agricultural & adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) 8. Hazards & Hazardous x 14. Public Services only the effects that remain to be addressed. Forestry Resources because all potentially significant effects (a) have been analyzed adequately in an earlier EIR Materials or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or 3. Air Quality x 9. Hydrology / Water x 15. Recreation Quality 4. Biological Resources x 10. Land Use / Planning x 16. Transportation / Traffic x 5. Cultural Resources x 11. Mineral Resources 17. Utilities / Service Systems I 6. Geology / Soils x 12. Noise x 18. Mandatory Findings of Significance DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment. A NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been X made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. lo, (y Signature: Elizabeth Jonckheer, Senior Planner Date Cc !`G el 't/ Applicao Signature: Date Paoe 11 of 60 3. EVALUATION OF ENVIRONMENTAL IMPACTS The following discussion addresses the potential level of impact relating to each aspect of the environment. 3.1. AESTHETICS Less Than Potentially Significant Less than No Significant with Significant Would the project: Impact Mitigation Impact Impact a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ® ❑ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? ❑ ❑ ❑ c) Substantially degrade the existing visual character or quality of the site and its surroundings? ❑ ® ❑ ❑ d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in El® El El area? Sources: 2025 GP and EIR; and Tree Inventory 8 Evaluation, prepared by Becky Duckles, December 9 2013. Aesthetics Setting: The project site is comprised of 4.92 acres of underdeveloped land surrounded by an existing residential neighborhood. The site is located in the City's Urban Growth Boundary and within the North East Planning Subarea (Figure 2-1 of the General Plan). The North East Planning Subarea is comprised largely of one and two-story single-family residential neighborhoods constructed between the 1980s and 1990s. The neighborhoods are arranged along tree -lined, curvilinear streets and are interspersed with open space networks and recreational uses. Existing residential development is located both north and south of Sonoma Mountain Parkway. These developments include open unobstructed views along Sonoma Mountain Mountains interspersed with soundwalls that are screened with well established landscaping. Aesthetic and visual resources present in the subarea include: limited views of open space and intermittent views of the Sonoma Mountains. The project proposes the removal of existing vegetation consisting of 68 trees, a variety of non-native grasses and modest ornamental landscaping near the residences proposed for demolition. Of the 68 trees to be removed, two are Coastal Redwood, which are listed on the City of Petaluma's protected species list. No other protected trees are proposed for removal onsite. Aesthetics Impact Discussion: 3.1(a). Less Than Significant Impact: The 2025 General Plan EIR identifies vistas of Sonoma Mountain and the Petaluma Valley as significant visual resources with notable viewpoints seen from Washington Street Overpass, McNear Peninsula and Rocky Memorial Dog Park. The proposed subdivision development is not located in the direct vicinity to any of the notable viewpoints and would neither obstruct nor diminish any existing viewsheds. The project is proposed on an underdeveloped parcel located within the bounds of the UGB. Since the site is surrounded on 3 sides by existing residential development the project is considered infill. The GP EIR states that within the built city, infill development would not have a significant effect on the visual quality of the city, because new development would likely be similar in scale and character to existing development. This infill development likewise would not be expected to have a substantial adverse impact on panoramic views or create incongruous visual elements because the height and massing of new development would be similar to existing development. The lotting shown on the tentative map (See Figure 4) indicates a proposed subdivision that is similar in scale, and intensity to the surrounding neighborhoods. Therefore, development of the proposed subdivision would result in less than significant impacts to scenic vistas or views of significant landscape features. Paoe 12 of 60 4-1L5 3.1(b). No Impact: No State Scenic Roadways traverse the planning area, therefore no scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings visible from a State Scenic Highway would be impacted. 3.1(c). Less than Significant Impact with Mitigation: The proposed project, considered infill within the urban growth boundary will not depart significantly from the established character of the surrounding neighborhoods. The low-density residential character apparent within the Northeast Planning area will be complimented by the proposed zoning amendment for the project site, reducing the zoning designation from R4 to R2, which changes the currently allowed density from 8.1 to 18.0 units per acre to 2.6 to 8.0 units per acre. The R2 zoning designation is intended to accommodate detached, single-family dwellings on individual lots which will be similar to the surrounding residential density. In accordance with R2 zoning, 21 single-family residences will be arranged on lots ranging in size from 6,088 to 8,021 square feet. Residences will be oriented along the proposed Avila Ranch Way, a curvilinear public street with a 37 -foot wide right-of-way. The residential street will include curbs, gutters, sidewalks, landscaping and on- street parking. The curvilinear design and width mirror the character and feeling of the surrounding neighborhoods. Three private drives, with a minimum width of 20 feet, will provide access to residences not located along main artery. Avila Ranch Way will also serve as the connection between Sonoma Mountain Parkway to the north and Armstrong Drive to the south. The proposed landscaping will provide screening and visual interest. Maiden Hair Tree (Ginko Biloba "Saratoga) is proposed as the primary street tree and will providing bright fall color during the cooler months and shade in the spring and summer. The landscape design will maintain a strong concept throughout the development in order to ensure visual consistency and unified character. Landscaping in the southern portion of the site will include dense plantings of evergreen and deciduous trees, complimented by tall screening shrubs, a variety of perennials and grasses in order to act as a visual separator. In the absence of conceptual architectural design for the property, the requisite architectural and site plan review, pursuant to IZO Section 24.010, will take place prior to the issuance of any building permits. At that time the proposed height, massing and architectural design will be reviewed. The tentative subdivision map is consistent with the zoning standards of the proposed re -zone from R4 to R2. As proposed, all lots within the R2 zone are greater than 6,000 square feet and future development of residences will be subject to compliance with Tables 4.7 and 4.8 of the IZO, which specifies required setback, height limitation, etc. The proposed Tentative Subdivision Map is in keeping with the lot size, arrangement, and density of the existing single-family residential neighborhood to the east and south of the subdivision site. The height parameters, building envelope, and setback requirements established by the R-2 zoning district standards ensure that the proposed subdivision is consistent with the existing development in the project vicinity. The project will introduce a 10 foot high fence along the frontage to Sonoma Mountain Parkway with perpendicular segments tapering from 10 feet to 5 feet along the east and west site boundaries, and parcel 149- 412-024. As further described below in the Noise discussion, the fence is required in order to reduce noise emanating from Sonoma Mountain Parkway to acceptable levels. However, as a 10 -foot high noise barrier, this feature would have the potential to result in impacts to the aesthetic quality of the site. In order to ensure that potential impacts associated with degraded visual quality are reduced to less than significant levels the subject feature shall be designed as a landscaped berm and utilize wood fencing pursuant to Measure AES -1 below. The mounded berm will substantially reduce the visual dominance of a 10 -foot noise barrier, as earthen material and landscaping will occupy 4 vertical feet and a wooden fence would protrude 6 feet. Landscaping of the berm and use of specialized wood fencing will reduce the potential visual impacts to less than significant. The proposed design as set forth in TM -6 would accomplish both the noise reduction requirements and reduce potentially significant impacts due to a degradation of visual character to less than significant levels. With implementation of measure AES -1, the subject subdivision would not result in degradation to the visual character and quality of the area. Thus, the Project's potential to impact the visual character of the site and its surroundings would be reduced to less than significant levels. Paoe 13 of 60 y4 3.1(d). Less Than Significant Impact with Mitigation: The subdivision site is bounded on all sides by existing low density residential, all of which currently contain lighting and street lighting. Exterior lights installed in conjunction with the residential subdivision will increase artificial light in the vicinity. However, standard conditions of project approval (derived from SPAR Standard condition 4D and standard Pedestrian and Bicycle Advisory Committee recommendation) require that all exterior lighting be directed onsite and shielded to prevent glare and intrusion onto adjacent properties. Only low -intensity light standards and/or wall -mounted lights will be used (no flood lights), and lights attached to buildings will provide a "soft wash" of light against the wall in order to avoid direct glare, in accordance with the standard condition. The proposed project is required to conform to Petaluma's Implementing Zoning Ordinance (IZO) § 21.040.1), which specifies lighting standards for all new exterior lighting such as the provision that the cone of direct illumination be sixty degrees if the luminary is greater than 6 feet above the ground. The project has the potential to result in light pollution associated with street lamps and exterior residential lighting that could affect nighttime view in the project area. In addition, headlights from cars entering and exiting the proposed subdivision could introduce new light and glare onsite and along project area roadways. In order to ensure that new lighting introduced onsite and in the project vicinity does not constitute a significant effect, the project is required to implement Mitigation Measures AES -2 and AES -3 below. AES -2 requires proper screening and building orientation to avoid potential intrusion of headlights from vehicles. AES -3 requires that all exterior lighting is directed onto the project site and access ways, and is shielded to prevent glare and intrusion onto adjacent properties. Therefore, with mitigation the project's potential to result in increased glare and light will be reduced to levels below significance. Mitigation Measures: AES -1. The 10 -foot noise barrier along Sonoma Mountain Parkway shall incorporate a mounded berm, landscaping, and visually pleasing material such as wood fencing, similar to that exemplified on TM -6. AES -2. Building plans shall be designed to avoid and or shield vehicular lighting impacts to bedroom areas and other light-sensitive living areas of any nearby residential lot, home, or facility. Lots proposed at street intersections or in other potentially light-sensitive locations shall incorporate architectural or landscape design features to screen interior living space from headlight glare. AES -3. In order to avoid light intrusion onto adjacent properties, all exterior lighting shall be directed onto the project site and access ways, and shall be shielded to prevent glare and intrusion onto adjacent properties. Only low -intensity light standards and/or wall mounted lights shall be used (no flood lights), and lights attached to buildings shall provide a "soft wash" of light against the wall and shall generate no direct glare. Pare 14 of 60 4-11 3.2. AGRICULTURAL AND FORESTRY RESOURCES b) Conflict with existing zoning for agricultural use, or ❑ ❑ ❑ a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public ❑ ❑ ❑ Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of ❑ ❑ ❑ forest land to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in El El Elconversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? Sources: City of Petaluma General Plan Land Use and UGB; and Petaluma General Plan DEIR. Agricultural Setting: Agricultural lands within the UGB are limited to "Farmland of Local Importance", "grazing land", and "other land" and there are no identified forestlands within the City of Petaluma. None of the agricultural or forestland designations are present on or near the project site. Agricultural Resources Impact Discussion: 3.2(a -e). No Impact: The project site does not include any agricultural or forested land. The project, as proposed, consists of infill development located on an underutilized lot and will not impact prime farmland, unique farmland or farmland of statewide importance. The project will not interfere with Williamson Act contracts or any existing agricultural uses. In the absence of forested lands there is no potential for the project to conflict with existing forested land zoning or encourage the loss or conversion of forested land to another use. As the project is infill within the UGB it will not provide an impetus for the conversion of farmland or forest to any alternative use. Therefore, the project will have no impact to agricultural and forestry resources. Mitigation Measures: None required. Paae 15 of 66 4-1b Potentially Significant Less than No Significant with Significant Impact Would the project: Impact Mitigation Impact Incorporated a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as El El Elshown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or ❑ ❑ ❑ a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public ❑ ❑ ❑ Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of ❑ ❑ ❑ forest land to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in El El Elconversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? Sources: City of Petaluma General Plan Land Use and UGB; and Petaluma General Plan DEIR. Agricultural Setting: Agricultural lands within the UGB are limited to "Farmland of Local Importance", "grazing land", and "other land" and there are no identified forestlands within the City of Petaluma. None of the agricultural or forestland designations are present on or near the project site. Agricultural Resources Impact Discussion: 3.2(a -e). No Impact: The project site does not include any agricultural or forested land. The project, as proposed, consists of infill development located on an underutilized lot and will not impact prime farmland, unique farmland or farmland of statewide importance. The project will not interfere with Williamson Act contracts or any existing agricultural uses. In the absence of forested lands there is no potential for the project to conflict with existing forested land zoning or encourage the loss or conversion of forested land to another use. As the project is infill within the UGB it will not provide an impetus for the conversion of farmland or forest to any alternative use. Therefore, the project will have no impact to agricultural and forestry resources. Mitigation Measures: None required. Paae 15 of 66 4-1b 3.3. AIR QUALITY Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than significant Impact No Impact a) Conflict with or obstruct implementation of the ❑ El Elapplicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality El El® ❑ violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non -attainment under an applicable federal or state ambient air quality El El ® El (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Exposure of sensitive receptors to substantial pollutant concentrations? ❑ ® ❑ ❑ e) Create objectionable odors affecting a substantial number of people? ❑ ❑ ® ❑ Sources: 2025 GP and EIR; 2010 BAAQMD Clean Air Plan; BAAQMD Surface Street Screening Criteria, May 2011; and BAAQMD CEQA Guidelines. Air Quality Setting: The City of Petaluma is located within the San Francisco Bay Area Air Basin, which is regulated by the Bay Area Air Quality Management District (BAAQMD). The Federal Clean Air Act and the California Clean Air Act establish national and state ambient air quality standards respectively. The BAAQMD is responsible for planning, implementing, and enforcing air quality standards within the Bay Area Air Basin, including the City of Petaluma. The BAAQMD operates several air quality monitoring stations, the closest to the project site is located in downtown Santa Rosa at 5th Street, approximately 15 miles north of Petaluma. The Santa Rosa monitoring station records pollutant concentration levels for carbon monoxide (CO), Nitrogen Dioxide (NOA Ozone (03), and Particulate Matter (PM2.5)- The Bay Area Air Basin is designated as non -attainment for both the one-hour and eight-hour state ozone standards; 0.09 parts per million (ppm) and 0.070 ppm, respectively. The Bay Area Air Basin is also in non - attainment for the PM1e and PM2.5 state standards, which require an annual arithmetic mean (AAM) of less than 20 pg/m3 for PM1e and less than 12 pg/m3 for PM2.5. In addition, the Bay Area Basin is designated as non - attainment for the national 24-hour fine particulate matter (PM2_5) standard and will be required to prepare a State Implementation Plan (SIP) for PMZ_s. All other national ambient air quality standards within the Bay Area Air Basin are in attainment.' Air quality within the Bay Area Air Basin is affected by natural geographical and meteorological conditions as well as human activities such as construction and development, operation of vehicles, industry and manufacturing, and other anthropogenic emission sources. ' "2010 Clean Air Plan," prepared by the Bay Area Air Quality Management District, September 2010. Pane 16 of 60 Petaluma General Plan The City's General Plan sets forth policies and programs to maintain and enhance air quality. There are several policies that are particularly applicable to the subject Avila Ranch Project, including 4-P-6 to improve air quality through the planting of trees along streets, 4-P15 D to reduce emissions from residential uses, and 4-P-16 to reduce emissions during construction. Air Quality Impact Discussion: 3.3(a). No Impact: The BAAQMD adopted the Bay Area 2010 Clean Air Plan (CAP) in September 2010 to comply with state air quality planning requirements set forth in the California Health & Safety Code. The 2010 CAP serves to update the 2005 Ozone Strategy and provides control strategies to address air quality pollutants including ozone (03), Particulate Matter (PM), toxic air contaminants (TACs), and greenhouse gases (GHGs). A total of 55 control strategies have been developed as part of the CAP for land use, energy and climate, stationary sources, transportation, and mobile sources. Control strategies are designed to reduce emissions of ozone precursors, PM, air toxics, and greenhouse gases, work towards attainment of state ozone standards, reduce transport of ozone to neighboring basins, and to protect public health and the climate. Measures to implement control strategies include the use of clean and efficient vehicles, Green Construction Fleets, enhanced bicycle and pedestrian access, energy efficiency, and others. The 2010 CAP incorporated population projections set forth in the City's 2025 General Plan. Accordingly, the City's General Plan is consistent with the 2010 CAP. Development of the Avila Ranch property, which is consistent with the General Plan, would not result in any conflicts in implementing the CAP. Therefore, the project would have no impacts to implementation of the regional air quality plan. 3.3(b -c). Less Than Significant Impact: Air quality emissions associated with the proposed project would result from short-term construction activities and ongoing operation. BAAQMD Guidelines, as adopted in 2010 include "screening criteria" that provide a conservative estimate above which a project would be considered to have a potentially significant impact to air quality. Projects that are below the screening criteria threshold are reasonably expected to result in less than significant impacts to air quality since pollutant generation would be minimal. Additionally, when projects fall below the screening criteria levels, a quantitative analysis of the project is not required. Air quality emissions of carbon monoxide (CO), ozone precursors (ROG and NOx) and particulate matter (PMS, and PM2.5) from construction and operation are evaluated pursuant to the 2010 CEQA Guidelines.' Average daily construction and operational emission thresholds in pounds per day (Ib/day) include the following: 54 Ib/day for ROG, 54 Ib/day for NO,, 82 Ib/day for PM10 (exhaust) and 54 Ib/day for PM25 (exhaust). Projects with air quality emissions at or below these established threshold levels are considered to have a less than significant impact to air quality. There is no carbon monoxide (CO) emissions threshold applicable to construction emissions. For carbon monoxide (CO), the operational significance threshold is 9.0 particles per minute (8 -hour average) and 20.0 ppm (1 -hour average). The screening level thresholds for a single-family development are shown in Table 1 below. Table 1 BAAQMD Screening Criteria for Residential Land Use Land Use Type Operational Screening Size Construction Screening Size Single -Family 325 du (NOx) 114 du (ROG) Source: Table 3-1, pg 3-2 Bay Area Air Quality Management District 2010 CEQA Guidelines, May 2010. ' BAAQMD's 2010 adopted thresholds of significance were challenged in a lawsuit. The court issued a writ of mandate ordering the District to set aside the thresholds and cease dissemination of them until the Air District complies with CEQA. Nonetheless, the City of Petaluma recognizes these thresholds represent the best available scientific data and has elected to rely on these to determining screening levels and significance. On August 13, 2013 the Court of Appeals issued a decision on the lawsuit that upheld the significance threshold. Table 3-1 of the 2010 CEQA Guidelines is used to assess screening levels. Paoe 17 of 60 A _U Construction activities result in air quality emission due to the use of heavy-duty construction equipment, trenching, delivery of materials, and workers commuting to and from the project site. Table 1 above shows that the screening level to determine significant air quality impacts from construction of a single-family development is 114 dwelling units. The Avila Ranch Subdivision proposes the development of 21 new single-family residences, which is well below the screening level. Therefore, construction of the proposed Subdivision would have a less than significant impact to air quality. Although there are no new stationary "point sources" created (large emitters such as manufacturing plants), the project will include small individual "area sources" such as residential furnaces, water heaters and consumer products such as solvents, cleaners, and paints. Most stationary source emissions generated onsite would come from the consumption of natural gas associated with residences. Air quality emissions will also be generated during the operation of vehicles (mobile sources). To a much lesser extent onsite landscaping maintenance will also generate air quality emissions. Table 1 above shows that the operational project level screening size for a single-family development is 325 dwelling units. As a 21 -unit development the proposed subdivision is well below the established screening size. The Avila Ranch Subdivision Project will not violate any air quality standard or result in a cumulatively considerable net increase of any criteria pollutant in non -attainment, namely 03, PM,o, and/or PM2.5• Therefore, air quality emissions generated by the proposed project will be less than significant. 3.3(d). Less Than Significant Impact with Mitigation: The project site is located in close proximity to existing sensitive receptors. The site is adjacent to single-family residents to the east, south, and west as well as the existing home that the subdivision will surround on 3 sides. The proposed ±4.92 acre subdivision would result in the demolition of existing structures, grubbing and site preparation, grading, and the construction of 21 single- family homes with associated infrastructure and landscaping. Construction activities onsite will result in short term air quality emissions that have the potential to affect nearby sensitive receptors. In order to ensure that air quality emissions associated with short term construction will not result in substantial pollutant concentrations or excessive exposure to nearby residents, Basic Control measures established by BAAQMD and set forth in Mitigation Measures AQ -1 below shall be implemented. This measure includes the use of Best Management Practices to limit fugitive dust and localized emissions and includes site watering, proper maintenance of construction equipment, and limiting idling time. Measure AQ -1 assures that potential air quality impacts to nearby sensitive receptors are reduced to less than significant levels. With implementation of AQ -1, nearby sensitive receptors would not be adversely impacted by the proposed subdivision. At operation, the proposed residential development will not generate air quality emissions that affect sensitive receptors. However, new residents onsite have the potential to be exposed to toxic air contaminants released by vehicles traveling along Sonoma Mountain Parkway. Based on the surface street screening tables for Sonoma County, provided by BAAQMD May 2011, the estimated cancer risk for residents within 50 feet of a east/west trending arterial with 20,000 AVT average daily vehicle trips is 3.79 cases per million and the PM2.5 concentration is 0.133 ug/m3. The screening level for carcinogen, which is an increase of 10 per one million, indicates that the cancer risk is below the significance thresholds. Therefore, air quality emission impacts from vehicle exhaust along Sonoma Mountain Parkway would have a less than significant impact to new residents onsite. 3.3(e). Less Than Significant Impact: As a residential development, the project will not create objectionable odors affecting a substantial number of people. Although there may be occasional odors during construction associated with street paving and architectural coating, these are short term in duration and will cease once construction is complete. Therefore, the project will have less than significant impacts to air quality due to objectionable odors. Paoe 18 of 60 4 -ZI Mitigation Measures: AQ -1. The applicantshall incorporate Best Management Practices for all construction activities and clearly indicate these provisions in the specifications. In addition an erosion control program shall be prepared and submitted to the City of Petaluma prior to any construction activity. BMPs shall include but not be limited to the BAAQMD Basic Construction Mitigation Measures as modified below: 1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three times per day; 2. All haul trucks transporting soil, sand, or other loose material shall be covered; 3. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; 4. All vehicle speeds on unpaved roads shall be limited to 15 mph; 5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible; 6. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; 7. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]); 8. Clear signage shall be provided for construction workers at all access points; 9. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; 10. Construction equipment staging shall occur as far as possible from existing sensitive receptors; 11. The Developer shall designate a oerson with authoritv to recuire increased waterino to mnnitnr the of grading permits. Post a publicly visible sign with the telephone number of designated person and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations; and 12. The City's Public Works Inspector shall perform visual inspections during grading to assure that dust control is implemented and standard BMP are enforced. 19 of 60 3.4. BIOLOGICAL RESOURCES Potentially Less Than Less than No Would the project: Significant Significant Significant Impact Impact with Impact Mitigation a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by El 0 El El the California Department of Fish and Wildlife (Formerly Fish and Game) or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the El 11 0 El California Department of Fish and Wildlife (formerly Fish and Game) or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, El M El El vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife El El z El corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree El 0 El El preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat El 11 El M conservation plan? Sources: Biological Resources Assessment and Section 404 Preliminary Jurisdictional Delineation, prepared by WRA Environmental Consultants, August 2013; 2025 General Plan and EIR Figure 3.8-1: Habitat Areas and _ Special Status Species; and Open Space Lands Map of the Petaluma General Plan: Figure 6-1 Biological Resources Setting. Biological resources are protected by statute including the Federal Endangered Species Act (FESA), the California Endangered Species Act (CESA), and the Clean Water Act (CWA). The Migratory Bird Treaty Act (MBTA) affords protection to migratory bird species including birds of prey. These regulations provide the legal protection for plant and animal species of concern and their habitat. As reported in the 2025 General Plan EIR several plant and animal species with special -status have been recorded or are suspected to occur within the Urban Growth Boundary of the City of Petaluma. The City also contains species that are identified in the California Natural Diversity Database (CNDDB) due to rarity and threats, and are considered sensitive resources. Paae 4-212 Within the Urban Growth Boundary, biological resources are largely limited to the Petaluma River and its tributaries, which contain aquatic and riparian resources as well as wetlands. The National Wetland inventory identifies fresh emergent wetlands in the southern portion of the Petaluma River and Northern coastal salt marsh wetland and brackish marsh wetland in the lower reaches of the Petaluma River. The Petaluma River Access and Enhancement Plan, prepared in 1996, contains policies and guidelines to protect these important biological resources. The subdivision site is approximately 4.92 acres; it is nearly flat and previously partially developed with two single- family homes, barn, and appurtenant structures. Vegetation on the subdivision site consists of weedy (ruderal) non-native grasses and (orbs, which is typical of vacant lots in heavily disturbed areas. As further described below, the site consists of 1.65 acres of developed or landscaped area, 3.24 acres of non-native grasslands, and 0.03 acres of seasonal wetland, which is mapped as a potential Section 404 jurisdictional feature. Other than the linear wetland swale, the balance of the project site has low biological resource value due to fragmentation and surrounding urban development. Biological Resources Impact Discussion: 3.4(a -b). Less Than Significant Impact with Mitigation: The Biological Resources Assessment prepared by WRA identified forty-seven special status species of wildlife and twenty-eight special status plant species within a three-mile radius of the project site. The Biological Resources Assessment (Appendix B) summarizes the potential for occurrence of the special status plant species, including protocol level rare plant surveys, and found that due to lack of vegetation, site alteration, elevation and soil conditions, none of these species have the potential to occur onsite. Sensitive Plant Species Field surveys of onsite habitat concluded that no plant species have a moderate or high potential for occurrence, rather all plant species had a low or unlikely potential to occur onsite. The onsite linear drainage channel identified had a low potential to support sensitive plant species because it is man-made and isolated from suitable habitat. No sensitive plant species were identified during protocol -level rare plant surveys. Therefore, no rare plant species or special status plant species are expected to be present onsite and impacts to sensitive plant communities would be less than significant. Sensitive Animal Species Four special status animal species were identified as having a moderate potential to occur onsite. Three are bat species including the Pallid Bat (Antrozous pallidus), fringed myositis (Myosotis thysanodes) and Townsend's big - eared bat (Corynorhinus pallidus), which are CDFW Species of Special Concern, and could roost within several of the onsite structures and/or forage over the site. In the even that these bat species are present onsite, demolition of structures or removal of trees or vegetation could result in destruction or injury, which would constitute a potentially significant impact. Indirect impacts from nest abandonment due to noise, increased lighting or other human disturbance during construction could also result in a potentially significant impact to these sensitive species. In order to ensure that potential impacts to these bat species are avoided BIO -1 below is required, which provides for tree removal and demolition outside of the roosting and hibernating season (allowed between September 1 and October 30), otherwise pre -construction surveys shall be performed by a qualified biologist. Implementation of Mitigation Measure BIO -1 below ensures protection of these bat species and the reduction of a potentially significant impact to levels below significance. The fourth animal species identified is Allen's hummingbird (Selasphorus sasin), which has a moderate potential to nest in the landscaped vegetation and forage within the project site. Removal of onsite vegetation could result in impacts to this species. In order to ensure protection to Allen's hummingbird BIO -2, as further described below, shall be implemented. It should be noted that there is no potential for the occurrence of the California Red -legged Frog (CRLF; Rana draytonii) onsite, which is listed as Federal Threatened and a CDFW Species of Special Concern. While there are occurrences of CRLF within three miles of the site, there is no suitable breeding or estivation habitat present on the site and the site is located outside of the Critical Habitat for the CRLF, as defined by the U.S. Fish and Wildlife Service. 21 of 60 4-2,4 As a currently underutilized lot, there is a potential that the subdivision site is occasionally used for foraging by protected bird species such as falcons and hawks. Adherence to General Plan Policy 4-P-3 (protection of special status species) as well as California Department of Fish and Game Code Section 3503 (protection of birds' nests) and the Migratory Bird Treaty Act (META) will assure that potential impacts to migratory bird species are avoided. In order to protect migratory bird nests, should construction activities occur within the breeding season between February 1 and August 31 a pre -construction survey shall be conducted by a qualified biologist, as required pursuant to mitigation measure BIO -2 below. With implementation of mitigation measure BIO -2, potential impacts to nesting migratory birds will be reduced to less than significant levels. With implementation of mitigation measures BIO -1 and BIO -2 below, the proposed project will not have a substantial adverse effect, either directly or indirectly through habitat modifications, on any species identified as a threatened, endangered, candidate, sensitive, or special status, including those regulated by the California Department of Fish and Wildlife (formerly Fish and Game). Therefore, impacts to biological resources would be reduced to less than significant levels. 3.4(c). Less Than Significant Impact with Mitigation: The Biological Resources Assessment prepared by WRA, found that a majority of the subdivision site is a non-native grassland community, which is comprised of Harding grass swards. This vegetation community is dominated by weedy non-native grasses and forbs including Harding grass, bristly oxtongue (Helminthotheca echioides) and hawkbit (Leontodon saxatilis). The Assessment identified one sensitive plant community, a linear seasonal wetland swale, located within the proposed subdivision site. A total of 0.03 acres of seasonal wetlands are present onsite and is composed of non- native grassland, specifically Mediterranean barley grassland. This community is mapped as a potential Section 404 jurisdictional feature. Jurisdiction wetlands are regulated under Section 404 of the Clean Water Act. In order to mitigate for potential impacts to this seasonal wetland swale, BIO -3 is required. In addition, the project will require a 404 Nationwide Permit from the Army Corps of Engineers for potential fill to waters of the U.S. and a 401 certification from the Regional Water Quality Control Board for potential impacts under the Porter Cologne Act. Mitigation Measure BIO -3 specifies purchasing wetland mitigation bank credits at a preliminarily mitigation ratio of 1:1 to offset potential impacts to seasonal wetlands onsite. A ratio of 1:1 is proposed given the low quality of the seasonal wetlands present on the subdivision site. The wetlands on the project site have limited value and function since they are isolated, do not support special status species, and do not contain supportive habitat. With implementation of mitigation measures BIO -3, the project will have a less than significant impact on waters of the U.S. and areas protected under the Clean Water Act. 3.4(d). Less Than Significant Impact: There is no evidence of migratory wildlife corridors or nursery sites on the subdivision site or in the project vicinity. The Biological Resources Assessment concluded that the residential development on three sides of the subdivision site makes the site relatively inaccessible to many species, and eliminates the possibility of the site functioning as a movement corridor. Development of the proposed Subdivision will not substantially interfere with the movement of fish or other wildlife species including migrating species. Therefore, the project will have less than significant impacts to wildlife corridors and species movements. 3.4(e). Less Than Significant Impact with Mitigation: Petaluma's Municipal Code, Chapter 17, addresses Tree Preservation and provides regulation for the protection, preservation and maintenance of mature trees citywide. In accordance with Section 17.055 of the IZO, a site specific Arborists Report was prepared by Becky Duckles in 2005 and update in December 2013 (Appendix A). The Report consists of an inventory of trees, an evaluation of their health and value, and their location onsite. The Tree Report determined that of the 71 trees initially surveyed 68 trees remained onsite (3 of the trees previously identified were no longer onsite and are presumed to have been removed between 2005 and 2013). The Arborist Report identifies two protected trees onsite, both of which are Coast Redwoods (Sequoia Sempervirens). Due to site constraints, the project requires the removal of all existing trees onsite, including two trees that are listed as protected pursuant to the City's Municipal Code. Petaluma defines coast redwoods with an 18 -inch diameter or greater as protected. Pursuant to the IZO, Section 17.065 (Tree Mitigation and Replacement) trees identified with general health and structural integrity of good to excellent condition are required to be replaced at a one to one trunk diameter. The two protected Coastal Redwoods are in good to excellent condition and together they exhibit a combined diameter of 134 inches. z2 of 60 Accordingly, a total of 67 24 -inch box trees with a two-inch diameter each are required for replacement. In order to offset the removal of two Coastal Redwoods, Mitigation Measure BI04, in accordance with IZO section 17.065 A.3.c.3, requires one to one trunk diameter replacement. Therefore, with mitigation measure BIO -4, the removal of protected trees will be offset and the project's impacts due to a conflict with the tree preservation ordinance would be reduced to levels below significance. The balance of the trees on the project site are non -protected tree species. These were also assessed as part of the arborists report. As proposed, these non -protected trees will be removed because they are within an area to be graded for the development. The proposed planting of the street trees (sheet TM -12) will compensate for the removal of protected trees and will provide for street tree planting and shading, thus the project is compliant with the intent of Section 17.010 of the IZO. 3.4(f). No Impact: There is no Habitat Conservation Plan, Natural Community Conservation Plan, or other regional, or state habitat conservation plan that exists for Petaluma, which would regulate the proposed development on this parcel. Development of the Project will not conflict with any adopted biological resource plan. Therefore, the Project will have no impacts to biological resource management plans, conservation plan, or their implementation. Mitigation Measures: BIO -1. In order to avoid the bat maternity and/or bat hibernation periods and ensure protection of any bat species potentially present within onsite structures, demolition and tree removal shall be conducted between September 1st and October 30th. Should the applicant propose to commence demolition outside this time frame, a qualified biologist shall first perform a bat roost survey of trees and inside the structures to determine if there is evidence of bat use (guano accumulation, acoustic or visual detections). If no evidence is found, demolition must commence within one month of the bat roost survey or be re -surveyed within one month of demolition activities. If evidence of bat use is found, CDFW shall be contacted for guidance on exclusion methods or methods to allow the bats to passively leave the building. Exclusion methods typically include covering openings with a netting or tubing flap that allow bats to exit but not re- enter. Additionally, trees that are felled shall be allowed to lay on the ground for a period of not less than 48 hours prior to being processed to allow tree -roosting bats to escape. BIO -2. To prevent impacts to migratory birds covered by State and federal law (California Department of Fish and Game Code and the MBTA), the applicant shall conduct vegetation removal (trees, shrubs, and weedy vegetation) between September 1 and January 30, which is outside of the general breeding season for birds. If no vegetation or tree removal is proposed during the nesting period, no surveys are required. If it is not feasible to avoid the nesting period, a pre -construction survey for nesting birds shall be conducted by a qualified wildlife biologist. If vegetation removal (trees, shrubs, or weedy vegetation) occurs between February 1 and June 15, then pre -construction surveys shall be performed within 14 days of such activities to determine the presence and location of nesting bird species. If vegetation removal (trees, shrubs, or weedy vegetation) occurs between June 16 and August 31, then pre -construction surveys shall be performed within 30 days of such activities to determine the presence and location of nesting bird species. In the event that an active nest is discovered in the trees or areas to be cleared, tree removal, clearing and construction shall be postponed for at least two weeks or until the biologist has determined that the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts, whichever is later. Work may proceed only if no active nests are found during surveys. BIO -3. To offset impacts to the 0.03 acres of Section 404 Waters of the US, credits shall be purchased from an approved mitigation bank at a ratio of one acre for every one acre impacted, or as otherwise directed by regulatory agencies. The ratio of 1:1 is proposed given the low -quality habitat of the onsite seasonal wetlands (linear drainage channel). The applicant shall provide proof of purchase of credits and notification to the City and regulatory agencies. BIO -4. Prior to issuance of tree removal permit, replacement trees equaling a total of 134 -inches of replacement trunk diameter (a total of 67 24 -inch box tree with a 2 inch diameter or the equivalent pursuant to Zoning section 17.065 A.3.c.3) shall be shown on (TM -9). 23 of 60 4-zto K��d1I y 11j71 � T�3111ZN �'7 Would the pfOJBCt: Potentially Significant Impact Less Than significant with Mitigation Incorporated Less than Significant Impact No Impact a) Cause a substantial adverse change in the El El El z significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the El M El El significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique El El El M paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those El El El interred outside of formal cemeteries? Sources: Petaluma General Plan 2025 Chapter 3: Historic Preservation; 2025 GP EIR: CEQA Guidelines 15064.5; Cultural Resources Evaluation prepared by Archaeological Resource Services, January 2006 and updated in August 2013; and "Historic and Cultural Preservation Committee Findings," issued February 27, Cultural Resources Setting: Petaluma's historic and cultural resources contribute to the City's unique character and identifiable sense of place. The City and adjacent areas contain resources that date to the inhabitation of the Coastal Miwok Tribe and a number of resources that visibly chronicle the evolution of the City from early settlement through today. Such resources include buildings, structures, landscapes, sites, and objects. Within the UGB there exist 14 Native American resources and 19 historic sites, 3 historic districts, one of which is of national significance, and upwards of 300 properties that are potentially eligible for listing on a local, state of national register of historic places. The history of Petaluma is present in the contemporary landscape and the unique character that arises from the side by side existence of new and old Petaluma's historical resources are preserved and encouraged through policies and programs that serve to maintain the historic character. The project site is located within the UGB, but is not within any designated historic districts. On the site are two residential structures, a garage, a barn, a well house, a shed, a coop and a large concrete pad. The buildings onsite were constructed prior to 1945. In accordance with Resolution No. 2005-198 N.C.S, demolition of the onsite structures are subject to review and approval by the Historic and Cultural Preservation Committee (HCPC). Demolition of the structures onsite was previously brought before the HCPC on February 23, 2006 as part of the Avila Ranch Demolition Project. The HCPC considered the request for demolition and granted approval finding that the building is not a significant, national, state or local historic resource, nor does it represent or convey important architectural, visual, or cultural features. These findings were in part based on a comprehensive historical evaluation, which was initially conducted by ARS in 2006 and subsequently updated in 2013. Although the residential structures and well -house are greater than 50 years old, they were not found to be of historical significance. Thus, no historical structures or elements are present on the Avila Ranch Subdivision project site. Cultural Resources Impact Discussion: 3.5(a). No Impact: The project site is not located within a designated historic district, does not contain any historically significant resources, nor does it constitute a historic site. Therefore, in the absence of historic resources within or near the project site boundaries, the proposed project would not adversely affect or result in a substantial change to the significance of any identified historically resources. Pace 24 of 60 q -Z� 3.5(b). Less Than Significant Impact with Mitigation: The City of Petaluma has a rich archeological history due to the presence of the Coast Miwok Indians during prehistoric times. As such, undisturbed lands within the Urban Growth Boundary, particularly lands in the vicinity of ridgetops, midslope terraces, alluvial flats, ecotones, and sources of water have a greater possibility of containing a prehistoric archaeological resource. The subject site is not located within any areas of elevated potential for the occurrence of archeological resources, however, there remains potential for archeological discoveries in the alluvial soils onsite. Measure CUL -1 is provided in order to ensure that should any archeological resources be encountered during grading, all ground disturbing activity shall be halted immediately until a qualified archaeologist can evaluate the artifacts identified and recommend further action. Potentially significant archeological resources include, but are not limited to concentrations of artifacts or culturally modified soil deposits, modified stone, shell, bone, or other cultural materials such as charcoal, ash, and burned rock indicative of food procurement or processing activities, or prehistoric domestic features including hearths, fire pits, or house floor depressions or other such historic artifacts (potentially including trash pits and all by-products of human land use greater than 50 years of age). Implementation of CUL -1 will ensure that in the event of accidental discovery the potential for the project to adversely impact or result in a change to the significance of archeological resources would be reduced to less than significant levels. 3.5(c). No Impact: The UGB, within which the project site is located, is not known to contain any paleontological or unique geological resources. Therefore, the project will not destroy any paleontological or unique geologic resources. 3.5(d). Less Than Significant Impact with Mitigation: No evidence suggests that human remains have been interred within the boundaries of the project site. However, in the event that during ground disturbing activities, human remains are discovered to be present, all requirements of state law shall be duly complied with including the immediate cessation of ground disturbing activities near or in any area potentially overlying adjacent human remains. CUL -2 below sets forth the necessary measures to comply with state and federal law associated with buried human remains. With CUL -2 potential impacts due to the accidental discovery of historically significant human remains will be reduced to levels below significance. Mitigation Measures CUL -1. If during the course of ground disturbing activities, including, but not limited to excavation, grading and construction, a potentially significant prehistoric or historic resource is encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city -approved cultural resource specialist to adequately evaluate and determine significance of the discovered resource and provide treatment recommendations. Should a significant archeological resource be identified a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. CUL -2. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended and the following measures shall be undertaken: 1. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of death is required. 2. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. 3. The project sponsor shall retain a City -approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. 4. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American, and shall contact such descendant in accordance with state law. 5. The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent. Paoe 25 of 50 3.6. GEOLOGY AND SOILS Less Than Potentially Significant Less than No Significant with Significant Would the project: Impact Mitigation Impact Impact Incorporated a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on ❑ ❑ ❑ other substantial evidence of a known fault? Refer to Division of Mines and Geology Publication 42. ii. Strong Seismic ground shaking? ❑ ® ❑ ❑ iii. Seismic -related ground failure, including ❑ ❑ ® ❑ liquefaction? iv. Landslides? ❑ ❑ ® ❑ b) Result in substantial soil erosion or the loss of ❑ ® ❑ ❑ topsoil? G) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off-site El El ® Ellandslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating El ® El El risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for ❑ ❑ ® ❑ the disposal of waste water? Sources: Petaluma General Plan 2025: Chapter 10.1 Natural Hazards, Petaluma General Plan DEIR Figures 3.7-2 (Local Geology), 3.7-4 (Ground Shaking Intensity), 3.7-5 (Geological Hazards); Soil Investigation Report by Giblin & Associates January 14, 2005; Soil Engineering Consultation and Supplemental Recommendations by Reese & Associates. November 1.2013 Geology and Soils Setting: The Bay Area, including the City of Petaluma, is located in a seismically active region, primarily associated with the San Andreas Fault System. The City of Petaluma is susceptible to the effects of regional seismic activity that in the past have produced moderate to strong ground shaking reaching intensity levels of V to VIII according to the modified Mercalli Scale. The only known active fault trace identified by the State under the Alquist-Priolo Earthquake Fault Zoning Act of 1972 is the Rodgers Creek Segment of the Hayward -Rodgers Creek Fault zone. The traces of the Rodgers Creek fault have not been active within the last 200 years, but do show activity within the last 11,000 years. There are no earthquake fault zones and no known active faults within the City's UGB. Nonetheless, seismic events in the region have the potential to result in geologic hazards from ground shaking, such as liquefaction, ground failure and seismically induced landslides. Pane 26 of 61) 4-29 In addition to seismic activity, expansive soil and soil erosion are also of concern within the City of Petaluma. The clay -rich soils in Petaluma that are typical of low-lying regions and valley floodplains have a tendency to shrink or swell according to fluctuations in moisture content. The expansion and contraction of such soils has the potential to damage buildings, utilities and roadways through gradual cracking, settling and weakening of foundations. To reduce the potential risks posed by the presence of expansive soils, the City's building code requires that any construction site that is intended for human occupancy and suspected to contain expansive soils be investigated and receive proper treatment to eliminate hazards associated with this soil type. Pursuant to Chapter 18 of the Petaluma Building Code, a site-specific soil investigation was performed by Giblin Associates on January 14, 2005 with Supplemental Recommendations provides on November 11, 2013. The investigation identified the geotechnical constraints that future development of one and two-story, wood -framed, single family residences, asphalt paved circulation and underground utilities should consider. To assess subsurface conditions onsite, a series of borings were drilled to depths ranging from 7'/ to 14'/ feet. The borings indicate that the site is underlain by discontinuous layers of clay with varying amounts of sand and gravel present. The upper 3-6 feet of soils consist of stiff to very stiff sandy clays that have a high expansive potential. The underlying soils consist of stiff (dense) to hard clays with varying amounts of sand and gravel. No groundwater was encountered. The primary geotechnical concerns related to the project site include the presence of highly expansive soils. Geoloov and Soils Impact Discussion 3.6(a. i.). No Impact: The project site is not located within an Alquist-Priolo Earthquake Fault Zone and no known active faults directly traverse the site. Rodgers Creek fault is approximately 5.6 km to the northeast and the San Andreas Fault is approximately 26.7 km to the southwest. Therefore, there is no risk of fault -related ground rupture during earthquakes within the limits of the site due to a known Alquist-Priolo Earthquake Fault zone. 3.6(a. ii). Less Than Significant Impact with Mitigation: The proximity of the City's UGB to the Hayward- Rodger's Creek Fault Zone places it within Zone IX -Violent of the Mercalli Intensity Shaking Severity Level. Therefore, by virtue of its location, the project site has the potential to expose people or structures to potentially substantial adverse effects resulting from strong seismic ground shaking. An earthquake in the Hayward Rodgers - Creek fault zone with a 7.1 magnitude could create peak ground accelerations up to or greater than 0.6g. The resulting vibrations would likely cause primary damage to buildings and infrastructure with secondary effects being ground failures in loose alluvium and landslides from poorly compacted fill. Both the primary and secondary effects pose a risk of loss of life or property. Conformance with standards set forth in the Building Code of Regulations, Title 24, Part 2 (the California Building Code 3.7-20 Chapter 3: Setting, Impacts, and Mitigation Measures [CBC]) and the California Public Resources Code, Division 2, Chapter 7.8 (the Seismic Hazards Mapping Act) will ensure that potential impacts from seismic shaking are reduced to less than significant levels. Based on review of the proposed project site and Section 1613, "Earthquake Load," the CBC parameters for a Site Class D will be utilized to ensure that potential impacts from seismic activity are less than significant. Site Class D requirements include recommendations for foundation types, appropriate structural systems, and ground stabilization strategies. Adherence of design and construction activities to Class D specifications ensures that the proposed subdivision would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death as a result of seismic activity. Measure GEO-1 below requires that the project foundation and grading and infrastructure adhere to the California Building Code regulation for seismic activity. Therefore, the project is expected to have less than a significant impact as a result of seismic activity. 3.6(a. iii -iv). Less Than Significant Impact: Liquefaction is the rapid transformation of saturated, loosely packed, fine-grained sediment to a fluid like state as a result of ground shaking. Landslides often occur as a result of earthquake ground shaking and the presence of liquefied subsurface materials. Landslides have been known to occur in Sonoma County, but are largely limited to slopes steeper than 15% and confined to areas underlain by geologic units that have demonstrated stability problems in the past. The project site exhibits an average slope of 5% and is located outside of the areas identified as high and very high for the potential of liquefaction pursuant to the General Plan EIR, Figure 3.7-5, Geologic Hazards. Pane 27 of 60 1 e�b The findings of the Soil Investigation report performed by Giblin Associates indicate that discontinuous layers of clay, gravel and sand underlie the project site. The soils present to the bottom of the test borings are characterized by stiff to hard clays interspersed with varying amounts of sand and gravel. No groundwater sources were encountered during the investigation. The stiff and hard clays encountered below a depth of 6 feet are sufficiently dense and contain insignificant quantities of fine material, such that the risk of liquefaction can be considered low (Giblin & Associates). As the site exhibits an average slope of less than 5%, the potential for a seismic related ground failure, including landslides, remains low. The proposed project is not expected to expose people or structures to adverse effects associated with seismic activity, including the risk of loss, injury, or death resulting from liquefaction or landslides. Therefore, the project would have less than significant impacts due to risks associated with liquefaction or landslides. 3.6(b). Less Than Significant Impact with Mitigation: Development of the project site will require site preparation and grading activities that will potentially result in soil erosion or the loss of topsoil if not properly controlled. Preparation for site grading will involve abandonment and/or removal of existing structures, septic systems, well capping and grubbing including the removal of vegetation such as brush, trees and root systems, dense growths of grass and other related features. Any voids in the soil resulting from site preparation will subsequently be backfilled with compacted soil. Areas intended for grading will be removed to an average of three inches. Excavation will then be performed where necessary with old fills being removed to their full depth; it is assumed that most excavated soils (save large rocks and fragments) can be utilized as compacted fill. Site grading and excavation will impact the existing topsoil and could result in soil erosion. In order to ensure that potential impacts from soil erosion are reduced to levels below significance, mitigation measure GEO-2, set forth below, require the applicant to submit an erosion control plan that identifies measures to be implemented during construction and establishes controls for grading activity during the rainy season. Implementation of GEO-2 would reduce any effects from erosion and loss of topsoil to a less than significant level. Therefore, with implementation of GEO-2 there will be less than significant impacts due to soil erosion. 3.6(c). Less Than Significant Impact: The project site is relatively flat with a minimal grade and there is no apparent soil migration within the project site boundaries. No signs of soil creep or lateral spreading are readily apparent on or near the project site nor is the project site located in an area known to be particularly susceptible to landslides, lateral spreading, subsidence or collapse. The project site does not contain an especially unstable geologic unit or a geologic unit that may become unstable as a result of development activities. The adherence to standard CBC stipulations are sufficient to ensure that impacts related to landslides, lateral spreading, subsidence, liquefaction and collapse would be at less than significant levels due to the proposed subdivision development. Therefore, the project would have less than significant impacts due to the presence of a geologic unit or soil that is unstable, or that would become unstable as a result of the project. 3.6(d). Less Than Significant Impact with Mitigation: The primary geotechnical consideration in design and construction of the proposed subdivision include the near -surface clayey materials that have a moderate to high expansion potential. The 2005 soil investigation report performed by Giblin & Associates proposes utilizing post - tensioned foundation and floor slab systems in anticipation that highly expansive clayey soils would be encountered at the building pad subgrade level. The 2013 update reinforces the earlier findings, and recommends the incorporation of design criteria as outlined in the most recent addition of the Post -tensioning Institutes' Design Manual for Design and Construction of Post -Tensioned Slabs -on -Ground and the most recently adopted edition of the California Building Code. Design criteria include bearing weight, moisture condensation and migration, subsidence and settlement and the intermittent observation and testing during development activities. The geotechnical report recommends that if uniform, post -tensioned slabs are used that they be at least 12 inches thick with an additional 2 inch thickened edge to aid in stiffening, support a bearing value of 1,000 pounds per square foot and a friction factor of 0.75. In order to control moisture it is recommended that a 10 -millimeter moisture vapor retarder conforming to ASTM E1745 Class C be placed between the supporting base materials and the slabs. To further reduce moisture migration within the foundation the slabs could feature an underlying capillary moisture break and cushion layer composed of 4 inches of free draining, crushed rock or gravel. Paae 28 of 60 As proper moisture conditioning is essential to managing expansive soils and the performance of the foundations, GEO-3 and GEO-4 below require that recommendations set forth by the geotechnical engineer are implemented. Due to the high expansion potential of onsite soils proper moisture conditioning is critical and will influence the performance of floor slab foundations. Prior to installation of foundations the soil engineer shall verify that soils have been adequately pre -swelled. Following grading activities all exposed soil areas shall be moistened and re- moistened prior to the placement of any moisture barriers. The implementation of mitigation measure GEO-3 and GEO-4, set forth below, will ensure that site preparation and foundation work is conducted in a manner consistent with the requirements necessary to accommodate the expansive potential of soils onsite, thereby reducing potential impacts to risk of life and property to less than significant levels. 6(e). Less than Significant Impact: The proposed project will be connected to the existing sewer system that treats all wastewater effluent generated within the UGB. The existing easement for a septic leach line field will be abandoned, the septic system removed, and the well capped pursuant to the Sonoma County Permit and Resource Management Department (PRMD) Well and Septic Division There are no septic tanks or alternative wastewater disposal systems proposed as part of the subdivision. Therefore, there will be less than significant impacts resulting from the adequacy of soils to support septic tanks or other wastewater disposal system. Mitigation Measures GEO-1. Foundation and structural design for buildings shall meet the California Building Code regulations for seismic safety (i.e., reinforcing perimeter and/or load bearing walls, bracing parapets, etc.). GEO-2. Prior to issuance of a grading permit, an erosion control plan along with grading and drainage plans shall be submitted to the City Engineer for review. All earthwork, grading, trenching, backfilling, and compaction operations shall be conducted in accordance with the City of Petaluma's Subdivision Ordinance (#1046, Title 20, Chapter 20.04 of the Petaluma Municipal Code) and Grading and Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code). These plans shall detail erosion control measures such as site watering, sediment capture, equipment staging and laydown pad, and other erosion control measures to be implemented during construction activity on the project site. GEO-3. The design of all earthwork, cuts and fills, drainage, pavements, utilities, foundations, and structural components shall conform with the specifications and criteria contained in the Soils Investigation Report and Update, as approved by the City Engineer and/or Chief Building Official. GEO-4. As deemed appropriate by the City Engineer and/or Chief Building Official all recommendations as outlined in the Soils Investigative report prepared for the subject property by Giblin and supplemented by Reese & Associates (2005 and Updated in 2013), including but not limited to foundations system design and moisture conditioning of expansive clays expansive and compressive soils their full depth so as to cause pre -swelling prior to casting of slabs, are herein incorporated by reference and shall be adhered to in order to ensure that appropriate construction measures are incorporated into the design of the project. The geotechnical engineer shall inspect the construction work and shall certify to the City, prior to issuance of a certificate of occupancy that the improvements have been constructed in accordance with the geotechnical specifications. Paoe Zf ��%i 3.7. GREENHOUSE GAS EMISSIONS Potentially Significant Would the project: Impact a) Generate greenhouse gas emissions, either El or indirectly, that may have a significant impact on the environment? Significant Less than No with Significant Impact Mitigation Impact ncorporated ❑ ® ❑ b) Conflict with an applicable plan, policy or El El ® El adopted for the purpose of reducing the emissions of greenhouse gases? Sources: BAAQMD 2010 Clean Air Plan and BAAQMD CEQA Guidelines 2010 and 2012. Greenhouse Gas Setting: Greenhouse gases trap heat in the atmosphere, which in turn heats up the surface of the Earth. GHGs are generated both from natural geological and biological processes and through human activities including the combustion of fossil fuels and industrial and agricultural processes. Other than water vapor, the GHGs contributing to global climate change include carbon dioxide, nitrous oxide, methane, chlorofluorocarbons, hydrorluorocarbons and perfluorocarbons. In the United States, carbon dioxide emissions account for about 85 percent of the GHG emissions. To address GHG's at the State level, the California legislature passed Assembly Bill 32 in 2006, which requires that statewide GHG emissions be reduced to 1990 levels by 2020. Senate Bill 375 has also been adopted, which seeks to curb GHGs by reducing urban sprawl and vehicle miles traveled. The City of Petaluma has taken steps to address GHG emissions within city limits. The City adopted Resolutions 2002-117 and 2005-118 (both incorporated herein by reference), which calls for the City's participation in the Cities for Climate Project effort and established GHG emission reduction targets of 25% below 1990 level by 2015 for community emissions and 20% below 2000 levels by 2010 for municipal operations. In addition, the City of Petaluma is currently preparing a Climate Action Plan in partnership with the County and other local jurisdictions. This effort will implement General Plan Policy 4-P-27. General Plan Goal 5-G-8, which calls for the City to "expand the use of alternative modes of mobility serving regional needs," is being pursued and implemented in part through the Sonoma Marin Area Rail Transit (SMART) Plan, which will provide light rail commuter service to Petaluma. The light rail effort is estimated to take more than 1.4 million car trips off Highway 101 annually and reduce greenhouse gases, which contribute to global warming, by at least 124,000 pounds per day. In November 2010, the City adopted an update to the California Building Standards Code, which contains the mandatory California Green Building Code (CalGreen). All new development within the City of Petaluma must comply with these standards. As such, new development is expected to be more energy efficient, use less resources and emit fewer GHGs. In June 2010, the Bay Area Air Quality Management District (BAAQMD) adopted revised CEQA Guidelines, which included thresholds of significance for greenhouse gas emissions. The Guidelines were subsequently updated in May 2011. The BAAQMD was the first regional air district to adopt numeric thresholds for greenhouse gas emissions from residential and commercial projects. The guidelines identified 1,100 metric tons (MT) of Carbon Dioxide equivalent per year (CO2e/yr) or 4.6 MT/year per service population (residents/employees) as a numeric emissions level, below which a project's contribution to global climate change would be considered less than significant. The BAAQMD Guidelines use a three -tiered approach for setting a significance threshold for the project -level contributions to cumulative GHG impacts. Based on the BAAQMD Guidelines, a project is considered less -than - significant if it either: Pace 30 of 60 a) Complies with a legislatively adopted GHG Reduction Strategy which meets or exceeds one of the following three options: I. Reduces emissions to 1990 levels by 2020, ii. Reduces emissions 15% below baseline (2008 or earlier) emission level by 2020, or iii. Meets the plan efficiency threshold of 6.6 MT COze/service population/year; b) Emits a total of less than 1,100 metric tons (MT) COZe per year; or c) Emits less than 4.6 MT/service population/year. Metric tons per capita for service population per year; service population includes residents and any employees. In 2007, the City prepared a revised Air Quality section for the General Plan EIR to address greenhouse gas emissions. Appendix A of the 2007 Revised EIR includes all of the applicable policies from the General Plan that reduce Greenhouse Gas Emissions. The General Plan is not considered a "qualified" GHG reduction strategy by the BAAQMD. As such, BAAQMD's screening threshold of 1,100 metric tons (MT) of carbon dioxide equivalents per year (CO2e/yr) is used to evaluate project level significance. Greenhouse Gas Emissions Impact Discussion: 3.7(a -b). Less Than Significant Impact: Construction of the proposed subdivision will result in GHG emissions from heavy-duty construction equipment, worker trips, and material delivery and hauling. Construction GHG emissions are short-term and will cease once construction is complete. The BAAQMD has not established thresholds of significance for GHG emissions resulting from construction activities. Rather, BAAQMD encourages the incorporation of best management practices to reduce GHG emissions during construction. Best management practices are specific under Measure AQ -1 above. GHG emissions generated from construction of the proposed subdivision will not directly or indirectly result in a significant impact to the environment. Therefore, environmental impacts from construction generated GHGs will be less than significant. In evaluating whether a project would have a potential for reaching or exceeding the thresholds for Operational GHG, the District's established screening criteria were assessed. These criteria were derived using default assumptions as well as modeling for indirect emissions (electric generation, solid waste, water use). Projects below the screening size were deemed to not reach or exceed 1,100 metric tons of CO2e' and would have less than significant impacts due to the generation of GHGs. For a Single-family development, the BAAQMD screening threshold to determine potentially significant impacts from GHGs is 56 dwelling units°. As a single-family development that proposes the construction of 21 new units and associated infrastructure, the proposed Avila Ranch Subdivision is below the screening level threshold for GHG emissions. Therefore, the subdivision's generation of GHGs would have less than significant impacts on the environment. Mitigation Measures: None required "Bay Area Air Quality Management District: CEQA Guidelines', Table 2-1, prepared May 2010. Table 3-1, pg 3-2 Bay Area Air Quality Management District 2010 CEQA Guidelines, May 2010. Paoe 31 of 60 I /,bt 3.8. HAZARDS/HAZARDOUS MATERIALS Would the project: Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact a) Create a significant hazard to the public or the ❑ environment through the routine transport, use, or ❑ ❑ ® ❑ disposal of hazardous materials? for people residing or working in the project area? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of ❑ ® ❑ ❑ hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous with an adopted emergency response plan or or acutely hazardous materials, substances, or El waste within one-quarter mile of an existing or ❑ ❑ ❑ proposed school? d) Be located on a site that is included on a list of hazardous materials sites compiled pursuant to h) Expose people or structures to a significant risk Government Code Section 65962.5 and, as a El 1:1 Elresult, would create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, including where wildlands are adjacent to within two miles of a public airport of public use El 1:1 Elairport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard ❑ ❑ ❑ for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or El El Elemergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to ❑ ❑ ❑ urbanized areas or where residences are intermixed with wildlands? Sources: 2025 General Plan and EIR; and Phase I ESA prepared by SCS Engineers, dated January 2005. Hazardous Material Setting: The California Department of Toxic Substances Control (DTSC) defines a hazardous material as: "a substance or combination of substances that, because of its quantity, concentration or physical, chemical, or infectious characteristics, may either: 1) cause, or significantly contribute to an increase in mortality or an increase in serious, irreversible, or incapacitating illness; or 2) pose a substantial present or potential hazard to human health or environment when improperly treated, stored, transported, disposed of, or otherwise managed." Regulations governing the use, management, handling, transportation and disposal of hazardous waste and materials are administered by Federal, State and local governmental agencies. Pane 32 of 60 The Department of Toxic Substances Control (DTSC) maintains a hazardous waste and substances site list, also known as the "Cortese List" There are no known Cortese sites within the City of Petaluma. At present, the hazardous waste management in Petaluma is administered by the Sonoma County Waste Management Agency (SCWMA) through the Countywide Integrated Waste Management Plan. The Consolidated Unified Protection Agency (COPA), under the auspices of the Petaluma Fire Department manages the acquisition, maintenance and control of hazardous waste by industrial and commercial business. A Phase I Environmental Site Assessment was performed by SCS Engineers. The Phase I Environmental Site Assessment evaluated the potential presence of hazardous materials, waste and recognized environmental conditions, with special attention paid to hazardous substances, and petroleum products that could pose a liability should they be found in significant concentrations onsite. The site assessment involved an inspection of the project site, exteriors of adjoining properties, consultation with state and local regulatory agencies and review of relevant historic and environmental records pertaining to the project site and immediate vicinity. Study findings indicate that prior to 1946 the property was in rural -residential uses. The uses of adjoining properties consisted of agricultural and rural residential uses until approximately 20 years ago, when those uses were replaced by residential development constructed to the south and east of the project site. In the 1990s Ely Road was improved and its name changed to Sonoma Mountain Parkway (SCS Phase 1 Environmental Assessment). Hazards/Hazardous Materials Impact Discussion: 3.8(a) Less Than Significant Impact: The proposed project will involve the abandonment and/or demolition of existing buildings and auxiliary structures followed by the construction of a 21 -unit single-family subdivision. Site preparation, construction activities and material delivery may result in the temporary presence of potentially hazardous materials including, but not limited to fuels and lubricants, paints, solvents, insulation, and electrical wiring. Although there may be potentially hazardous materials onsite during construction the applicant will comply with all existing federal, state and local safety regulations governing the transportation, use, handling, storage and disposal of potentially hazardous materials. Once construction is complete there will not be onsite use or generation of hazardous materials other than common household hazardous waste. The applicant shall comply with all federal and state regulations as overseen by the Sonoma County's CUPA. In the event that construction activities involve the on-site storage of potentially hazardous materials a declaration form shall be filed with the Fire Marshall's office and a hazardous materials storage permit must be obtained. The due compliance with Federal, State and Local regulations described above will ensure that hazards to the public or the environment through the routine transport, use, or disposal of hazardous materials will be less than significant. 3.8(b) Less than Significant Impact with Mitigation: As mentioned above, a Phase I Environmental Site Assessment was performed by SCS Engineers in January of 2005. The findings indicate minimal potential that a recognized environmental condition associated with past and present land uses exists on or near the site, with the expectation of potential shallow soil impact along an abandoned fuel -oil pipeline and the potential presence of asbestos containing building materials (ACBM) and/or lead-based paint (LBP) in one or more of the site structures. The former fuel -oil pipeline, also referred to as an "old heating oil pipe", is located underneath the driveway associated with the primary residence. The residence was heated by a fuel -oil stove from 1946 to 1970 supplied by an above -ground drum via a pipe beneath the driveway adjacent to the residence. In 1970 the fuel -oil stove was replaced with a wood -burning stove. There is a possibility that oil from the fuel -pipeline has migrated into the surrounding soil. The fuel -oil pipeline shall be removed and soil testing performed to confirm or negate presence of contaminated soil. Adherence to mitigation measure HAZ-1 will ensure that impacts associated with the fuel -oil pipeline are reduced to levels below significance. There are several structures onsite that will be demolished under the proposed project. These structures were built before 1980 and have the potential to include ACBM and/or lead based paint. ACBM potentially include roofing materials, vinyl flooring, sprayed on acoustic ceiling insulation, and/or acoustical ceiling tiles. Buildings constructed or renovated prior to 1980 have a much higher probability of containing LBP, as its use was not prohibited until 1980. Paaa 33 of 60 1-� The existing house and associated workshop were constructed prior to 1946, and the storage shed in 1985. Demolition of the structures could disturb hazardous asbestos or lead compounds and expose workers to the hazardous materials or release the compounds into the environment. Mitigation measure HAZ-2 requires testing for the presence of ACMB and LBP prior to demolition and proper disposal should ACMB or LBP be identified. Implementation of HAZ-2 will reduce the potential exposure to people or the environment to hazardous materials to less than significant levels. The property has been in relatively continuous use as rural -residential since before 1946. Past agricultural uses on the site were limited to grazing by cows and sheep. The grazing animals were removed from the site prior to 2005. Due to the limited agricultural activities that have occurred on the site there is little expectation that environmental conditions associated with past agricultural practices are present. The project site does not appear on any standard record sources or on any other environmental database searched and reported upon by the Environmental Data Resources. Based on the Phase I Investigation, recognized environmental conditions are limited to the potential presence of ACMB and LBP and potential soil contamination associated with the fuel -oil pipeline. With adherence to the mitigation measures HAZ-1 and HAZ-2 outlined below, impacts associated with the presence of hazardous materials on site will be reduced to less than significant levels. 3.8.(c). No Impact. The project site is located within a half mile of Sonoma Mountain Elementary School. The project would not result in any increased risk of exposure to hazardous material as a result of development. Therefore, no impacts related to the emission or handling of hazardous, or acutely hazardous materials, within one-quarter mile of an existing or proposed school are expected. 3.8(d). No Impact. There are no Cortese sites located within the Petaluma Planning Area, including that of the project site. Therefore, the project will not create a significant hazard to the public or the environment by virtue of it being located on an identified Cortese site. 3.8(e -f). No Impact: The project is not located within the boundaries of an airport land use plan or located in close proximity to a private airstrip; the nearest airport is the Petaluma Municipal Airport located approximately 1.5 miles (geodesic distance) northeast of the project site. Therefore, no impacts associated with airport -related hazards are expected. 3.8(g). No Impact: The project would not impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan. The project will not alter any emergency response or evacuation routes. Site plans include ingress and egress access that accommodate emergency vehicles and provide connectivity to the existing circulation and street system. Therefore, the proposed Project will have no impact on the emergency response plan or emergency evacuation plan. 3.8(h). No Impact: The project site, located in the North East Planning Subarea within the UGB is bounded by residential development. There are no wildlands located within, or adjacent to, the project site. Therefore, no impacts related to the exposure of people or structures to a significant risk of loss, injury or death involving wildland fires are expected. Mitigation Measures: HAZA: The oil -fuel pipeline located adjacent to the main residence shall be removed and nearby soils shall be examined for evidence of migrated fuel oil. Any visibly contaminated soil shall be removed with a portion of the confirmation surface soil samples collected and analyzed. In the event that analytical results indicate contamination, additional soils shall be removed and disposed of properly. HAZ-2: Prior to demolition activities, all component materials of site structures planned for demolition shall be tested for the presence of ACBM and LBP. Where the material is found to contain greater than 1 percent asbestos and is friable, the material must be handled in accordance with Section 11-2-303. Federal and state construction worker health and safety regulations shall be followed during demolition activities due to the presence of lead based paint. All ACM and LBP shall be removed by a qualified lead abatement contractor and disposed of in accordance with existing hazardous waste regulations. Proper handling and disposal procedures that promote safe working conditions and minimize release of component materials into the environment shall be performed. Prior to issuance of demolition permit, the applicant shall provide proof of a J# from BAAQMD. Paae 34 of 60 4-�] 3.9. HYDROLOGY AND WATER QUALITY Would the project: Potentially Significant Less than No Significant with Significant Impact Mitigation Impact Impact Incorporated a) Violate any water quality standards or waste El ® 1:1 El requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the El El ® El rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern on the site or area, including through the alteration of the course of a stream or river, in a manner that would result ❑ ❑ 0 ❑ in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern on the site or area, including through the alteration of the course of a stream or substantially increase the rate or El El ® El of surface runoff in a manner, which would result in flooding on- or off-site? e) Create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of ❑ ® ❑ ❑ polluted runoff? f) Otherwise substantially degrade water quality? ❑ ❑ ❑ g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood ❑ ❑ ® ❑ Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures ❑ ❑ ® ❑ that would impede or redirect flood flows? i) Expose people or structures to a significant risk of ❑ ❑ ® ❑ loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ 21 Sources: 2025 General Plan and EIR; XP -Storm Evaluation dated March 5, 2013 prepared by WEST Consultants, Inc.; 'Preliminary Detention Analysis," prepared by Steven J. Lafranchi and Associates, Inc., March 2013; and Supplemental Hydraulic Calculation," prepared by Steven J. Lafranchi and Associates Inc. December 2013. Paoe 35 of 60 Hydrology and Water Quality Setting: The Petaluma River is the primary watercourse within the City of Petaluma and the Petaluma watershed (an area of approximately 46 square miles). The Petaluma River is tidally influenced and flows in a southeast direction into San Pablo Bay. The Petaluma River is used for recreational boating and water sports as well as long-standing river -dependent industrial operations. The United States Army Corps of Engineers (USACE) dredges the river on a four-year cycle to maintain navigability for commercial shipping. In order to ensure continued dredging services from the USACE, there must be an "economically justifiable" tonnage of commercial products moved on the river, as determined by the USACE. The Avila Ranch Subdivision site is not in the immediate proximity to the Petaluma River or any of its tributaries. However, the site does contain a 0.03 acre channelized surface drainage feature which conveys flows emanating from a 15.5 acre drainage area from the Cedar Farm Subdivision to the north through a culvert to an existing regional storm water pipeline to the south of the site within Armstrong Drive. As previously mentioned, the surface drainage channel onsite is considered a jurisdiction feature pursuant to Section 404 of the Clean Water Act. Section 402 of the Clean Water Act regulates the discharge of pollutants to waters of the U.S. The National Pollution Discharge Elimination System (NPDES) Construction General Permit, 2009-0009-DWQ requirements apply to grading, grubbing, and other ground disturbance activities. Construction activities on more than one acre are subject to NPDES permitting requirements including, the preparation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP identifies stormwater collection and discharge points, drainage patterns across the site, and best management practices that dischargers will use to reduce the pollutants in stormwater runoff. The City of Petaluma collects Storm Drainage Impact Fees as a means of mitigating storm drainage impacts occurring as a result of development. The criteria provides for either the payment of fees or the construction of on - or off-site detention areas, based upon the type of project and amount of runoff generated, as calculated for a 100 -year storm. Fees collected are used by the City for the acquisition, expansion, and development of storm drainage improvements. Chapter 15.80 of the City's Municipal Code regulates stormwater discharges. Grading and erosion control requirements are set forth in Chapter 17.31 of the Municipal Code. Low Impact Development (LID) requirements establish limitations on the stormwater runoff emanating from development sites. New development, including the Avila Ranch Subdivision, is required to mimic pre -developed conditions, protect water quality, and retain runoff from impervious surfaces onsite. Hydrology and Water Quality Impact Discussion: 3.9(a). Less Than Significant Impact With Mitigation: The project is required to adhere to water quality discharge requirements. Two storm drain systems are proposed onsite. One will manage runoff from contributions to the north via a 30 inch storm drain within Avila Ranch Way that connect to the 48" storm drain within Armstrong Drive. The other storm drain will manage runoff generated by the proposed development via a combination of 36" storm drain detention pipelines, street -side bio -retention structures, and onsite underground detention structures. This runoff along with high flows will be directed to a 36" storm detention structure located in Parcel E where it will be metered out to the public 48" storm drain within Armstrong Drive via a sharp crested weir. The project has the potential to contribute stormwater runoff during construction activities that could degrade water quality if not properly protected. As a development project that will impact more than one acre of land, the Avila Ranch Subdivision project is required to prepare a Storm Water Pollution Prevention Plan (SWPPP) prior to construction. The intent of the SWPPP is to prevent offsite runoff of pollutants and includes measures such as hydro mulching, use of fiber rolls at storm drain inlets, anti -tracking pads, spill prevention, designated wash out areas, and others. With implementation of these water quality control and waste discharge requirements as set forth in HYDRO -1 below, the subject project will have less than significant impacts to hydrology and water quality. 3.9(b). Less Than Significant Impact: The City has adequate water supply resources to accommodate development of the subdivision without depleting, degrading or altering groundwater supplies or interfering substantially with groundwater recharge. The subject project would not result in the lowering of the aquifer or the local groundwater table. The project's water demands are consistent with water demands evaluated in the 2010 UWMP, which found sufficient water supplies are available to meet existing and planned future development within the UGB. Groundwater reserves will not be impacted by the proposed development. Paae 36 of 60 3.9(c -d), Less Than Significant Impact: The project would somewhat alter the course of the existing surface drainage feature by conveying stormwater runoff through an underground storm drain system. This change would not result in substantial erosion or siltation on or off site, nor would it substantially increase the rate or amount of surface runoff in a manner that would result in flooding on or off site. Rather, existing flow volume and direction would largely be retained. Therefore impacts would be less than significant. 3.9(e). Less Than Significant Impact with Mitigation: The project will result in an increase of impervious surfaces relative to the existing condition, which has the potential to result in increased runoff that could impact storm drain facilities. In order to accommodate new surface flows onsite drainage and detention facilities are proposed. The proposed storm drain system is adequately sized to detain runoff from the 100 -year storm event. Site grading for the subdivision will direct storm water to private and public storm drains. Private area runoff will be treated on each lot and conveyed to private storm drain areas (TM -8). Public runoff from internal streets will be treated through permeable gutter pans that discharge into a structural soil layer located between the sidewalk and the lip of the gutter (TM -6). Onsite drainage consisting of appropriately sized pipes and above ground or underground detention on Parcel E is proposed to provide stormwater protection during storm events, and retain the general direction and pattern of drainage onsite to match pre -development conditions. Preliminary design shows that both aboveground and underground detention on Parcel E would achieve the necessary storage capacity to handle the 100 -year flood event. The proposed storm drain facility also includes the undergrounding of the existing open channel flow to a 30 -inch diameter pipe within Avila Ranch Way, which will drain to the existing 48 -inch diameter storm drain within Armstrong Drive. As sized the proposed 30 -inch diameter pipe would effectively capture and evacuate the 100 - year event from the site, pursuant to the Sonoma County Water Agency (SCWA) standard. In order to ensure that the proposed onsite storm drain system would not contribute runoff water that exceeds the capacity of the existing storm drain system the applicant shall implement mitigation measure HYDRO -2 below, which requires onsite stormwater detention consistent with the existing condition (i.e. no increased run-off relative to the pre -project condition). With implementation of mitigation measure HYDRO -2 potential impacts to drainage facilities and additional sources of pollution will be reduced to less than significant levels. 3,9(f). No Impact. No other water quality degradations are expected to occur from the project development. As mentioned above, implementation of the Stormwater Pollution Prevention Plan (SWPPP) will assure that there are no other impacts to water quality due to the subject project. 3.9(g -i). Less Than Significant Impact: The City of Petaluma has developed a new 100 -year storm water model to be adopted as the new Flood Insurance Rate Map (Communitywide LOMR). FIRM panel 894 of 1150 shows that the subdivision site is outside of the mapped 100 -year floodplain. The site is located within Zone X, which indicates a minimal risk area that is outside the 1% and 0.2 % annual chance floodplain. As such, the project would not place structures within a zone subject to a flooding hazard. Thus, no structures developed as part of the subject project would impede or redirect flows within a 100 -year flood hazard area. Therefore, the Avila Ranch Subdivision Project would have less than significant impacts due to the hazards associated with flooding. The proposed onsite storm drain and detention system was reviewed and evaluated and was determined to be sufficient to reduce the risk of flooding to levels below significance. Therefore, development of the project would have less than significant impact due to risk of flooding to people and housing. 90). No Impact: The project area is not subject to inundation by seiche, tsunami or mudflow. There are no substantial water bodies in the immediate vicinity of the project site. There will be no impact from inundation by seiche, tsunami or mudflow resulting from project implementation. Paoe 37 of 60 � -4a Mitigation Measures HYDRO -1. The project shall prepare and submit a SWPPP for review and approval by Public Works prior to issuance of grading permits. The City shall inspect the improvements and verify compliance prior to acceptance of improvements. The SWPPP shall comply with San Francisco Bay Area Regional Water Quality Control Board requirements. At a minimum, the plan shall: (a) identify specific types and sources of storm water pollutants; (b) determine the location and nature of potential impacts; and (c) specify and incorporate appropriate control measures. Best Management Practices generally entail the use of fiber and filter roles, catchment and sediment basins, designated staging and wash -down area, and bio -filtration planters. HYDRO -2. In accordance with City of Petaluma General Plan 2025 Policy 8-P-36, the project shall include an on-site storm water detention system to limit post -construction storm water peak flows leaving the site to not exceed pre -project peak flows by detaining peak storm water runoff from the 100 -year, 24 hour storm event. Final storm water calculations shall be designed in accordance with City of Petaluma and Sonoma County Water Agency requirements and shall be provided with the project construction drawings, subject to the review and approval by the City Engineer. Paoe 38 of fin ++1 3.10. LAND USE AND PLANNING Potentially Less Than Less than No Significant Significant Significant Impact Impact Would the project: with Impact Mitigation Incorporated ❑ ❑ ❑ a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, El® El El plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ plan or natural community conservation plan? Sources: 2025 General Plan Land Use and EIR. Figure 3.1-2 Planning Subareas Plan. Land Use and Planning Setting: The City's land uses within the Urban Growth Boundary include residential, commercial, industrial, agricultural, open space and public lands. Approximately 44% of the UGB lands are designated for residential development with 40% of the existing residential development consisting of single family residential. The project site is located within the North East Planning Subarea which consists primarily of residential uses. Petaluma's General Plan 2025 Policies contained in the Petaluma General Plan have been adopted for the purpose of avoiding or mitigating an environmental effect. The following policies from the General Plan are particularly applicable to the subject project: 1-P-1: Promote a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). 5-P-19: All new and redesigned streets shall be bicycle and pedestrian friendly in design. 11-P-4.4: Continue to require residential projects of five or more units to contribute to the provision of below- market rate housing in one of the following ways: When the project is non -transit oriented, the developer can make an in -lieu payment to the City's Housing Fund. Use alternative methods to meet the intent of the inclusionary requirement, subject to approval by the City Council. 11 -P -20B: Continue to require the planting of street and parking lot trees as part of residential projects to provide cooling during the summer months. Land Use and Planning Impact Discussion: 3.10(a). No Impact: The project proposes the development of a low-density, residential subdivision on an underutilized lot in the North East Planning Subarea. The project is considered infill development in that it is surrounded on three sides by existing low density residential land uses similar in scale and density to the proposed subdivision. The North East Planning Subarea is largely defined by low density, single-family residential development oriented along curvilinear, tree -lined streets. Based on the character of the surrounding neighborhoods, the project would not divide an established community, but rather act as an extension of and reinforce the already established character and spatial organization that defines the subarea and its components. Pane 39 of 60 4 I Additionally, the project provides for connectivity to the regional roadways as well as locally to the neighborhood to the south. A proposed stub out to the underutilized parcel provides for interconnectivity should future infill be proposed on the adjacent lot to the west. Landscaping along Sonoma Mountain Parkway provides an element of screening and separation from the roadway, but is non -obtrusive. Proposed landscaping for the subdivision includes design and treatment that is consistent with the established landscaping in the vicinity of the site. Therefore, the project will have no impacts due to physically dividing an established community. 3.10(b). Less Than Significant Impact with Mitigation: The proposed project is required to comply with all General Plan policies and the Implementing Zoning Ordinance. The project proposes a less -intensive R2 land use designation in place of the current R4 designation. Such a zoning amendment would place the zoning designation in conformance with the General Plan Land Use Designation of Low Density Residential (LDR), which allows for 2.6 to 8 units per acre. The R2 designation would provide continuity in the existing surrounding neighborhoods, all of which are designated R2. The project site will support 21 lots distributed across a gross acreage of 4.92 acres, resulting in a project density of 5.4 housing units per acre. The decrease in density will also make the project consistent with 1-P-3, by preserving the overall scale and character of established neighborhoods. The development of an underutilized lot will serve to use land efficiently by promoting infill that is equal or higher to that of surrounding uses, 1-P-1. The project site, located in the North East Planning Subarea, remains consistent with policies set forth for the enhancement of established neighborhoods. As residential development, the project is able to preserve the primary land use in the neighborhood and is consistent with the established character of the subarea. The project proposal includes the development of a residential street providing through access connecting Armstrong Drive to Sonoma Mountain Parkway and maintains a grid based street network (5-P-6). The residential street will be fully developed and will feature curbs, gutters, sidewalks, landscaping and on -street parking. Internal sidewalks are designed to seamlessly connect to the existing sidewalk located on Armstrong Drive (5-P- 22). A circuitous route will provide traffic calming by discouraging cut through traffic which could potentially diminish the quality of life and level of safety within the proposed subdivision (5-P-47). As described above under the aesthetic and biological resources discussion, the removal of two Coastal Redwoods with a DBH greater than 18" will be mitigated with the planting of replacement trees with a 2' caliper thereby achieving 6-P-20. The proposed subdivision will require installation of a water main to connect the new development to the city's existing water systems located within Armstrong Drive and Sonoma Mountain Parkway; this effort will be in conformance with 8-P-7, which limits the provision of potable water service to lands within the UGB. The project will not be developed within the limits of the 100 year flood boundary area (8-P-37). Summary of Land Use Impacts With mitigation measures, the project will not conflict with regulations and policies set forth in the Petaluma General Plan 2025, Implementing Zoning Ordinance, or any other applicable regulation. Implementation of mitigation measures, LU -1, as well as those listed throughout this document ensures consistency with applicable land use policies, zoning requirements, and ordinances. Therefore, the project would not result in any conflict to City regulation and potential impacts would be reduced to levels below significance. 3.10(c). No Impact: The project is not subject to a habitat conservation plan or a natural community conservation plan. There are no conservation plans that apply to the UGB. Therefore, the project will have no impact to any conservation plan or natural community plan. Mitigation Measures: LU -1. A funding mechanism for Parcels A -F such as a Landscaping Assessment District shall be established and funded to levy funds for the ongoing maintenance of the landscaping. The applicant shall execute a maintenance agreement as proposed for the ongoing maintenance of private driveways, private storm drains, and private sewers onsite to ensure their upkeep in perpetuity. Paae 40 of 60 4-+12 3.11. MINERAL RESOURCES Would theroject: p Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the El 1:1 Elregion and the residents of the state? b) Result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan or ❑ ❑ ❑ other land use plan? Sources: 2025 General Plan and EIR. Mineral Resources Impact Discussion 3.11(a -b). No Impact: There are no known mineral resources within the UGB. Soil studies conducted as part of the geotechnical investigation did not reveal the presence of any valuable resources onsite. The project site has not been delineated as a locally important resource recovery site. It is not expected that the project will result in the loss of availability of a known mineral resources, including those designated as "locally important". Therefore, the proposed project will have no impact that results in the loss of availability of mineral resources. Mitigation Measures: None required. Pane 41 of 60 qI Ii 3.12. NOISE Less Than Potentially significant Less than No Would theect result in: j rosignificant with significant Impact p Impact Mitigation Impact a) Exposure of persons to or generation of noise levels in excess of standards established in the El ® El El general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne El ® ❑ El levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels El El ® El without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above El ® El El existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing ❑ ❑ ❑ 0 or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise ❑ ❑ ❑ levels? Sources: 2025 General Plan and EIR; and Environmental Noise Assessment prepared by Illingworth & Noise Setting: Noise sources within the City's Urban Growth Boundary include vehicular traffic, trains and industrial activities such as mechanical equipment and refrigeration units. Freight train service through Petaluma is currently irregular, and thus does not constitute a significant noise source. In the future, the addition of SMART service will contribute to noise levels within the UGB. The City of Petaluma regulates the noise environment through Section 21.040 of the IZO. Residential uses in areas with Ldn between 60 and 65 dBA would generally be acceptable with noise reduction measures or insulation to reduce interior noise levels to 45 dB or less. Petaluma General Plan indicates that low-density residential land uses are considered normally acceptable in noise environments of 60 dB CNEULdn or less and conditionally acceptable up to 70 dB CNEULdn• The General Plan Noise Contours Exhibit (Figure 10-1) indicate that noise levels at the project site are expected to be 65 dB CNEULdn at General Plan build out. Per Section 21.040.A.3.a of the City's Implementing Zoning Ordinance, noise generating construction activities are limited to the hours of 7:00 a.m. to 10:00 p.m. on weekdays and 9:00 a.m. to 10:00 p.m. on weekends and holidays. Pane 42 of 60 4-+q For daily operational noise, the Implementing Zoning Ordinance (Section 21.040 4 A) generally establishes an hourly average level of 60 dBA as the maximum that may be generated on one land use that would be affecting another land use, and the allowable levels are adjusted to account for the ambient noise levels and in no case shall the maximum allowed noise level exceed 75 dBA after adjustments are made. Noise Impact Discussion: 3.12(a). Less Than Significant Impact with Mitigation: The noise environment at the project site results primarily from vehicular noise from the surrounding roadways. Ambient noise at the subdivision site is dominated by vehicular traffic noise generated along Sonoma Mountain Parkway. The Noise Assessment, performed by Illingworth and Rodkin, included a noise monitoring survey that was conducted over a 24-hour period between August 28", 2013 and August 29, 2013. Noise measurements were obtained using the Larson Davis Laboratories Type I Model 820 Sound Level Meter fitted with a'/ inch pre -polarized condenser microphone and windscreen. Long-term noise measurements were taken at a height of 10 feet approximately 60 feet and 120 feet south from the centerline of Sonoma Mountain Parkway. The Community Noise Equivalent Level (CNEL at these locations were 69 dBA and 66 dBA, respectively. In the future increased traffic along Sonoma Mountain Parkway could result in elevated noise levels up to 2 dBA. The Noise Assessment found that in future years, the CNEL in the center of residential yards abutting Sonoma Mountain Parkway could reach levels of 70 dBA CNEL, which would exceed the City's normally acceptable noise limit of 60 dBA for singly family home and approach the upper limits of what is conditionally acceptable. In order to reduce noise levels to a CNEL of 60 dBA in rear yards of the residential lots in closest proximity to the roadway (lots 1, 2, 12, and 16) a noise barrier with a minimum top of wall elevation of 10 feet above yard grade level shall be places between residence and Sonoma Mountain Parkway. Additionally, the noise barrier should be extended on the property lines perpendicular to Sonoma Mountain Parkway around APN 149-413-024 to adequately protect lots 16 and 17, as well as on the western edge of the property to protect Lot 3. These perpendicular walls may be tapered from a height of 10 feet above grade nearest the roadway to a height of 5 feet above grade at the southern terminus. The location and orientation of these barriers are shown in Figure 5 below. Figure 5: Proposed Noise Barriers Source: Illingworth and Rodkin Noise Report. Pace 43 of 60 (R, I( n) II _ t ( Baatn tape id Lam ` rnmsfoot height _. y t ( L I n Source: Illingworth and Rodkin Noise Report. Pace 43 of 60 (R, The project design includes a mounded berm with a landscaping buffer and wood fence. In order to ensure that the proposed berm and fence achieve the necessary sound protection from the adjacent Sonoma Mountain Parkway, Mitigation Measure Noise -1 shall be implemented. NOI-1 requires that the fence achieve a height of 10 feet along Sonoma Mountain Parkway and perpendicular fencing at site margins be tapered from 10 to 5 feet. Additionally, for the wood fence to achieve the necessary sound reduction it shall be double faced, with butted vertical fence board on each side with a continuous layer of '/ inch plywood. This method protects the fence during aging and ensures its effectiveness as a noise barrier. Additionally, the use of a landscaped berm will provide a further buffer from noise intrusion onsite generated by traffic on the adjacent roadway and would provide for a visually pleasing design. With measure NOIR as set forth below, the noise barrier is expected to effectively reduce exterior nose levels to 60 dBA within yards adjacent to Sonoma Mountain Parkway. With the required noise barrier as described in NOI-1, single -story homes would be exposed to exterior noise levels that are 60 dBA or below, which is consistent with the City's Land Use Compatibility Standards for noise. However, two story homes with views of Sonoma Mountain Parkway would be exposed to noise levels up to 67 dBA CNEL. Typical construction techniques generally achieve a noise reduction of 15 dBA with windows partially open and can achieve an exterior to interior reduction of up to 25 dBA with windows closed. Since second story homes would be exposed to CNEL level in excess of 65 dBA, the project shall implement mitigation measure NO[ -2, which requires the incorporation of forced air mechanical ventilation systems for all residences with line of sight to Sonoma Mountain Parkway. Additionally, sound rated windows and doors are effective in further reducing noise levels and would be used to achieve the interior noise standard of 45 dBA. With implementation of mitigation NOI-2 below, interior noise levels can be reduced to below 45 dBA. Therefore, impacts due to exposure to excessive noise level would be mitigated and impacts would be less than significant. 3.12(c). Less Than Significant Impact: The proposed long-term use of the subdivision site is residential. This land use would not generate noise levels that would substantially increase the ambient noise environment. As a 21 unit subdivision, the project would not generate enough traffic to create a perceptible change in traffic noise in the vicinity of the project site. No substantial long-term increase in ambient noise level is expected as a result of project implementation. The potential noise sources associated with the occupation of the proposed housing are not expected to be out of character with typical residential uses and would be similar to that of the existing homes in the area. Therefore, the project would have a less than significant impact to the permanent ambient noise environment. 3.12(b and d). Less Than Significant Impact with Mitigation: The City's Noise Ordinance establishes standards to minimize the temporary noise impacts associated with construction, such as limitations on the time of day and week when construction activities are acceptable. Construction of the subdivision would result in temporary noise disturbances, including groundborne vibration during site grading and development activities. No pile driving, jack hammering, or extensive work that would generate substantial groundborne vibration is anticipated. Primary noise sources associated with construction include the operation of heavy-duty construction equipment, material delivery, and haul trips. Construction related noise impacts are typically only occasionally intrusive and cease once construction is complete. Nonetheless, given the proximity to nearby sensitive receptors, the temporary construction noise is considered to have a potentially significant impact on the noise environment. Noise generated during construction would vary depending on the construction phase and the type and amount of equipment used at the construction site. Construction activities that would generate noise include site grading, excavation, hauling of cut material, foundation work, and to a lesser extent framing, and exterior and interior finishing. The highest noise levels would be generated during grading of the site, with lower noise levels occurring during building construction and finishing. The following table presents typical ranges of the energy - equivalent sound noise levels (Leq) at 50 feet, for domestic housing production. Paae 44 of 60 4-41 Table 2: Construction Phase Noise Levels Construction Phase Construction Equipment Ground Clearing 83 Excavation 88 Foundations 81 Erection 81 Finishing (Paving) 88 Source: US EPA, Legal Compilation on Noise, Vol. 1, p. 2-104, 1973. Typical Ranges of Noise Levels (dBA) at 50 Feet from Construction. The table above illustrates that construction of the project would increase ambient noise levels during all phases of construction activities. Noise would be generated by trucks delivering and recovering materials at the site, grading and paving equipment, saws, hammers, the radios and voices of workers, and other typical provisions necessary to construct a residential housing project. When demolition, ground clearing, excavation, paving and foundation work are occurring near adjacent neighbors (west, east and south of proposed subdivision site), daytime noise levels can be expected to exceed existing noise levels. When construction occurs towards the interior of the site, noise levels at the surrounding existing residences will be reduced, however, noise produced by construction activities would remain audible and is expected to exceed existing noise levels at the adjacent homes periodically over the course of the construction period. These impacts are considered potentially significant even though short-term. Mitigation Measure NOI-3 shall restrict construction noise to daytime, waking hours; protecting the neighborhood in the more sensitive evening and nighttime hours. Adherence to measure NOI-3 below, which goes beyond the requirements of the City's Noise Ordinance will assure that potential noise impacts due to the temporary exposure of people to excessive groundborne vibration or noise levels are reduced to less than significant levels. 3.12(e -f). No Impact: The project site is not located within a private airstrip, an airport land use plan or within two miles of a public airport or public use airport and would therefore not expose people residing or working in the project area to excessive noise levels. The Community Noise Equivalency Level (CNEL) noise contours from the Petaluma Municipal Airport do not affect the subject site. The project would not expose people residing or working onsite to significant noise levels generated by the Petaluma Municipal Airport. Therefore, noise from the Petaluma Airport will have no impact to people residing or working onsite. Mitigation Measures: NOI-1. The project shall provide an aesthetically pleasing noise barrier with a height of 10 feet along the projects' frontage to Sonoma Mountain Parkway. Additionally, perpendicular noise barriers shall be developed along the western edge of the site and along APN 149-413-024. The perpendicular noise barrier may taper from 10 feet to 5 feet. Should wood fencing be utilized as currently proposed, the fence shall be double faced, with butted vertical fence board on each side with a continuous layer of'/ inch plywood. NOI-2. Second story homes with direct line of site to Sonoma Mountain Parkway shall be equipped with mechanical ventilation systems in order to achieve interior temperature controls without the need to open windows. Additionally, sound rated windows and doors shall be required and design level acoustical analysis shall be performed showing that interior noise levels of 45-dBA or below are achieved. NOI-3. Due to the proximity of sensitive receptors to the subdivision site, all construction activities shall be required to comply with the following and be noted accordingly on construction contracts: Construction Hours/Scheduling: The following are required to limit construction activities to the portion of the day when the number of persons in the adjacent sensitive receptors are likely to be the lowest: 60 a. Construction activities for all phases of construction, including servicing of construction equipment shall only be permitted during the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday and between 9:00 a.m. to 5:00 p.m. on Saturdays. Construction is prohibited on Sundays and on all holidays recognized by the City of Petaluma. Delivery of materials or equipment to the site and truck traffic coming to and from the site is restricted to the same construction hours specified above. 2. Construction Equipment Mufflers and Maintenance: All construction equipment powered by internal combustion engines shall be properly muffled and maintained. 3. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary idling of internal combustion engines is prohibited. 4. Equipment Location and Shielding: All stationary noise -generating construction equipment, such as air compressors, shall be located as far as practical from the adjacent homes. Acoustically shield such equipment when it must be located near adjacent residences. 5. Quiet Equipment Selection: Select quiet construction equipment, particularly air compressors, whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working order. 6. Staging and Equipment Storage: The equipment storage location shall be sited as far as possible from nearby sensitive receptors. 7. Noise Disturbance Coordinator: Developer shall designate a "noise disturbance coordinator" who will be responsible for responding to any local complaints about construction noise. This individual would most likely be the contractor or a contractor's representative. The disturbance coordinator would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and would require that reasonable measures warranted to correct the problem be implemented. The telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. ..........._ Paae 46 of 60 4 fil 3.13. POPULATION AND HOUSING: Less Than Potentially Significant Less than No Would thero ect: Significant with Significant Impact p 1 Impact Mitigation Impact a) Induce substantial growth in an area, either directly (for example, by proposing new homes and El El 0 El businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of El E] El M replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement El El M housing elsewhere? Sources: 2025 General Plan and EIR; City of Petaluma 2009-2014 Housing Element. Population and Housing Setting: The 2025 General Plan proposes development of approximately 6,000 additional residential units and a buildout population of approximately 72,700. This represents an annual growth rate of nearly 1.2% per year. The project would add 21 new market rate dwelling units. The project is identified as Site 8 within the City of Petaluma Residential Land Inventory Opportunity Sites, Appendix A to the City of Petaluma 2009-2014 Housing Element, prepared 2009. Population and Housing Impact Discussion: 3.13(a). Less Than Significant Impact: The project site is located within the UGB and will not directly or indirectly induce substantial growth. The project proposes the construction of 21 residential units intended to serve approximately 58 residents, assuming occupancy of 2.75 people per unit. The projected population does not constitute a substantial increase and remains sufficiently below the General Plan 2025 population projections. Although the project will result in the construction of one road to provide through access between Sonoma Mountain Parkway and Armstrong Drive, the roadway would not promote further development beyond what is proposed for the project site. The extension of utilities will be limited to provide services to the subject property. Therefore, it is not expected that the project will have a direct or indirect impact related to growth inducement. 3.13(b -c). No Impact: At present the project site contains two existing residences and associated outbuildings; both of the houses are currently vacant and onsite structures are not in use. The Project will not displace a substantial number of existing housing units or people, necessitating the construction of replacement housing elsewhere. The project implements the City's Housing Element by contributing 21 at market units to the existing housing stock within the City of Petaluma. Therefore, the project will have no impacts that displace people or existing housing. Mitigation Measures: None required. Pace 47 of 60 3.14. PUBLIC SERVICES: Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? b) Police protection? c) Schools? d) Parks? e) Other public facilities? Sources: 2025 General Plan And EIR. Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ Public Services Setting: In order to offset the cost of improving or expanding City services to accommodate the demand generated by new development the City charges one-time impact fees on new private development. Development impact fees are necessary in order to finance required public service improvements and to pay for new development's fair share of the costs necessary to maintain acceptable levels of service related to fire and police protection services, open space, parkland and other such public services. Public Services Impact Discussion: 3.14(a -b). Less Than Significant Impact: The project site is located in the North East Planning Subarea in an existing neighborhood that is well served by public services. The increase in residents resulting from the proposed subdivision may provide for a slight increase in demand for police and fire service. However, new demands on fire and police service have been previously anticipated as part of General Plan build out and are accounted for with the Fire Suppression Facilities impact fee and Law Enforcement Facilities Fee that are intended to offset the impacts of growing demand for services. General Plan policy 7-P-19 establishes a four minute travel time and a six minute response time for emergencies within the city. The project is located approximately 1.5 miles from Fire Station 2, at 1001 N. McDowell Boulevard at Corona Road. The project is within the response radii (see GP EIR figure 3.4-2) and travel time is achievable within the targeted 4 minutes. The project is consistent with the General Plan 2025 because of the redundancy of approach access, the ability of emergency response vehicles to override traffic controls with lights, sirens, and signal pre-emption, and their ability to travel in opposing travel lanes in congested conditions. The addition of project trips to the adjacent grid street network is not expected to cause a reduction in travel speeds sufficient to cause significant delays for emergency vehicles. Pane 48 of 60 G Although additional fire and/or police service calls may occur as a result of the project, substantial new fire protection or police protection facilities will not be warranted to maintain necessary levels of service. As a standard condition of project approval, the applicant shall pay all development impact fees applicable to a residential development project, including fire suppression facilities and law enforcement facilities impact fees. These funds are sufficient to offset any cumulative increase in demands to fire and police protection services and ensure that impacts from new development are less than significant. 3.14(c). Less Than Significant Impact: The Project will not result in substantial adverse physical impacts or require new school facilities. The project site is located within the Old Adobe Elementary School District and in close proximity to Sonoma Mountain Elementary School. The General Plan projects that the Old Adobe Elementary School District will experience a minimal increase in enrollment, whereas the Petaluma Joint Union High School District will experience a decrease in enrollment by General Plan buildout due to a shift in the population demographics. Based on current capacities sufficient school facilities are in place to accommodate any minor increase in enrollment associated with development of the Avila Ranch Subdivision. The project is subject to the payment of statutory school impact fees to offset any cumulative impacts on the school system. Therefore, the proposed Avila Ranch Subdivision will have less than significant impacts to schools. 3.14(d). Less Than Significant Impact: The City has adopted a citywide parks standard of 5 acres of parkland per 1,000 residents. Bond Park is located approximately 0.3 miles southwest of the project site and provides recreation opportunities to future residences. Additionally, the trail along Lynch Creek is accessible within 0.25 miles of the project site and provides a passive walking trail. The subject subdivision, proposing the construction of 21 residences, will not constitute a substantial growth in population and existing park facilities are expected to be sufficient to meet active and passive recreational demands of new residents. A substantial adverse impact to park facilities is not expected to occur from implementation of the subject project. Therefore, impacts to park lands due to the subject subdivision will be less than significant. 3.14(e). No Impact: The Project will not result in substantial adverse impacts associated with any other public facilities. The proposed project area is surrounded by established residential development and is well served by existing public services. The project will not generate a substantial increase in demands that warrant the expansion or construction of new public facilities. Therefore, no impacts related to other public facilities are expected. Mitigation Measures: None required Paoe 49 of 60 3.15. RECREATION deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse ❑ ❑ ❑ physical effect on the environment? Sources: 2025 General Plan: Figure 6-1 Parks and Open Space; and EIR. Recreation Setting: The City of Petaluma contains approximately 1,300 acres of parks and open spaces, which represents approximately 18% of the acreage within the UGB. The public parks and recreational opportunities within the UGB accommodate a wide range of uses and activities that include both active and passive recreation. Parkland development and open space acquisition impact fees are required and offset any cumulative impacts of new development on recreational resources. Recreation Impact Discussion: 3.15(a). Less Than Significant Impact: The proposed subdivision may result in a minimal increase in the use of nearby parks which include Bond Park, Luchessi Park, Prince Park and Lynch Creek Trail; all of which are located within approximately 1.5 miles of the project site. The nearby parks have sufficient capacity to accommodate additional use by neighborhood residents. Increased patronage to Bond, Luchessi and Prince Park and Lynch Creek Trail and/or other parks within the UGB would not result in substantial physical deterioration of facilities nor would deterioration be accelerated. The project is not expected to substantially increase the use of existing parks or recreational facilities therefore impacts would be less than significant. 3.15(b). No Impact: The project does not include active recreational facilities and does not require the construction or expansion of recreation facilities. Therefore, the project is not expected to result in any adverse impacts related to the construction or expansion of recreational facilities. Mitigation Measures: None required. Paoe 50 of 60 n/—/ Potentially Significant Less than No Would ther0 ect: P 1 Significant Impact with Mitigation Significant impact Impact Incorporated a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical ❑ ❑ ® ❑ deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse ❑ ❑ ❑ physical effect on the environment? Sources: 2025 General Plan: Figure 6-1 Parks and Open Space; and EIR. Recreation Setting: The City of Petaluma contains approximately 1,300 acres of parks and open spaces, which represents approximately 18% of the acreage within the UGB. The public parks and recreational opportunities within the UGB accommodate a wide range of uses and activities that include both active and passive recreation. Parkland development and open space acquisition impact fees are required and offset any cumulative impacts of new development on recreational resources. Recreation Impact Discussion: 3.15(a). Less Than Significant Impact: The proposed subdivision may result in a minimal increase in the use of nearby parks which include Bond Park, Luchessi Park, Prince Park and Lynch Creek Trail; all of which are located within approximately 1.5 miles of the project site. The nearby parks have sufficient capacity to accommodate additional use by neighborhood residents. Increased patronage to Bond, Luchessi and Prince Park and Lynch Creek Trail and/or other parks within the UGB would not result in substantial physical deterioration of facilities nor would deterioration be accelerated. The project is not expected to substantially increase the use of existing parks or recreational facilities therefore impacts would be less than significant. 3.15(b). No Impact: The project does not include active recreational facilities and does not require the construction or expansion of recreation facilities. Therefore, the project is not expected to result in any adverse impacts related to the construction or expansion of recreational facilities. Mitigation Measures: None required. Paoe 50 of 60 n/—/ 3.16. TRANSPORTATION AND CIRCULATION Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact FEW b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other El established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location El results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) ❑ or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such ❑ facilities? El 0 El 0 ❑ ❑ ❑■ El Sources: 2025 General Plan and EIR; GP Figure 5-1; and "Fire Ladder Truck Access Plan (TM -10)", December Transportation and Circulation Setting: The City of Petaluma is bisected by U.S. 101, which serves as the primary route between San Francisco and Marin and Sonoma Counties. U.S. 101 accommodates over 90,000 vehicles per day within Petaluma. The circulation system within the City of Petaluma consists of approximately 140 miles of streets including, arterials, collectors, connectors, and local streets. The major arterial serving the project site is the Sonoma Mountain Parkway, which is a two lane arterial, located contiguous to the northern boundary of the subdivision site. This roadway contains a raised and planted median separating two lanes of travel in each direction (east/west) and contains a sidewalk, street tree planting strip, and curbs and gutters. There is no on -street parking provided along Sonoma Mountain Parkway. The roadway is designated for a Class II bikelane, which consists of stripping and signage denoting a separate on -street lane of travel for cyclists. The Petaluma General Plan 2025 was adopted in May 2008 and specifies a Level of Service (LOS) standard for streets wherein the minimum acceptable operation is LOS D. Policy 5-P-10 states, "Maintain an intersection level of service (LOS) standard for motor vehicle circulation that ensures efficient traffic flow and supports multi -modal mobility goals. LOS should be maintained at Level D or better for motor vehicles due to traffic from any development project." The project will be subject to the payment of development impact fees, including the Traffic Mitigation fee to offset its contribution to citywide traffic. 51 of 60 The City's Traffic Impact Study Guidelines are based on industry standards and indicate that a traffic study is warranted if a project is anticipated to create either 500 trips per day or 50 trips per peak hour. If a project falls within 10% of these thresholds the City may exercise discretion in whether or not to require a project specific traffic study. Generally a single family detached residential development of 50 units is anticipated to create 500 trips per day. As a 21 -lot subdivision, the proposed Avila Ranch Project is expected to generate less than 500 trips per day and contribute less than 50 trips during the peak hour. Therefore, a traffic impact study is not required. Transportation and Circulation Impact Discussion: 16(a -b). Less Than Significant Impact: Access into the project site is provided from Sonoma Mountain Parkway, which is a major east/west arterial. New residents will be able to enter the site through a right turn into the new subdivision off of eastbound Sonoma Mountain Parkway. A new subdivision street, Avila Ranch Way, will provide public access through the subdivision site. A secondary access point will be available from the neighborhood to the south via connectivity to Armstrong Drive off of Acadia Drive, which can be accessed from Rainier Avenue to the east. The project will not cause traffic levels to exceed, either individually or cumulatively, a level of service standard established for designated roads or highways. As described above, LOS D and above is considered acceptable pursuant to the General Plan. The project will not cause a substantial increase in traffic relative to the existing traffic load and capacity of the street system. Nor will the project affect level of service or substantially increase delays at intersections in the project vicinity. Therefore, impacts to LOS due to the project's trip generation will be less than significant. Each residential lot shall be held to the standard Zoning Ordinance requirement of one covered and two uncovered on-site parking spaces. The proposed public street, Avila Ranch Way, is designed to accommodate on -street parking on both sides of the street. Thus, the project proposes adequate parking for both residents and visitors alike. As described above, the project will not cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system. 3.16(c). No Impact: The project will have no impact on air traffic patterns, given the nature and location of the residential development, which is well outside of the established airport flight pattern. 3.16(d). Less Than Significant Impact: The adequacy of sight distance for vehicles exiting the proposed subdivision onto Sonoma Mountain Parkway is sufficient. At the subdivision site, Sonoma Mountain Parkway is a four lane arterial that is divided by a landscaped median. The speed limit along this roadway is 40 mph. The stopping sight distance for vehicles approaching the driveway is over 500 feet, which is greater than the intersection sight distance design recommendation of 305 feet. The sight distances for any vehicles exiting the site onto Sonoma Mountain Parkway will be adequate if no visual obstructions exist along the project frontage. The proposed street trees, bermed landscaping, and fence as shown on TM -9 are sufficiently set back so as not to obstruct views from the project driveway. Other than Sonoma Mountain Parkway, site access will be available from neighborhood streets south of the subdivision. Vehicles may enter the residential neighborhood from Rainier Avenue or Acadia Drive and connect to Armstrong Drive to access Avila Ranch Way from the south. As proposed Armstrong Drive at the Acadia Drive intersection will be controlled with a stop sign to ensure safety. The project's design provides sufficient set back from roadways and maintains visibility around corners. The introduction of shrubs and trees associated with onsite landscaping will alter the current visibility onsite. However, the proposed landscaping plan considers visibility in the selection and location of plants shrubs and trees. As proposed, there are no hazards that impede or block visibility or represent an incompatible design feature. Therefore, the project will have less than significant impact resulting from site design hazards. 3.16(e). Less Than Significant Impact: The project's internal circulation plan (TM -10) has been reviewed and meets all standard conditions imposed by the Petaluma Public Works and Fire Departments. Site circulation was determined to be adequate, including sufficient street widths on the project's public streets to allow for fire truck turn around and sufficient access to private driveways. Therefore, emergency vehicle access is adequate and potential impacts due to a conflict with emergency access will be less than significant. Paoe 52 of 60 3.16(f). Less Than Significant Impact with Mitigation: As proposed, facilities for alternative modes of transportation are provided as part of the project design. Existing bicycle facilities in the project vicinity include a Class II striped on -street bicycle route along Sonoma Mountain Parkway. Figure 5-2 of the Petaluma General Plan: the Proposed and Existing Bicycle Facilities Map shows an existing Class II (on -street, striped lane) along Sonoma Mountain Parkway. Pursuant to measure Circ -1 below, the project is responsible for ensuring that proper striping and signage is available along the entire property frontage that depicts the Class II route and alerts drivers to the presence of cyclists. This measure ensures consistency with the adopted bicycle and pedestrian plan (2008). The subdivision is adjacent to an existing neighborhood, which has been developed with sidewalks and pedestrian access. Pedestrian connectivity within the proposed subdivision will be provided via concrete sidewalks that interconnect to the exiting pedestrian facilities within the adjacent neighborhood, namely from the interior Avila Ranch Way to Armstrong Drive to the south and to Sonoma Mountain Parkway to the north. There are existing bus stops located in proximity to the project site including Sonoma County Transit (Route 44 to Santa Rosa) near the intersection of Sonoma Mountain Parkway and Rainier Avenue. Additionally, an existing Golden Gate Transit stop is located approximately 500 feet west of the site at the Sonoma Mountain parkway and Campus Circle Drive intersection (Route 76 to San Francisco). With measure Circ -1 below, the Project conforms to adopted policies, plans, or programs supporting public transit, pedestrian and bicycle facilities. Proposed facilities include sidewalks within the subdivision, class II facilities along the project's frontage to Sonoma Mountain Parkway, and connectivity to trails and bike routes in the project vicinity. All modes of transportation including transit, bicycle, and pedestrian are expected to adequately serve the project. There are no aspects of the project that would decrease performance or safety of existing alternative transportation facilities. The project is designed to seamlessly connect to the existing pedestrian and bicycle facilities in the project vicinity. With implementation of measure Circ -1 the project's potential impacts to traffic and circulation due to a conflict in alternatives of modes transportation would be reduced to less than significant levels. Mitigation Measures: CIRC -1. The project applicant shall be responsible for the cost associated with the installation of signage and striping along the frontage of the property at Sonoma Mountain Parkway noting the presence of a Class 11 Bike route. Pane 53 of 60 3.17. UTILITIES AND SERVICE SYSTEMS Would the project: Potentially Significant Less than No Significant with Significant Impact Mitigation Impact Impact Incorporated a) Exceed wastewater treatment requirements of the ❑ ❑ ® ❑ applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ ❑ ® ❑ existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing ❑ ❑ ® ❑ facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve El El ® El project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the El ElElproject that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted El❑ ® El to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and El © ❑ regulations related to solid waste? Sources: 2025 GP and EIR; Water Resource and Conservation 2010 UWMP; and Sonoma County Water Agency 2010 UWMP; and hffp://www.scwa.ca.gov/current-water-supply-levels/. Utilities and Service Systems Settings: The City of Petaluma collects Impact Fees for wastewater, storm drain, and other utilities and service systems. The one-time impact fees are charged to offset the cost of improving or expanding city facilities in order to accommodate new private development; the fees are utilized to fund the construction or expansion related to capital improvement necessitated by cumulative growth citywide. The Avila Ranch Subdivision site is currently underutilized and development will require the extension of public utilities to meet the service demands generated by new development onsite. The extension of services is not expected to require substantial infrastructure improvements or enhancements in order to adequately serve the project site as the surrounding area is well served by existing public utilities. Water Supplies and Service Systems The Petaluma Department of Public Works and Utilities is the water purveyor for the City of Petaluma. The City purchases potable water wholesale from the Sonoma County Water Agency (SCWA). The primary source of water is supplied by the Russian River and supplemented with groundwater from the Santa Rosa Plain via the Petaluma Aqueduct. The City of Petaluma also extracts groundwater from the Petaluma Valley Basin. Groundwater serves as a backup water supply in the event that SCWA water deliveries are curtailed. Pace 54 of 60 The City's Water Resource & Conservation Division (WR&C) provides municipal water service to upwards of 60,000 customers and is required to prepare an Urban Water Management Plan (UWMP) on a 5 -year basis, pursuant to the Urban Water Management Plan Act. The City's 2010 Urban Water Management Plan updated the General Plan 2025 by extending the term of water analysis through the year 2035. The UWMP water analysis further refined the supply and demand management programs based on population trends and land uses set forth in the 2025 General Plan, the current water supply contract with the Sonoma County Water Agency (SCWA), and planned City water recycling and water conservation programs. The 2010 UWMP projected that by 2035 (expected General Plan buildout year) the gross water demand would be 14,022 acre-feet per year. It further estimated that implementation of water demand reduction programs would achieve a water savings of 2,402 acre- feet per year. Therefore, the net demand projected for the City's water service area is 11,047 acre-feet at buildout of the General Plan. As a potable water purveyor, the SCWA also prepared a 2010 Urban Water Management Plan (Brown & Caldwell June 2011), which was adopted on June 21, 2011. The SCWA maintains water rights permits for surface water from the Russian River with a limit of 75,000 acre-feet per year. The permits typically contain terms limiting the rates of direct diversion in order to protect fish and wildlife species and recreation activities. It is anticipated that the SCWA will obtain water rights approval from the State Water Control Board to increase future water diversions above 75,000 acre feet in 2027 and to 80,000 acre-feet in 2035. This expectation is based on a number of factors including the fact that physical water supply needed to support additional diversion already exists, the requested increase remains relatively small, customers and policy makers are maximizing conservation efforts to the greatest extent practicable and finally, that the need for additional diversions is supported by the findings of the SCWA 2010 Urban Water Management Plan. Accordingly, the SCWA expects to be able to increase annual water deliveries to Petaluma from approximately 7,200 acre-feet in 2010 to 11,400 acre-feet by 2035. California had experienced several consecutive dry years and on January 17, 2014 Governor Brown declared a drought emergency. SCWA and members of the Sonoma -Marin Saving Water Partnership, including the City of Petaluma approved a resolution seeking a 20% voluntary water reduction. Despite the low rainfall Lake Sonoma, which provides a majority of the SCWA water supply is at 74% capacity with multiple years of water supply remaining. Accordingly, mandatory conservation measures are not currently required nor are they anticipated since adequate water supplies are currently available and will continue to be available. Fluctuations in annual rainfall are anticipated and are considered in long term water management planning as described in the UWMP. The analysis therein concluded that there are sufficient water supplies to meet existing and future demand generated by increased growth and development. The General plan stipulates the need for routine monitoring of water supplies relative to actual use and expected demands of each new development project (GP policy 8-P-4) as a means to ensure that the City of Petaluma maintains a sufficient water supply to meet the City's water demands through General Plan buildout. Wastewater Treatment The Ellis Creek Water Recycling Facility treats all wastewater generated by the City of Petaluma and the unincorporated Sonoma County community of Penngrove. The water recycling facility produces tertiary recycled water in compliance with the California Department of Health Services Title 22 requirements for unrestricted use. The wastewater treatment system is comprised of more than 195 miles of underground piping and 9 pump stations, with plans for incremental expansion until 2025. Treatment capacity is at approximately 6.7 million gallons per day (average dry weather flow) with actual treatment at approximately 5 million gallons per day. During the dry summer months, recycled water is introduced into the City's recycled water system with allowable irrigation uses including: residential landscaping, unrestricted access golf courses, agricultural lands, parks, playgrounds and schools and other uses permitted by the California Department of Health and Safety Code. As set forth in the General Plan EIR, the Ellis Creek Facility has the capacity to serve all wastewater treatment needs for the City through 2025 and beyond. Storm Drains Within the City of Petaluma storm drains convey runoff from impervious surfaces such as streets, sidewalks, and buildings to gutters that drain to creeks and the Petaluma River and ultimately the San Pablo Bay. This water is untreated and carries with it any contaminants picked up along the way such as solvents, oils, fuels and sediment. The City has implemented a storm drain -labeling program to provide a visual reminder that storm drains are for rainwater only. The City's Stormwater Management and Pollution Control Ordinance, set forth in Chapter 15.80 of the City's Municipal Code, establishes the standard requirements and controls on the storm drain system. Paae 55 of 60 � � �V All existing and proposed development must adhere to the City's Stormwater Management and Pollution Control Ordinance, as well as the policies set forth in the General Plan including: 8 -P -30C: On-site and off-site improvements, deemed necessary by the City to reduce the surface water impacts associated with a specific development proposal shall be designed, constructed, and maintained in perpetuity at the cost of the development associated with said impacts. 8 -P -37J: Projects may construct detention/retention facilities as mitigation for surface water impacts, so long as the improvements result in an improvement to the pre -project conditions by way of a net reduction in storm water elevations and downstream flows. Utilities and Service Svstems Imoact Discussion: 3.17(a). Less Than Significant Impact: The project is not expected to exceed wastewater treatment requirements set forth by the Regional Water Quality Control Board, nor necessitate the expansion or construction of wastewater treatment facilities. The estimated wastewater generation of the proposed project falls within the capacity of the existing sanitary sewer lines and the City's wastewater treatment plant as discussed in subsections 3.17 b and e below. The project does not propose any industrial uses that would generate wastewater requiring special treatment or would contain constituents exceeding applicable standards. Therefore, the project would not exceed wastewater treatment requirements and impacts would be less than significant. 3.17(b). Less Than Significant Impact: The expected wastewater generated by the project is consistent with the service needs anticipated by the Petaluma General Plan 2025 and will not require the expansion of treatment facilities or the construction of new facilities. Applicable City Water and Wastewater Capacity fees will be collected from the applicant in order to fund the applicant's share for use of existing facilities and planned improvements. The proposed subdivision project includes construction of a public water main and public sanitary sewer main within the proposed residential street, which will connect to the existing public water and wastewater systems located in Armstrong Drive and Sonoma Mountain Parkway. Each new subdivision lot will be individually metered. The residential lots will be connected to the public main by way of a sewer lateral or private sewer main extending through private driveways. Wastewater flows will be conveyed to the Ellis Creek Water Recycling Facility, which has sufficient operating capacity to handle the minimal additional flows generated by the Avila Ranch Subdivision project. There would be no new construction or expansion of domestic water or wastewater facilities as part of the proposed project. Therefore, the project would have less than significant impact to wastewater treatment capacities. (Also see response 3.17(d) below for discussion on water facility impacts). 3.17(c). Less Than Significant Impact: Construction of the proposed subdivision will increase the amount of impervious surfaces present on the project site, including building roofs, pavement and sidewalk, thereby increasing stormwater runoff. At present there is a drainage ditch extending the length of the site from Sonoma Mountain Parkway to Armstrong Drive which conveys runoff from the upland watershed to the public storm drain system located downslope of the site. As proposed, the project includes an onsite storm drain system that connects with the existing storm drain system in a manner that is consistent with the pre -development conditions. Storm water will be managed through the development of two onsite storm drains intended to manage the existing public drainage from the north as well as new drainage needs generated by the project development. A 48" public main will convey the upslope runoff from the existing Sonoma Mountain Parkway to the existing 48" storm drain within Armstrong Drive. This public storm drain will be located within the Avila Ranch Way right-of-way and will retain the same inflow and outflow connection points. A second storm drain system will be constructed to collect runoff resulting from onsite development. The project includes onsite detention to manage storm water runoff and protect water quality. The onsite storm drain system includes a low flow, permeable gutter pan that conveys flows to street -side bio -retention structures. The runoff and high flows will be directed to a 36" storm detention structure located in Parcel E, at the southernmost portion of the project site. At that point it will be metered out via a sharp crested weir to the 48" public storm drain within Armstrong Drive. 60 The project is not expected to increase runoff to the existing storm drain system relative to the existing condition, because the subdivision site will be improved with an onsite storm drain system that detains flows and conveys runoff to the existing 48 -inch public storm drain. Therefore, the Project will not result in significant environmental impacts due to the expansion of existing storm water drainage facilities or construction of new facilities. 3.17(d). Less Than Significant Impacts: This project is not expected to create a new water demand that would exceed water supplies. The proposed subdivision is within the UGB and is within the density range anticipated by the General Plan. As noted, the 2010 Urban Water Management Plan updated the General Plan 2025 water analysis and further refined a water supply program that relies upon water from SCWA, recycled water (potable offset), and conservation. Per Policy 8-P-4 of the Petaluma General Plan 2025, City staff is required to monitor actual demand for potable water in comparison to the supply and demand projections. In comparing actual demand for potable water to an annual SCWA supply limit for Petaluma of 4,366 million gallons per year (13,400 acre-feet) and a peak supply limit of 21.8 million gallons per day it was found that, in both instances, potable demand is within available SCWA supply capacity. Conservation efforts including tiered water rates and the conversion of the Rooster Run Golf Course to recycled water have kept annual and peak demands within the available SCWA supply at approximately 3,174 million gallons per year, with an average day maximum month peak demand of 11.6 million gallons in 2013. The water demand for the proposed development, including pipeline projects would result in an average day month peak demand of 12.43 million gallons and an annual demand of 3,375 million gallon per year. These water demands are within the available SCWA supply. The existing water supplies, facilities and infrastructure are sufficient to meet the demands of the project without the need for substantial expansion or new construction. A standard condition from the department of Water Resources and Conservation requires that the project comply with the City's Water Conservation Ordinance for interior and exterior water usage. Water demand onsite will be limited through efficient irrigation of the landscaping and water efficient fixtures, and appliances indoors consistent with requirements established by the CalGreen Building Code. Therefore, the project's impacts to water supplies and related infrastructure would be less than significant. 3.17(e). Less Than Significant Impact: The project is a residential development of the type and density anticipated in the General Plan. The project's contribution to wastewater flows were anticipated in the General Plan and have been considered for operating capacity of the water treatment plant. The increase of 21 dwelling units is well within the flow capacity analyzed as part of the General Plan. The proposed project will not generate wastewater that exceeds the capacity of the City's wastewater treatment plant, when added to existing and projected commitments through General Plan buildout. Therefore, the project will have less than significant impacts related to the adequacy or capacity of wastewater treatment facilities. 3.17(f). Less Than Significant Impact: The Avila Ranch Subdivision project, consisting of 21 single-family dwelling unit, is expected to contribute to the generation of solid waste within the UGB. However, the amount of solid waste generated by the project is considered minimal and is consistent with the service needs anticipated by the Petaluma General Plan and evaluated in the General Plan EIR. Solid waste disposal facilities are owned and operated by the Sonoma County Department of Transportation and Public Works and the City maintains a franchise solid waste hauling agreement requiring the franchise hauler as part of its contractual obligations to select properly permitted Approved Disposal Location(s) with adequate capacity to serve city service needs. Although the project will generate additional solid waste, the project's contribution is considered minimal and is not expected to exceed landfill capacity. Therefore, the project will have a less than significant impact due to the disposal of solid waste. Paoe 57 of 60 4, bb 3.17(8). Less Than Significant Impact: The project is only expected to generate solid waste typical of residential uses. Policy 4-P-21 requires waste reduction in compliance with the Countywide Integrated Waste Management Plan (CoIWMP). Construction related waste will be reduced through the development of a construction waste management plan. At present, the City is under contract with Petaluma Refuse and Recycling for solid waste disposal and recycling services. This company provides canisters for waste, green (plant waste) materials, and recycling. Solid waste is collected and transferred to the Sonoma County landfill sites. The project would be supplied with the same solid waste and recycling opportunities through the County's existing waste management system via the City's solid waste service provider. Although the project would generate additional solid waste, it is not expected to exceed landfill capacity and is not expected to result in violations of federal, state, and local statutes and regulations related to solid waste. Therefore, the project would have a less then significant impact due to solid waste disposal. Mitigation Measures: None Required. Paoe 58 of 60 'n W I 3.18. MANDATORY FINDINGS OF SIGNIFICANCE (CAL. PUB. RES. CODE §15065) A focused or full environmental impact report for a project may be required where the project has a significant effect on the environment in any of the following conditions: Less Than Potentially Significant Less than No Significant with Significant Impact Would the project: Impact Mitigation Impact Incorporated a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten ❑ ® ❑ ❑ to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a ❑ ❑ ® ❑ project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, which will El ® El El substantial adverse effects on human beings, either directly or indirectly? Mandatory Findings Discussion: 3.18(a). Less Than Significant Impact with Mitigation: The project is located within the UGB and is considered as part of the development plan set forth in the City's General Plan and analyzed in the EIR. The project is consistent with the General Plan Land Use and goals, policies and programs. With implementation of mitigation measures set forth above in sections 3.1, 3.4, and 3.5 the project's potential impacts to the quality of the environment would be reduced to levels below significance. As such, the project will not degrade the quality of the environment, reduce habitat, or affect cultural resources. Therefore, the project will have less than significant impacts due to degradation of the environment, with implementation of the referenced mitigations. 3.18(b). Less Than Significant Impact: The proposed project is consistent with the City's General Plan land use designation for the site and the City's long-range plan for future development. The project is also consistent with the surrounding land uses and implements the intent of the UGB through infill development on underutilized lots. Public utility and service providers will be capable of serving the project with existing or planned facilities. The Project does not increase the severity of any of the impacts from the levels identified and analyzed in the General Plan, and development of the Project site is proposed at densities consistent with those set forth in the General Plan EIR. Therefore the project's cumulative impacts will be less than significant. 3.18(c). Less Than Significant Impact with Mitigation: The project has the potential to result in adverse impacts to humans due to air quality, geology and soils, noise, and hydrology. With those mitigation measures set forth above, the project will have less than significant environmental effect that would directly or indirectly impact human beings onsite or in the project vicinity. Therefore the project will have less than significant impacts due to substantial adverse environmental effects, with implementation of identified mitigation measures. Paos 59 of 60 A-W- 4. REFERENCE DOCUMENTS: General Plan and Zoning Ordinance General Plan Chapter 1. Land Use, Growth Management, & the Built Environment General Plan Chapter 7. Community Facilities, Services & Education General Plan Chapter 2. Community Design, Character, &Green Building General Plan Chapter 8. Water Resources General Plan Chapter 3. Historic Preservation General Plan Chapter 9. Economic Health & Sustainability General Plan Chapter 4. The Natural Environment General Plan Chapter 10. Health & Safety General Plan Chapter 5. Mobility General Plan Chapter 11. Housing General Plan Chapter 6. Recreation, Music, Parks, & the Arts Implementing Zoning Ordinance/ Maps Other Sources of Information Petaluma UWMP Published geological maps SCWA UWMP General Plan 2025 EIR FEMA Flood Insurance Rate Mas SMART Master Plan BAAQMD CAP BAAQMD CEQA Guidelines Technical Appendices: The following resources were prepared in order to further identify project specific parameters. Copies of these technical documents are incorporated herein by reference are available for review during normal business hours at the City of Petaluma, 11 English Street, in the Community Development Department. A. 'Tree Inventory & Evaluation: Avila Ranch," prepared by Becky Duckles, Consulting Arborist & Landscape Advisor, prepared 2005 and updated December 9, 2013. B. "Biological Resources Assessment," prepared by WRA Environmental Consultants, dated August 2013. C. "Section 404 Preliminary Jurisdictional Delineation," prepared by WRA Environmental Consultants, dated August 2013. D. "Cultural Resources Evaluation for the Avila Ranch property, 511 Sonoma Mountain Parkway," prepared by Archaeological Resource Service, August 15, 2013. E. "Environmental Noise Assessment: Avila Ranch Residential Subdivision," prepared by Illingworth & Rodkin, Inc., January 10, 2014. F. "Soil Engineering Consultation and Soil Investigation Report," prepared by Reese & Associates Consulting Geotechnical Engineers, January 14, 2005 and update provided November 11, 2013. G. "Phase I Environmental Site Assessment," prepared by SCS Engineers, January 2005. H. 'Preliminary Detention Analysis," prepared by Steven J. Lafranchi & Associates, Inc., October 2013. I. "Supplemental Hydraulic Calculations," prepared by Steven J. Lafranchi & Associates, Inc., December 2013. Paoe 60 of 60 City of Petaluma MITIGATED NEGATIVE DECLARATION Community Development Department Planning Division 11 English Street, Petaluma, CA 94952 The City of Petaluma has prepared this Mitigated Negative Declaration for the following project: To: Sonoma County Clerk Retum To: Cityof Petaluma 2300 County Center Drive Planning Division La Plaza, Building B, Suite 177 11 English Street Santa Rosa, CA 95406 Petaluma, CA 94952 Project Title: AVILA RANCH REZONE AND SUBDIVISION File Number: 09 -TSM -0344 Project Location: 511 Sonoma Mountain Parkway, Petaluma, CA 94954 APN: 149-413-024 Project Applicant: Doyle Heaton: DRG Builder 3496 Buskirk Avenue, #104 Pleasant Hill, CA 94523 (925)939-3473 Project Description: The proposed project includes a rezone from R4 to R2 (2.6 to 8.0 dwelling units per acre) and a tentative subdivision map for 21 single-family homes and Parcels A -F on a 4.92 acres site (APN: 149-413- 024). The 21 -lot subdivision will be served by a proposed public street, Avila Ranch Way, which will provide connectivity off of Sonoma Mountain Parkway from the north and from Armstrong Drive to the south. Utilities will be extended to each lot within public and private streets and via the appropriate Public Utility Easements. The project site is comprised of a nearly square parcel, except the northeast portion of the project site where the project boundaries circumvent an existing lot (APN: 149-413-024) that houses a single residence, garage and shed. The project site is surrounded on 3 sides by existing residential development and the fourth side has frontage along Sonoma Mountain Parkway. The project involves the abandonment of two existing onsite easements and demolition of existing structures onsite. The proposed project will result in the development of 21 single-family homes on lots ranging in size from 6,018ft' to 8,009f2 consistent with the R2 zoning and General Plan Land Use designation of Low Density Residential. The Avila Ranch site contains several existing buildings and structures including two residences, a shed, well house, garage, and pad. All onsite buildings and structure will be demolishes and removed as part of site preparation for the subject project. The existing drainage course that runs from the north to the south bisecting the project site has been identified as containing approximately 0.03 acres of seasonal wetlands that are under the jurisdiction of the U.S. Army Corps of Engineers. The project will result in fill to 0.03 acres of a linear drainage channel identified as seasonal wetlands. Approximately 2,220 cubic yards of fill material including asphalt, base material, and fill will be required to achieve desired elevations onsite. q,H, Parcels A -F provide for landscaping and stormwater treatment and detention. The project includes a bermed landscaping area, wood fence, and retaining wall along the frontage to Sonoma Mountain Parkway (Parcels A -C). The retaining wall and wood fence would be approximately 10 feet in height and provides for a 10 foot landscaping buffer between the proposed development and Sonoma Mountain Parkway. Parcels D, E and F will feature evergreen and deciduous trees, a variety of perennials and grasses, and will provide stormwater treatment and detention. FINDING: The City of Petaluma has reviewed the proposed project and has determined, based on the attached Initial Study and associated technical reports, that there is no substantial evidence that the project as mitigated will have a significant effect on the environment. The City of Petaluma finds that potentially significant impacts related to aesthetics, air quality, biological resources, cultural resources, geology and soils, hazards and hazardous material, hydrology and water quality, land use and planning, and noise, and transportation/traffic, can be reduced to less than significant levels with implementation of mitigation measures as set forth below and described in the attached Initial Study. MITIGATION MEASURES: The following mitigation measures will be incorporated into the project design or as conditions of approval, to ensure that any potential environmental impacts will be reduced to levels below significance. AES -1. The 10 -foot noise barrier along Sonoma Mountain Parkway shall incorporate a mounded berm, landscaping, and visually pleasing material such as wood fencing, similar to that exemplified on TM -6. AES -2. Building plans shall be designed to avoid and or shield vehicular lighting impacts to bedroom areas and other light-sensitive living areas of any nearby residential lot, home, or facility. Lots proposed at street intersections or in other potentially light-sensitive locations shall incorporate architectural or landscape design features to screen interior living space from headlight glare. AES -3. In order to avoid light intrusion onto adjacent properties, all exterior lighting shall be directed onto die project site and access ways, and shall be shielded to prevent glare and intrusion onto adjacent properties. Only low -intensity light standards and/or wall mounted lights shall be used (no flood lights), and lights attached to buildings shall provide a "soft wash" of light against the wall and shall generate no direct glare. AQ -1. The applicant shall incorporate Best Management Practices for all construction activities and clearly indicate these provisions in the specifications. In addition an erosion control program shall be prepared and submitted to the City of Petaluma prior to any construction activity. BMPs shall include but not be limited to the BAAQMD Basic Construction Mitigation Measures as modified below: 1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three times per day; 2. All haul trucks transporting soil, sand, or other loose material shall be covered; 3. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; 4. All vehicle speeds on unpaved roads shall be limited to 15 mph; 5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible: 6. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; _ -K 7. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]),- S. CCR]);S. Clear signage shall be provided for construction workers at all access points; 9. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; 10. Construction equipment staging shall occur as far as possible from existing sensitive receptors; 11. The Developer shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City prior to issuance of grading permits. Post a publicly visible sign with the telephone number of designated person and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations; and 12. The City's Public Works Inspector shall perform visual inspections during grading to assure that dust control is implemented and standard BMP are enforced. BIO -1. In order to avoid the bat maternity and/or bat hibernation periods and ensure protection of any bat species potentially present within onsite structures, demolition and tree removal shall be conducted between September 1st and October 30th. Should the applicant propose to commence demolition outside this time frame, a qualified biologist shall fust perform a bat roost survey of trees and inside the structures to determine if there is evidence of bat use (guano accumulation, acoustic or visual detections). If no evidence is found, demolition must commence within one month of the but roost survey or be re -surveyed within one month of demolition activities. If evidence of bat use is found, CDFW shall be contacted for guidance on exclusion methods or methods to allow the bats to passively leave the building. Exclusion methods typically hmclude covering openings with a netting or tubing flap that allow bats to exit but not re-enter. Additionally, trees that are felled shall be allowed to lay on the ground for a period of not less than 48 hours prior to being processed to allow tree -roosting bats to escape. BIO -2. To prevent impacts to migratory birds covered by State and federal law (California Department of Fish and Game Code and the MBTA), the applicant shall conduct vegetation removal (trees, shrubs, and weedy vegetation) between September I and January 30, which is outside of the general breeding season for birds. If no vegetation or tree removal is proposed during the nesting period, no surveys are required. If it is not feasible to avoid the nesting period, a pre -construction survey for nesting birds shall be conducted by a qualified wildlife biologist. If vegetation removal (trees, shrubs, or weedy vegetation) occurs between February 1 and June 15, then pre -construction surveys shall be performed within 14 days of such activities to determine the presence and location of nesting bird species. If vegetation removal (trees, shrubs, or weedy vegetation) occurs between June 16 and August 31, then pre -construction surveys shall be performed within 30 days of such activities to determine the presence and location of nesting bird species. In the event that an active nest is discovered in the trees or areas to be cleared, tree removal, clearing and construction shall be postponed for at least two weeks or until the biologist has determined that the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts, whichever is later. Work may proceed only if no active nests are found during surveys. BIO -3. To offset impacts to the 0.03 acres of Section 404 Waters of the US, credits shall be purchased from an approved mitigation bank at a ratio of one acre for every one acre impacted, or as otherwise directed by regulatory agencies. The ratio of 1:1 is proposed given the low -quality habitat of the onsite seasonal wetlands (linear drainage channel). The applicant shall provide proof of purchase of credits and notification to the City and regulatory agencies. BIO -4. Prior to issuance of tree removal permit, replacement trees equaling a total of 134 -inches of replacement trunk diameter (a total of 67 24 -inch box tree with a 2 inch dianieter or the equivalent pursuant to Zoning section 17.065 A.3.c.3) shall be shown on (TM -9). 4-W CUL -1. If during the course of ground disturbing activities, including, but not limited to excavation, grading and construction, a potentially significant prehistoric or historic resource is encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city -approved cultural resource specialist to adequately evaluate and determine significance of the discovered resource and provide treatment recommendations. Should a significant archeological resource be identified a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. CUL -2. In the event that buman remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended and the following measures shall be undertaken: I. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of death is required. 2. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. 3. The project sponsor shall retain a City -approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. 4. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American, and shall contact such descendant in accordance with state law. 5. The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent. GEO-1. Foundation and structural design for buildings shall meet the California Building Code regulations for seismic safety (i.e., reinforcing perimeter and/or load bearing walls, bracing parapets, etc.). GEO-2. Prior to issuance of a grading permit, an erosion control plan along with grading and drainage plans shall be submitted to the City Engineer for review. All earthwork, grading, trenching, backfilling, and compaction operations shall be conducted in accordance with the City of Petaluma's Subdivision Ordinance (#1046, Title 20, Chapter 20.04 of the Petaluma Municipal Code) and Grading and Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code). These plans shall detail erosion control measures such as site watering, sediment capture, equipment staging and laydown pad, and other erosion control measures to be implemented during construction activity on the project site. GEO-3. The design of all earthwork, cuts and fills, drainage, pavements, utilities, foundations, and structural components shall conform with the specifications and criteria contained in the Soils Investigation Report and Update, as approved by the City Engineer and/or Chief Building Official. GEO-4. As deemed appropriate by the City Engineer and/or Chief Building Official all recommendations as outlined in the Soils Investigative report prepared for the subject property by Giblin and supplemented by Reese & Associates (2005 and Updated in 2013), including but not limited to foundations system design and moisture conditioning of expansive clays expansive and compressive soils their full depth so as to cause pre -swelling prior to casting of slabs, are herein incorporated by reference and shall be adhered to in order to ensure that appropriate construction measures are incorporated into the design of the project. The geotechnical engineer shall inspect the construction work and shall certify to the City, prior to issuance of a certificate of occupancy that the improvements have been constructed in accordance with the geotechnical specifications. HAZ-1: The oil -fuel pipeline located adjacent to the main residence shall be removed and nearby soils shall be examined for evidence of migrated fuel oil. Any visibly contaminated soil shall be removed with a portion of the confirmation surface soil samples collected and analyzed. In the event that analytical results indicate contamination, additional soils shall be removed and disposed of properly. HAZ 2: Prior to demolition activities, all component materials of site structures planned for demolition shall be tested for the presence of ACBM and LBP. Where the material is found to contain greater than l percent asbestos and is friable, the material must be handled in accordance with Section 11-2-303. Federal and state construction worker health and safety regulations shall be followed during demolition activities due to the presence of lead based paint. All ACM and LBP shall be removed by a qualified lead abatement contractor and disposed of in accordance with existing hazardous waste regulations. Proper handling and disposal procedures that promote safe working conditions and minimize release of component materials into the environment shall be performed. Prior to issuance of demolition permit, the applicant shall provide proof of a 7# from BAAQMD. HYDRO -1. The project shall prepare and submit a SWPPP for review and approval by Public Works prior to issuance of grading permits. The City shall inspect the improvements and verify compliance prior to acceptance of improvements. The SWPPP shall comply with San Francisco Bay Area Regional Water Quality Control Board requirements. At a minimum, the plan shall: (a) identify specific types and sources of storm water pollutants; (b) determine the location and nature of potential impacts; and (c) specify and incorporate appropriate control measures. Best Management Practices generally entail the use of fiber and filter roles, catchment and sediment basins, designated staging and wash - down area, and bio -filtration planters. HYDRO -2. In accordance with City of Petaluma General Plan 2025 Policy 8-P-36, the project shall include an on-site storm water detention system to limit post -construction storm water peak flows leaving the site to not exceed pre -project peak flows by detaining peak storm water runoff from the 100 -year, 24 hour storm event. Final storm water calculations shall be designed in accordance with City of Petaluma and Sonoma County Water Agency requirements and shall be provided with the project construction drawings, subject to the review and approval by the City Engineer. LU -1. A funding mechanism for Parcels A -F such as a Landscaping Assessment District shall be established and funded to levy funds for the ongoing maintenance of the landscaping. The applicant shall execute a maintenance agreement as proposed for the ongoing maintenance of private driveways, private sterni drains, and private sewers onsite to ensure their upkeep in perpetuity. NCI -1. The project shall provide an aesthetically pleasing noise barrier with a height of 10 feet along the projects' frontage to Sonoma Mountain Parkway. Additionally, perpendicular noise barriers shall be developed along the western edge of the site and along APN 149-413-024. The perpendicular noise barrier may taper from 10 feet to 5 feet. Should wood fencing be utilized as currently proposed, the fence shall be double faced, with butted vertical fence board on each side with a continuous layer of '/2 inch plywood. NOI-2. Second story homes with direct line of site to Sonoma Mountain Parkway shall be equipped with mechanical ventilation systems in order to achieve interior temperature controls without the need to open windows. Additionally, sound rated windows and doors shall be required and design level acoustical analysis shall be performed showing that interior noise levels of 45-dBA or below are achieved. NOI-3. Due to the proximity of sensitive receptors to the subdivision site, all construction activities shall be required to comply with the following and be noted accordingly on construction contracts: Construction Hours/Scheduling: The following are required to limit construction activities to the portion of the day when the number of persons in the adjacent sensitive receptors are likely to be the lowest: a. Construction activities for all phases of construction, including servicing of construction equipment shall only be permitted during the hours of 8:00 a.m. and 5:00 p.m. Monday I,b5 through Friday and between 9:00 a.m. to 5:00 p.m. on Saturdays. Construction is prohibited on Sundays and on all holidays recognized by the City of Petaluma. b. Delivery of materials or equipment to the site and truck traffic coming to and from the site is restricted to the same construction hours specified above. 2. Construction Equipment Mufflers and Maintenance: All construction equipment powered by internal combustion engines shall be properly muffled and maintained. 3. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary idling of internal combustion engines is prohibited. 4. Equipment Location and Shielding: All stationary noise -generating construction equipment, such as air compressors, shall be located as far as practical from the adjacent homes. Acoustically shield such equipment when it must be located near adjacent residences. 5. Quiet Equipment Selection: Select quiet construction equipment, particularly air compressors, whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working order. 6. Staging and Equipment Storage: The equipment storage location shall be sited as far as possible from nearby sensitive receptors. 7. Noise Disturbance Coordinator: Developer shall designate a "noise disturbance coordinator" who will be responsible for responding to any local complaints about construction noise. This individual would most likely be the contractor or a contractor's representative. The disturbance coordinator would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and would require that reasonable measures warranted to correct the problem be implemented. The telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. CLRC-LThe project applicant shall be responsible for the cost associated with the installation of signage and striping along the frontage of the property at Sonoma Mountain Parkway noting the presence of a Class It Bike route. Prepared By: Elizabeth Jonckheer, Senior Planner Community Development Department Date **Please see http:Hcitvofpetaluma.neUcdd/major-projects.html for Initial Study and all Technical Appendices. "* �'UI� ATTACHMENT 5 A401 1111 [63 Z VMbAKel, CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE AVILA RANCH SUBDIVISION LOCATED AT 511 SONOMA MOUNTAIN PARKWAY APN 149-413-023 FILE NO. PLTS-13-0002 WHEREAS, Doyle Heaton with DRG Builder on behalf of Barbara Lee Gomes (1994 Rose L. Avila Trust), submitted an application (File No. PLTS-13-0002) to the City of Petaluma for a Zoning Map Amendment and Tentative Subdivision Map for the property located at 511 Sonoma Mountain Parkway, APN 149-413-023 ("the Project" or the "proposed Project"); and, WHEREAS, the project is subject to 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, the City relied on the program EIR for the City of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by 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 15162 and 15163 and determined that a Mitigated Negative Declaration (MND) 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, a Notice of Intent to Adopt a Mitigated Negative Declaration providing a thirty (30) day public comment period commencing April 17. 2014, and ending June 2, 2014, and a Notice of Public Hearing to be held on May 13, 2014, before the City of Petaluma Planning Commission, was published and mailed to all residents and property owners within 500 feet of the Project, as well as all persons having requested special notice of said proceedings; and, WHEREAS, the Planning Commission held a public hearing on May 13, 2014, during which the Commission considered the MND, its Initial Study and supporting documentation referenced in the Initial Study, the Project, a staff report dated May 13, 2014 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 May 13, 2014 the Planning Commission completed its review of the Project, the MND, and a Mitigation Monitoring and Reporting Program and recommended adoption of the MND and the Mitigation Monitoring and Reporting Program; and, WHEREAS, the MND reflects the City's independent judgment and analysis of the potential for environmental impacts from the Project; and, Planning Commission Resolution No. 2014-09 Page 1 WHEREAS, the MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City of Petaluma Community Development Department 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. PLTS-13-0002, is the City of Petaluma Community Development Department, 11 English Street, Petaluma, CA 94952, Attention: Elizabeth Jonckheer, Senior Planner. NOW THEREFORE BE IT RESOLVED THAT: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, including the MND, its Initial Study, all supporting, referenced and incorporated documents and all comments received, the Planning Commission finds that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment, that the MND reflects the City's independent judgment and analysis, and that the MND, Initial Study and supporting documents provide an adequate description of the impacts of the Project and comply with CEQA, the State CEQA Guidelines and the City of Petaluma Environmental Guidelines. 3. The Petaluma Planning Commission recommends to the Petaluma City Council adoption of the Mitigated Negative Declaration, which is a separately bound document, incorporated herein by reference and available for review at the Planning Division in City Hall during normal business hours. 4. The Petaluma Planning Commission further recommends that the City of Petaluma City Council adopt the Mitigation Monitoring and Reporting Program attached as Exhibit 1 hereto and incorporated herein by reference. ADOPTED this 131h day of May, 2014, by the following vote: Commission Member Aye No Absent Abstain ' Benedetti-Petnic X Lin X Gomez X Marzo X Councilmember Miller X Vice Chair Pierre X Chair Wolpert X Planning Commission Resolution No. 2014-09 Page 2 15 ') ATTEST: /' ik &I H Cher Hines, mmission Secretary APPROVED AS TO FORM: Eric W. Danly\—ity Attorney Planning Commission Resolution No. 2014-09 Page 3 , EXHIBIT 1 City of Petaluma, California Community Development Department Planning Division 11 English Street, Petaluma, CA 94952 Project Name: AVILA RANCH SUBDIVISION Pile Number: PLTS-13-0002 Address/Location: 511 Sonoma Mountain Parkway, Petaluma, CA 94954 APN:149-413-023 Subdivision: AVILA RANCH MITIGATION MONITORING AND REPORTING PROGRAM This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA Guidelines. This document has been developed to ensure implementation of mitigation measures and proper and adequate monitoring/reporting of such implementation. This MMRP shall be adopted in conjunction with project approval, which relies upon a Mitigated Negative Declaration. It is the intent of this MMRP to: (1) document implementation of required mitigation; (2) identify monitoring/reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible or trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the frequency and duration of monitoring/reporting; (4) provide a record of the monitoring/reporting; and (5) ensure compliance. The City of Petaluma's City Council has adopted those mitigation measures within its responsibility to implement as binding conditions of approval. The following table lists each of the mitigation measures adopted by the City in connection with project approval, the implementation action, timeframe to which the measure applies, the monitoring/reporting responsibility, reporting requirements, and the status of compliance with the mitigation measure. Implementation The responsibilities of implementation include review and approval by City staff including the engineering, planning, and building divisions. Responsibilities include the following: 1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to issuance of grading permits or approvals of improvements plans. 2. The applicant shall incorporate all applicable code provisions and required mitigation measures and conditions into the design and improvements plans and specifications for the project. Planning Commission Resolution No. 2014-09 Page 4 5' 3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the project implementation of mitigation measures and conditions applicable to the project and shall ensure compliance with such measures and conditions. 4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that involves on-going operations on the site or long-range improvements. 5. The applicant shall designate a project manager with authority to implement all 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. b. Mitigation measures required during construction shall be listed as conditions on the building or grading permits and signed by the contractor responsible for construction. 7. If deemed appropriate by the City, the applicant shall arrange a pre -construction 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. Monitoring and Reporting The responsibilities of monitoring and reporting include the engineering, planning, and building divisions, as well as the fire department. Responsibilities include the following: The Building, Planning, and Engineering Divisions and Fre Department shall review the improvement and construction plans for 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. 2. The Planning Division shall ensure that the applicant has obtained applicable 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. 3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements shall be subject to inspection by City staff for compliance with the project description, permit conditions, and approved development or improvement plans. 4. City inspectors shall ensure that construction activities occur in a manner that is consistent with the approved plans and conditions of approval. MMRP Checklist The following table lists each of the mitigation measures adopted by the City in connection with project approval, the timeframe to which the measure applies, the person/agency/permit responsible for implementing the measure, and the status of compliance with the mitigation measure. Planning Commission Resolution No. 2014-09 Page 5 9-b § kE / k t cE 0 k! 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PLTS-13-0002 WHEREAS, Doyle Heaton with DRG Builder on behalf of Barbara Lee Gomes (1994 Rose L. Avila Trust), submitted an application (File No. PLTS-13-0002) for a Zoning Map Amendment and Tentative Subdivision Map to the City of Petaluma for the property located at 511 Sonoma Mountain Parkway, APN 149-413-023 ("the Project" or the "proposed Project") for the purpose of developing 21 single-family lots of 6,018 square feet to 8,009 square feet, and 6 landscaping and bio-retention/storm drain detention treatment parcels A through F parcels, and, WHEREAS, the City's Planning Commission held a duly noticed public hearing to consider the proposed Implementing Zoning Ordinance amendment on May 13, 2014; and, WHEREAS, on May 13, 2014, the Planning Commission reviewed the CEQA evaluation and by Resolution No. 2014-09 has recommended to the City Council adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends to the City Council the re -designation of the subject parcel (149-413-023) from R4 to R2 for the Project and authorizes construction of site improvements for the Project contained in said plans based on the findings made below: 1. The proposed amendment to the Implementing Zoning Ordinance to Rezone the subject parcel (149-413-023) R2 is consistent with and implements the Low Density Residential land use classification of the General Plan as already existing for the parcel. 2. The proposed rezoning results in a use that is appropriate and compatible with existing surrounding uses. The project is consistent with the established character of the surrounding neighborhoods and the low-density residential character within the North East Planning Subarea of the General Plan will be complimented by the proposed project. 3. The proposed rezoning to R2 is consistent with the Petaluma General plan Housing Element policies which Promote residential development within the Planning Commission Resolution No. 2014-10 Page 1 j �' Urban Growth Boundary (Policy 1 I -P-1.1) and Encourage the development of housing on underutilized land (Policy 11-P-1.2). 4. The public necessity, convenience and general welfare clearly permit and will be furthered by the proposed amendment because it will allow the development of housing on underutilized land within the Urban Growth Boundary. The General Plan proposes development of approximately 6,000 additional residential units and a build out population of approximately 72,700. This represents an annual growth of rate of nearly 1.2% per year. The project would add 21 new market rate dwelling units. The project site is identified as Site 8 within the City of Petaluma Residential Land Inventory Opportunity Sites, Appendix A to the City of Petaluma 2009-2014 Housing Element, prepared in 2009. Payment of in -lieu fees will allow the city to continue to fund affordable housing through land acquisition and assistance to non-profit developers and other mechanisms, including the "silent second mortgage" program. The proposed project would also require Site Plan & Architectural Review and approval by the Planning Commission. 5. The requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of a Mitigated Negative Declaration for the Project. Mitigation measures have been proposed and agreed to by the applicant that will reduce potential impacts to less than significant. ADOPTED this 13th day of May, 2014, by the following vote: Commission Member Aye No Absent ' Abstain Benedetti-Petnic X Lin X Gomez X Marzo X Councilmember Miller X Vice Chair Pierre X Chair Wolpert X Bill Wolpert, Chair Planning Commission Resoluiion No. 2014-10 Page 2 b — Z ATTEST: fl"w &41w He Hines, Co fission Secretary APPROVED AS TO FORM: Eric W. Danly, Clay Attorney Planning Commission Resolution No. 2014-10 Page 3 ATTACHMENT 7 CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE AVILA RANCH SUBDIVISION LOCATED AT 511 SONOMA MOUNTAIN PARKWAY APN 149-413-023 FILE NO. PLTS-13-0002 WHEREAS, the applicant, Doyle Heaton with DRG Builder on behalf of Barbara Lee Gomes (1994 Rose L. Avila Trust), submitted an application for a Zoning Map Amendment and Tentative Subdivision Map (File No. PLTS-13-0002) to the City of Petaluma to subdivide the parcel located at 511 Sonoma Mountain Parkway, APN 149-413-023 into a 21 -lot single family residential subdivision, with lot sizes of approximately 6,018 square feet to 8,009 square feet, and six landscaping and bio-retention/storm drain detention treatment parcels A through F parcels. The applications are collectively referred to as the 'Project"; and, WHEREAS, on May 13, 2014, the Planning Commission conducted a duly noticed hearing on the Project, including the tentative map, at which time all interested parties had the opportunity to be heard; and, WHEREAS, on May 13, 2014, The Planning Commission considered a staff report analyzing the Project and the related Mitigated Negative Declaration (MND) and considered the MND and all documents and evidence submitted; and, WHEREAS, following the public hearing, the Planning Commission adopted Resolution Nos. 2014-09 and 2014-10 recommending City Council adoption of a Mitigated Negative Declaration and Mitigation Monitoring Program, in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines and recommending City Council approval of an implementing zoning map amendment rezoning the site from R4 to R2 consistent with the general plan designation. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds and determines as follows: 1. The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20, Subdivisions, of the Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act. 2. The proposed subdivision, together with provisions for its design and improvements, is consistent with the City of Petaluma General Plan 2025 (General Plan) because: a. The rezoning and improvement of the site to R2 would promote infill development at a density consistent with the current General Plan Designation (2.6 to 8.0 units per acre). The proposed Tentative Subdivision Map is in keeping with the lot size, arrangement and density of the existing single-family residential neighborhood to the east and south of the subdivision site. b. The project proposes development of an underutilized lot within the Urban Growth Boundary that will serve to use land efficiently and promote infill at a residential density equal to that of surrounding properties. Planning Commission Resolution No. 2014-11 Page 1 —1 I c. The project scale and character is consistent with the low-density residential character of adjacent neighborhoods and abutting parcels. The R2 zoning and Low Density Residential land use designation on the parcel is intended to accommodate detached, single-family dwellings on individual lots, is similar to the surrounding residential density. Review of project architecture and individual lot landscaping and issues regarding home size, height and massing will be addressed in the next step of the entitlement process. d. The low-density residential character within the North East Planning Subarea will be complemented by the 21 single-family residences proposed. The project acts as an extension of and reinforces the spatial organization that defines the subarea and its components. e. The project will improve air quality through the required planting of street trees. The project proposes planting of 85 trees, including 62 street trees and 23 landscaping trees as well as general landscaping throughout the development. The approved project and the proposed landscape plan for the subdivision will provide a landscaping palette that provides screening and visual interest. The landscape design will maintain a strong concept throughout the development ensuring consistency and a unified character that blends into the residential neighborhood. The project strengthens the visual and aesthetic character of Sonoma Mountain Parkway, a major arterial corridor identified in the General Plan, in that the landscaped berm proposed on Parcels A, B and C, provides a visually pleasing design along the thoroughfare. The berm provides an element of screening and separation from the roadway that strengthens the aesthetic character of Sonoma Mountain Parkway. The berm includes a landscaped area planted with deciduous red Maple, a variety of accent plants including New Zealand Flax (Phormium Tenax "Maori Maiden") and Red Carpet Rose (Rosa Carpet) interspersed with ornamental grasses leading up to a wood fence. The landscaping will occupy approximately four vertical feet rising at a gradual incline. The wooden fence will extend an additional six vertical feet above the berm. The berm and wall also provide noise attenuation for adjacent proposed lots. The landscaped berm and wall are similar to other walls along Sonoma Mountain Parkway and, as designed, will not be detrimental to the community character. The project is connected to the existing street system, as required by the General Plan, in that project includes the development of a residential street providing through access from Armstrong Drive to Sonoma Mountain Parkway. The new residential street will be fully developed with curb, gutter, sidewalk, landscaping, and on -street parking. The Pedestrian and Bicycle Advisory Committee (PBAC) reviewed the proposal on September 4, 2013 and their comments have been incorporated as conditions of approval. h. The proposed Avila Ranch Way serves as the main through street and access road for the site. The curve of the street provides for traffic calming by discouraging cut through traffic which could potentially diminish the quality of life and level of safety within the proposed subdivision. 3. The proposed subdivision, together with provisions for its design and improvements, will not be detrimental to the public health, safety, or welfare because adequate public Planning Commission Resolution No. 2014-11 Page 2 –1 — %_ facilities exist or will be installed, including roads, sidewalks, water, sewer, storm drains, and other infrastructure. 4. The Project is consistent with the City of Petaluma Implementing Zoning Ordinance in that the proposed zoning map amendment will rezone the property to R2 in accordance with the General Plan land use designation, and all lot sizes and dimensions conform with the applicable standards for the R2 zoning district. 5. Demolition of the existing structures on site was approved by the Historic and Cultural Preservation Committee on February 23, 2006 as part of the Avila Ranch Demolition Project. The HCPC approved the demolition based on finding that the buildings were not significant, national, state or local historic resources, nor do they represent or convey important architectural, visual, or cultural features. These findings were in part based on a comprehensive historical evaluation, which was initially conducted by ARS in 2006. The findings have been subsequently updated and corroborated by ARS via letter in 2013. 6. The applicant will pay an in -lieu affordable housing fee to the City's Housing Fund. Payment of the in -lieu housing fee is preferable in this case, as the small size of the project makes an on-site project of 5 units )15% of 21 units) impractical to administer and likely not financeable. Housing staff recommends payment of the in -lieu payment to the City's Housing Fund as a more appropriate requirement, pursuant to Housing Element Program 4.4d. 7. The Project site is physically suitable for the density and the type of development proposed. 8. As concluded in the Initial Study/Mitigated Negative Declaration for the Project, neither the design of the subdivision nor the proposed improvements is likely to cause substantial environmental damage, or substantially or unavoidably injure fish or wildlife or their habitat. BE IT FURTHER RESOLVED that on the basis of the above findings, the Petaluma Planning Commission recommends approval of the Tentative Subdivision Map, subject to the conditions of approval set forth in Exhibit 1 hereto. ADOPTED this 13th day of May, 2014, by the following vote: Commission Member Aye No Absent Abstain ' Benedetti -Petnic X Lin X Gomez X Marzo X Councilmember Miller X Vice Chair Pierre X Chair Wolpert X VYN ✓Till Wolpert, Chair Planning Commission Resolution No. 2014-11 Page 3 -1 _ � ATTEST: "azo Hl Cher Hines, C mission Secretary APPROVED AS TO FORM: Eric W. Donlyl City Attorney Planning Commission Resoluilon No. 2014-11 Page 4 1 , 4 TSM CONDITIONS OF APPROVAL AVILA RANCH SUBDIVISION 511 Sonoma Mountain Parkway APN 149-413-024 Project File No: PLTS-13-0002 Planning Division Exhibit 1 1. Approval of the Tentative Subdivision Map is conditioned upon approval of the rezoning of the subject property from R4 to R2. 2. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for the Avila Ranch Subdivision project are herein incorporated by reference as conditions of project approval. 3. Site Plan and Architectural Review approval shall be required for the architecture and landscaping for individual homes on each parcel prior to building permit submittal. These items are not authorized as part of this approval. 4. Upon approval by the City Council, the applicant shall pay the Notice of Determination fee pursuant to Fish and Game Code Section 711.4(d) and the California Environmental Quality Act (CEQA) to the Planning Division. The check shall be made payable to the County Clerk, in the amount required and published by the Sonoma County Clerk for such fee. Planning staff will file the Notice of Determination with the County Clerk's office within five (5) days of receiving Council approval, provided that the applicant provides the required environmental filing fee to the City within one day of project approval. 5. Prior to Improvement Plan approval, the improvement plans shall call out improvements in the public right-of-way including the street trees, the ground cover, and the street lights in the planter strips and the parking spaces, pursuant to staff review and approval. Staff shall coordinate review of the street trees with the Tree Advisory Committee. 6. Prior to issuance of any individual lot grading or house building permit, the subdivision building elevations, site plan, front yard landscape, and exterior lighting plan shall be subject to Site Plan and Architectural Review and Approval by the Planning Commission. 7. Prior to each home's Site Plan and Architectural Review at Planning Commission, the applicant shall submit the GreenPoints Checklist showing that each new house is designed to achieve at least 50 GreenPoints under that cycle's residential Build It Green program. The Initial Study Greenhouse Gas discussion (page 30) was based on the project having at least a 50 -point rating. Prior to building permit issuance, the Checklist shall be submitted and the building permit plans shall successfully pass the GreenPoint Rated inspections, per the submitted Green Point Rated checklist, meeting the minimum requirement condition of approval threshold. Confirmation of passed inspections will be provided by a certified Green Point Rater via a confirmation letter at time of final city inspection. 8. During and after construction all planting will be maintained in good growing condition. Such maintenance shall include where appropriate, pruning, moving, weeding, cleaning, Planning Commission Resolution No. 2014-11 Page 5 1 —S fertilizing, and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with the approved landscape plan. Prior to building or grading permit approval, all plans shall note the following and all construction contracts shall include the some requirements (or measures shown to be equally effective, as approved by Planning), in compliance with General Plan Policy 4-P- 16: Maintain construction equipment engines in good condition and in proper tune per manufacturer's specification for the duration of construction; • Minimize idling time of construction related equipment, including heavy-duty equipment, motor vehicles, and portable equipment; • Use alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline); • Use add-on control devices such as diesel oxidation catalysts or particulate filters; • Use diesel equipment that meets the ARB's 2000 or newer certification standard for off road heavy-duty diesel engines; • Phase construction of the project; and • Limit the hours of operation of heavy duty equipment. 10. Prior to building or grading permit issuance, the applicant shall provide a Construction Phase Recycling Plan that would address the reuse and recycling of major waste materials (soil, vegetation, concrete, lumber, metal scraps, cardboard, packing, etc.), generated by any demolition activities and construction of the project, in compliance with General Plan Policy 2-P-122 for review by the planning staff. H. Prior to the issuance of any building permits for new house construction, those house plans shall note the installation of high efficiency heating equipment (90% or higher heating/furnaces) and low NOx water heaters (40 or less) in compliance with General Plan policy 4 -P -15D (reducing emissions in residential units). All residential units designed with fireplaces shall meet the requirements of Ordinance 1881 N.C.S. for clean -burning fuels 12. Prior to the issuance of any building permits for new house construction, those house plans shall include pre -wiring for solar facilities for each dwelling, in accordance with the City's Solar Policy outlined by City Council Resolution 2005-151, and are subject to staff review and approval. 13. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and interior work only on the between 9:00 a.m. and 5:00 p.m. on Saturdays. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. There will be no startup of machines or equipment prior to 7:30 a.m., Monday through Friday; no delivery of materials or equipment prior to 7:30 a.m. or past 5:30 p.m., Monday through Friday; no servicing of equipment past 6:45 p.m., Monday through Friday. Plan submitted for City permit shall include the language above 14. The project shall be subject to all applicable development impact and other fees required by City Ordinance or regulations. The 21 new homes shall be subject to the applicable in - lieu housing fees, as this is the recommended alternative method of meeting the intent of the inclusionary requirement. 15. In the event that archaeological remains are encountered during grading, work shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Native American community shall also be notified and consulted in the event any archaeological remains are uncovered. Planning Commission Resolution No. 2014-11 Page 6 1 — 16. The applicant shall incorporate the following Best Management Practices into the construction and improvement plans and clearly indicate these provisions in the specifications. The construction contractor shall incorporate these measures into the required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions during construction. a. Grading and construction equipment operated during construction activities shall be properly muffled and maintained to minimize emissions. Equipment shall be turned off when not in use. b. Exposed soils shall be watered periodically during construction, a minimum of twice daily. The frequency of watering shall be increased if wind speeds exceed 15mph. Only purchased city water or reclaimed water shall be used for this purpose. Responsibility for watering shall include weekends and holidays when work is not in progress. c. Construction sites involving earthwork shall provide for a gravel pad area consisting of an impermeable liner and drain rock at the construction entrance to clean mud and debris from construction vehicles prior to entering the public roadways. Street surfaces in the vicinity of the project shall be routinely swept and cleared of mud and dust carried onto the street by construction vehicles. d. During excavation activities, haul trucks used to transport soil shall utilize tarps or other similar covering devices to reduce dust emissions. e. Post -construction re -vegetation, repaving or soil stabilization of exposed soils shall be completed in a timely manner according to the approved Erosion and Sediment Control Plan and verified by City inspectors prior to acceptance of improvements or issuance of a certificate of occupancy. f. Applicant shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City of Petaluma prior to issuance of grading permit. 17. 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 chooses 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. 18. The site shall be kept clear at all times of all garbage and debris. No outdoor storage shall be permitted. 19. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. Planning Commission Resolution No. 2014-11 Page 7 -1 --7 20. All trees shall be installed to City planting and staking standards; trees may be required in highly visible areas; all shrubs shall be five gallon size. All planted areas not improved with groundcover material shall be protected with a two-inch deep organic mulch as a temporary measure until the groundcover is established. 21. All plant material shall be served by a City approved automatic underground irrigation system. 22. All street trees and other plant materials within the public right-of-way shall be subject to inspection by the project landscape architect or designer prior to installation and by City staff prior to acceptance by the City, for conformance with the approved quality specifications. 23. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 24. All work within a public right-of-way requires an encroachment permit from the Public Works Department. Department of Public Works (Engineering Division) The following conditions shall be addressed on the subdivision improvement plans and final map or as otherwise noted. 25. Frontage Improvements Construct frontage improvements along Sonoma Mountain Parkway including but not limited to sidewalks, pedestrian ramps, landscaping, sound wall, etc. The noise barrier, sidewalk and landscape plans shall generally conform to the Sonoma Mountain Parkway streetscape on the opposite side of the street. Remove and replace broken of displaced curb, gutter and sidewalk. Remove existing driveways and replace with sidewalks. Construct a 4 -foot deep by 15 -foot long concrete pad sufficient to support a future shelter at the North end of the 60 feet red curb bus stop area already existing along Sonoma Mountain Parkway. Install a signpost near north end of bus stop area, for a bus stop sign (and perhaps no parking sign). Install a blue perforated metal 6 feet bench with anti -vagrant bars towards north end of new concrete pad. 27. Grading Grading shall conform to the project geotechnical investigation report submitted with the tentative map application and the geotechnical report prepared as part of the construction documents. Any existing structures above or below ground shall be removed if not a part of the new subdivision. Structures shall include, but shall not be limited to buildings, concrete pads, fences, retaining walls, pipes, debris, etc. 28. Streets Avila Ranch Drive shall generally be constructed as shown on the tentative map, including conforms to Sonoma Mountain Parkway and Armstrong Drive; 36 -feet wide and sidewalks on both sides of the street. The private shared driveways shall have a paved surface of 20 -feet wide and a pavement section of at least 3 -inches of asphalt over 12 -inches of class 2 aggregate Planning Commission Resolution No. 2014-11 Page 8 f U base. Private shared driveways shall be posted for no parking. Surface drainage shall not be allowed to flow across the public sidewalk and shall be collected and directed to a storm drain system. A minimum 2 -inch grind and AC overlay will be required on all utility trench cuts along the length of the trench, for a minimum of 1/2 the street width within existing City streets. All streets shall be constructed to City standards with a minimum pavement section of 4 - inches of asphalt concrete over 12 -inches of class 2 aggregate base. The minimum longitudinal gutter slope is 0.5% per City standards. Street lights shall be installed per City standards. LED streetlight fixtures shall be installed. The City will provide the developer the LED specification prior to submittal of the final map and improvement plans. Final street light locations shall be determined at the time of improvement plan review and approval. "No parking" signs and red curbs shall be installed on curved sections of Avila Ranch Drive and on all curb returns. ADA accessibility for sidewalks, driveway approaches, crosswalks and pedestrian ramps shall be provided within the public right-of-way. Pedestrian ramps shall be installed at the intersection of Avila Ranch Drive and Armstrong Drive. Crosswalks shall be installed between all pedestrian ramps. A stop sign and legend shall be installed on Avila Ranch Drive at Sonoma Mountain Parkway, Armstrong Drive at Avila Ranch Drive and on Armstrong Drive at Acadia Drive. All public improvement work shall be completed prior to issuance of a final inspection/certificate of occupancy for the last 20% percent of units. Traffic control plans are required for all stages of construction and shall be per latest Manual on Uniform Traffic Control Devices (MUTCD) standards. The distance between the garage doors and the back of sidewalk and edge of the private access easement shall be at least 19 -feet to allow parking. 29. Water, Sanitary Sewer and Storm Drain Systems The storm drain system shall generally be constructed as shown on the tentative map. All proposed storm drain lines located on private property shall be privately owned and maintained. The storm drain system design shall be reviewed and approved by the Sonoma County Water Agency prior to approval of the final map and subdivision improvement plans. The proposed underground detention pipe system in Parcel E is acceptable. However, during the construction document preparation stage, the developer shall explore the feasibility of installing a surface detention system in Parcel E. The developer shall provide the City a modified site plan and drainage calculations. The Department of Public Works and Utilities shall have final approval of which system will be installed. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed detention basin and public storm water treatment systems, and shall be submitted with the final map and improvement plan application for review and approval by the City Engineer. The manual shall include annual inspection, by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems are operating as designed and constructed as well as provisions to make any necessary Planning Commission Resolution No. 2014-11 Page 9 —1 ,9 repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. Erosion control and water quality control measures shall be employed throughout the construction life of the project. The necessary documentation including Notice of Intent, Storm Water Pollution Prevention Plan (SWPPP) and Notice of Termination shall be filed as required by the responsible agencies. The project shall comply with the City of Petaluma Phase II Storm Water Management Plan including attachment four post construction requirements. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of the City Engineer. The water main system shall generally be constructed as shown on the tentative map and be capable of delivering a continuous fire flow as required by the Fre Marshal. Provide water system flow and pressure calculations with the subdivision improvement plan and final map submittal. All new water services shall be 1.5 -inches in diameter with 1 -inch meters. Water meters shall be located within the public right-of-way of Avila Ranch Drive. A water zone valve may be required at Sonoma Mountain Parkway or Acadia Drive as directed by the Department of Public Works and Utilities. The zone valve should be considered when calculating fire flow. All landscaping shall meet City water efficiency standards for low water use All water main valves shall be located at curb extensions. Landscaping in public utility easements shall be limited to ground cover and shallow rooted, low lying shrubs. Trees are not allowed. All existing unused water and sewer mains and services shall be identified on construction drawings and abandoned per City standards. Draft joint trench plans are required with the public improvement plan submittal. PG&E approval of the joint trench plans is required prior to the start of any construction. The sanitary sewer system shall generally be constructed as shown on the tentative map. All sanitary sewer lines on private property shall be designated private and privately maintained. Any existing wells not proposed to be reused for irrigation purposes, and any existing septic systems shall be properly abandoned per Sonoma County standards. Any existing easements for leach fields and wells to be removed/abandoned shall be quitclaimed. 30. Easements All necessary easements shall be dedicated on the final map The easements for the shared driveways shall be at least 20 -feet wide and include private access, private water line, private sanitary sewer and private drainage. Public utility easements (PUE) shall be provided adjacent to and parallel to both sides of the public right-of-way. Any proposed PUEs less than 10 feet wide shall be approved by the responsible public utility agencies. Additional PUEs may be required in shared driveways. Planning Commission Resolution No. 2014-11 Page 10 -� --' (] 31. Miscellaneous Any existing overhead distribution utilities along the project frontage and traversing the site shall be placed underground. Maintenance agreements shall be required for any shared utilities or facilities and shall be recorded with the final map. Agreements shall identify the utility or facility to be maintained, the parties responsible for maintenance and the funding mechanism for maintenance, replacement and repair. All agreements shall be reviewed and approved prior to recordation. The proposed project lighting and landscaping assessment district, shall include funding for perpetual maintenance of the proposed public detention basin, public storm water runoff treatments system, public landscaping and public streetlights installed as part of the subdivision. Prepare final map and improvement plans per the latest City policies, standards, codes, resolutions and ordinances. Final map fees and technical review deposits shall be required at the time of the application submittal. Public improvements shall be designed and constructed in accordance with City of Petaluma Standards, Caltrans and Manual of Uniform Traffic Control (MUTCD). Prior to issuance of any permits, a subdivision agreement package including City standard surety bonds and insurance, is required for the subdivision improvements. A separate public construction agreement package including City standard surety bonds and insurance, is required for the construction of the proposed detention basin. Pedestrian and Bicycle Advisory Committee 32. Sonoma Mountain Parkway along project frontage shall receive Class II bikeway striping. The applicant must re -stripe Class II line along project frontage, as necessary. 33. The applicant shall install directional signage on Sonoma Mountain Parkway directing users to: Sonoma Mountain Elementary School (complying with Safe Routes to School program), Santa Rosa JC- Petaluma Campus, Eagle Park and to the Lynch Creek Trail. 34. The applicant shall install crosswalks at Armstrong and Arcadia Drives and at Sonoma Mountain Parkway and Avila Ranch Way. 35. In anticipation of the future development of property APN 144-413-025, the applicant shall install a curb ramps at Armstrong Drive/Arcadia Drive. Fire Marshall The following conditional approval is based on the requirements below being completed prior to submittal of site improvement plans. 36. Access: The three proposed Private Driveways are also required Fire Apparatus Access roads (Fre Lanes) with a minimum clear width of 20 feet. • Shared driveways shall be constructed with a structural section consistent with the City of Petaluma Standard Specification for Minor Residential Streets. Planning Commission Resolution No. 2014-11 Page 11 -1 —0 • Shared driveways shall be signed or marked "No Parking - Fire Lane" for their entire lengths. Residents with dwellings accessed by the shared driveways shall be responsible for maintaining required signs or markings. 37. Fire Hydrants: Fire hydrants shall be installed per City Standards at locations approved by the Fire Marshal's Office. • Hydrants shall be spaced so that no residential building is more than 250 feet path - of -travel distance from a hydrant. • Preferred hydrant locations are adjacent to the right-hand ingress side of each of the shared Private Driveways where the driveways meet the public street; total of three new hydrants. 38. Fire Sprinklers: All new residential structures are required to be protected with an automatic fire sprinkler system designed and installed per NFPA 13D. ® Submit three sets of plans and calculations, plus permit fees, to the Fire Marshal's Office for review and approval prior to installing sprinkler systems. Planning Commission Resolution No. 2D14-11 Page 12 -7— v David Glass A&3 -or Chris Albertson Teresa Barrett Mike Flarrfs Mike Healy Gabe Kearney Kathy A101er Cornmilmembers Public Works & Utilities Cily Engineers 11 English. St. eel Petaluma, C9 94952 Phone (707) 778-4303 Far (707) 776-3602 E-AICU4. publinvorLsG ri.peraluma.m.us Parks & Building Maintenance 840 Hopper St. Ev. Petaluma, Cl 94952 Phone (707) 778-4303 Fac (7(17) , , -4437 Tralaportmion Serricer 555 X. AfcDmvell Blyd. Pemluma, CA 94954 Phone (707) 778-4421 Fax (707) 776-3799 Zldlities & Field operations 202 N AfcDmvell ilhKi Petaluma. C4 94954 Phone (707) 778-4546 Fax (707) 778-4508 E-.44414: utilities:alei.petal uma.ca, us ATTACHMENT 8 POST OFFIcE Dox 61 PETALUNIA, CA 94953-0061 April30,2014 Petaluma Planning Commission C/o Community Development Department City Fall Petaluma, CA 94952 Attention: Heather Hines, Planning Manager Subject: Avila Ranch SubdivisionPLTS-Li-0002 Tentative Map Conditions Tentative Map date stamped December 10, 2013 APN 149-413-023 Dear Commissioners: Section 20.16.420 of the Subdivision Ordinance specifies that the City Engineer shall prepare a written report of recommendations on the tentative map in relation to the public improvement requirements of the Subdivision Ordinance and the provisions of the Map Act. All conditions of approval shall be addressed on the subdivision improvement plans and final map or as otherwise noted. 1. Frontage Improvements Construct frontage improvements along Sonoma Mountain Parkway including but not limited to sidewalks, pedestrian ramps, landscaping, sound wall, etc. The sound wall, sidewalk and landscape plans shall generally conform to the Sonoma Mountain Parkway streetscape on the opposite side of the street. Remove and replace broken of displaced curb, gutter and sidewalk. Remove existing driveways and replace with sidewalks. Construct a 4 -foot deep by 15 -foot long concrete pad sufficient to support a future shelter at the North end of the 60 feet red curb bus stop area already existing along SMP. Install a signpost to be installed near north end of bus stop area, for a bus stop sign (and perhaps no parking sign). Install a blue perforated metal 6 feet bench with anti -vagrant bars to be installed towards north end of new concrete pad - 9 -1 2. Grading Grading shall conform to the project geotechnical investigation report submitted with the tentative map application and the geotechnical report prepared as part of the construction documents. Any existing structures above or below ground shall be removed if not a part of the new subdivision. Structures shall include, but shall not be limited to buildings, concrete pads, fences, retaining walls, pipes, debris, etc. Streets Avila Ranch Drive shall generally be constructed as shown on the tentative map, including conforms to Sonoma Mountain Parkway and Armstrong Drive; 36 -feet wide and sidewalks on both sides of the street. The private shared driveways shall have a paved surface of 20 -feet wide and a pavement section of at least 3 -inches of asphalt over 12 -inches of class 2 aggregate base. Private shared driveways shall be posted for no parking. Surface drainage shall not be allowed to flow across the public sidewalk and shall be collected and directed to a storm drain system. A minimum 2 -inch grind and AC overlay will be required on all utility trench cuts along the length of the trench, for a minimum of Y the street width within existing City streets. All streets shall be constructed to City standards with a minimum pavement section of 4 - inches of asphalt concrete over 12 -inches of class 2 aggregate base. The minimum longitudinal gutter slope is 0.5% per City standards. Street lights shall be installed per City standards. LED streetlight fixtures shall be installed. The City will provide the developer the LED specification prior to submittal of the final map and improvement plans. Final street light locations shall be determined at the time of improvement plan review and approval. "No parking" signs and red curbs shall be installed on curved sections of Avila Ranch Drive and on all curb returns. ADA accessibility for sidewalks, driveway approaches, crosswalks and pedestrian ramps shall be provided within the public right-of-way. Pedestrian ramps shall be installed at the intersection of Avila Ranch Drive and Armstrong Drive. Crosswalks shall be installed between all pedestrian ramps. A stop sign and legend shall be installed on Avila Ranch Drive at Sonoma Mountain Parkway, Armstrong Drive at Avila Ranch Drive and on Armstrong Drive at Acadia Drive. g -z 4. All public improvement work shall be completed prior to issuance of a final inspection/certificate of occupancy for the last 20% percent of units. Traffic control plans are required for all stages of construction and shall be per latest Manual on Uniform Traffic Control Devices (MUTCD) standards. The distance between the garage doors and the back of sidewalk and edge of the private access casement shall be at least 19 -feet to allow parking. Water. Sanitary Sewer and Stoma Drain Systems The storm drain system shall generally be constructed as shown on the tentative map. All proposed storm drain lines located on private property shall be privately owned and maintained. The storm drain system design shall be reviewed and approved by the Sonoma County Water Agency prior to approval of the final map and subdivision improvement plans. The proposed underground detention pipe system in Parcel E is acceptable. However, during the construction document preparation stage, the developer shall explore the feasibility of installing a surface detention system in Parcel E. The developer shall provide the City a modified site plan and drainage calculations. The Department of Public Works and Utilities shall have final approval of which system will be installed. Prior to issuance of a building permit; an operations and maintenance manual is required for the proposed detention basin and public storm water treatment systems, and shall be submitted with the final map and improvement plan application for review and approval by the City Engineer. The manual shall include annual inspection, by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems are operating as designed and constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. Erosion control and water quality control measures shall be employed throughout the construction life of the project. The necessary documentation including Notice of Intent, Storm Water Pollution Prevention Plan (SWPPP) and Notice of Termination shall be filed as required by the responsible agencies. The project shall comply with the City of Petaluma Phase H Storm Water Management 'Plan including attachment four post construction requirements. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of the City Engineer. The water main system shall generally be constructed as shown on the tentative map and be capable of delivering a continuous fire flow as required by the Fire Marshal. Provide water system flow and pressure calculations with the subdivision improvement plan and final map submittal. All new water services shall be 1.5 -inches in diameter with 1 -inch meters. Water meters shall be located within the public right-of-way of Avila Ranch Drive. A water zone valve may be required at Sonoma Mountain Parkway or Acadia Drive as directed by the Department of Public Works and Utilities. The zone valve should be considered when calculating fire flow. All landscaping shall meet City water efficiency standards for low water use. All water main valves shall be located at curb extensions Landscaping in public utility easements shall be limited to ground cover and shallow rooted, low lying shrubs. Trees are not allowed. All existing unused water and sewer mains and services shall be identified on construction drawings and abandoned per City standards. Draft joint trench plans are required with the public improvement plan submittal. PG&E approval of the joint trench plans is required prior to the start of any construction. The sanitary sewer system shall generally be constructed as shown on the tentative map. All sanitary sewer lines on private property shall be designated private and privately maintained. Any existing wells not proposed to be reused for irrigation purposes, and any existing septic systems shall be properly abandoned per Sonoma County standards. Any existing easements for leach fields and wells to be removed/abandoned shall be quitclaimed. 6. Easements All necessary easements shall be dedicated on the final map. The easements for the shared driveways shall be at least 20 -feet wide and include private access, private water line, private sanitary sewer and private drainage. Public utility easements (PUE) shall be provided adjacent to and parallel to both sides of the public right-of-way. Any proposed PUE's less than 10 feet wide shall be approved by the responsible public utility agencies. Additional PUE's may be required in shared driveways. 7. Miscellaneous Any existing overhead distribution utilities along the project frontage and traversing the site shall be placed underground. 4 Maintenance agreements shall be required for any shared utilities or facilities and shall be recorded with the final map. Agreements shall identify the utility or facility to be maintained, the parties responsible for maintenance and the funding mechanism for maintenance, replacement and repair. All agreements shall be reviewed and approved prior to recordation. The proposed project lighting and landscaping assessment district, shall include funding for perpetual maintenance of the proposed public detention basin, public storm water runoff treatments system, public landscaping and public streetlights installed as part of the subdivision. Prepare final map and improvement plans per the latest City policies; standards, codes, resolutions and ordinances. Final map fees and technical review deposits shall be required at the time of the application submittal. Public improvements shall be designed and constructed in accordance with City of Petaluma Standards, Caltrans and Manual of Uniform Traffic Control (MUTCD). Prior to issuance of any permits, a subdivision agreement package including City standard surety bonds and insurance, is required for the subdivision improvements. A separate public construction agreement package including City standard surety bonds and insurance, is required for the construction of the proposed detention basin. Sincerely, Curtis M. Bates, P.E. City Engineer P1Engineeriag Division4Developmenr Processing Polder\Planning Project Referrals\71-SMIPLTS-13-0002 Avila Ronch.doe B-� DATE: TO: FROM: REVIEWED BY: SUBJECT: May 13, 2014 Planning Commission Elizabeth Jonckheer, Senior Planner Heather Hines, Planning Manager ATTACHMENT 9 AGENDA ITEM NO. l OB AVILA RANCH SUBDIVISION Zoning Map Amendment and Tentative Subdivision Map 511 Sonoma Mountain Parkway (APN 149-413-023) File No. PLTS-13-0002 Staff recommends that the Planning Commission conduct the required public hearing and adopt the following resolutions: Resolution recommending the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program for the proposed project (Attachment A); ® Resolution recommending the City Council approve a Zoning Map Amendment to rezone the subject property from R4 to R2 (Attachment B); and Resolution recommending the City Council approve a Tentative Subdivision Map for 21 lots and 6 non-residential landscaping and bio-retention/storni drain detention parcels (A- F) on the 4.92 -acre subject property (Attachment Q. BACKGROUND Location The subject property is a 4.92 -acre (gross acreage) site located at 511 Sonoma Mountain Parkway. The site is generally flat and was historically used for agricultural purposes; most of the property was pasture for grazing. There has not been an active use on the property since at about 2005. Vacant structures, including two single-family residences and miscellaneous outbuildings exist on the site. The property is surrounded on all sides by low-density residential development -- typically one and two-story single -fancily residential neighborhoods constructed in the 1980s and 1990s. Existing neighborhoods in the area are arranged along tree -lined, curvilinear streets and include open unobstructed views along Sonoma Mountain Parkway interspersed with sound walls that are screened with well-established landscaping. Adjacent public uses include the Community Center, Lucchesi, Prince, and Leghorns Parks, numerous smaller neighborhood parks, the Boys and Girls Club, Santa Rosa Junior College, a public golf course, and several schools and churches. Neighborhood conunercial land uses are limited to a small shopping center on Sonoma Mountain Parkway. Project Description The applicant is requesting approval of a Tentative Subdivision Map to divide the existing property into 21 single-family lots and 6 landscaping and bio-retention/storm drain detention parcels (A - F). Future Site Plan and Architectural Review will be required for development of the newly created lots. A Zoning Map Amendment is also being requested to rezone the site from R4 to R2, consistent with the existing Low Density Residential General Plan designation (2.6 to 8.0 units per acre). An existing single-family parcel is located within the project site along Sonoma Mountain Aerial View of Site Parkway and is not part of the Site and Surrounding Neighborhood—source GIS proposed application. Zoning Map Amendment The current R4 zoning of the property is inconsistent with the existing General Plan land use designation of Low Density Residential. The proposed Zoning Map Amendment would rezone the parcel to R2, which is consistent with the land use designation and existing zoning in the surrounding neighborhood. 1-2 Tentative Subdivision Map The Tentative Subdivision Map will create 21 new single-family lots along a new internal street (Avila Ranch Way) running east west from Sonoma Mountain Parkway to Acadia Drive. Lot sizes range from 6,018 to 8,009 square feet with the row of lots abutting existing development at the southern edge of the project sized to match adjacent lot patterns. The lots are designed to conform to minimum lot sizes for the R2 zoning district and facilitate individual lot development consistent with the development standards in the R2 district. Site Access The proposed subdivision would create 21 single-family parcels along a new internal street connecting Sonoma Mountain Parkway and the existing Armstrong Drive which is stubbed into the project site. Avila Ranch Way will be a public street designed to meet all city standards for new residential streets and is designed with a curved layout to provide traffic calming and deter through traffic. Avila Ranch Way is designed with curb, gutter, planter strip, and sidewalks along the entire length. The right of way is proposed to be 36 feet in width, which will provide for 10 - foot wide travel lanes in each direction as well as 8 foot wide on -street parking. Nine and a half foot sidewalk easements are proposed on both sides of Avila Ranch Way to accommodate a 5 - foot wide sidewalk and 4.5 -foot planting strip, which will contain roadside bioretention to filter drainage. No improvements are proposed on Armstrong Drive except for installation of a stop sign at the intersection of Acadia Drive. Site Plan I-3 Lots 1 through 11 are located to the east of the proposed Avila Ranch Way and lots 1-4 and 5-8 are accessed off two 20 -foot wide shared driveways. Lots 12 through 21 are located west of Avila Ranch Way and lots 16, 17, and 18 are accessed of another 20 -foot wide private drive. This private drive also provides access to the separately owned parcel fronting on Sonoma Mountain Parkway. Demolition The property encompasses several existing structures including two (2) existing residences, a garage, a barn, a well house, a shed, a c h i c k e n coop, a n d a large concrete pad. All on site buildings and structures are proposed for demolition as part of the project. Because buildings on site were constructed prior to 1945 and in accordance with the city's historic demolition ordinance, the request to demolish these structures was previously brought before the Historic and Cultural Preservation Committee (HCPC) on February 23, 2006 as part of the Avila Ranch Demolition Project. The HCPC considered the request for demolition and granted approval based on findings that the buildings are not significant resources at the national, state or local level, nor do they represent or convey important architectural, visual, or cultural features. These findings were based on a comprehensive historical evaluation, which was initially conducted by ARS in 2006 (Attachment F). The evaluation was subsequently updated in 2013 (Attachment F) and found that there had not been any change that would alter the previous finding of no significance. Drainage Ditch A drainage ditch extends the length of the site from Sonoma Mountain Parkway to Armstrong Drive. It has been identified as having 0.03 acres of seasonal wetlands under the jurisdiction of the U.S. Army Corp of Engineers. The drainage ditch conveys runoff via a public storm drain system from the upland watershed to the public storm drain system located down slope of the site. The drainage ditch will be filled as a part of the project and mitigated off site. Landscaping Eighty five new trees, including 62 street trees along Avila Ranch Way and 23 additional landscaping trees are proposed as part of the project. An Arborist Report prepared by Becky Duckles in 2005 and subsequently updated in 2013 identified sixty-five existing trees on site. Two existing Coastal Redwood Tree (Sequoia Sempervirens) are the only species on the City of Petaluma Protected Tree List. Other non -protected species are grouped around the two existing residences The project proposes to remove all Lamiscape Plmi Arm existing trees. (Please see discussion of replacement requirements and ratios under the Implementing Zoning Ordinance Compliance section below). The project includes a 10 -foot wide benned landscaping area with a wood privacy fence and retaining wall along the frontage to Sonoma Mountain Parkway in Parcels A, B and C. s G -on tt=* " R964� T3e�+ffi &;rtlrs�-'�atl BERIVIEC FENCE SECTION MTS. AGER RUBRUM 'CCiOSER GLORY r, B' %00D FENCE. SEE D7L. 1, THIS SHEET. RLAdkatW Yard DATE, 2013. t 2.10 This buffer area is designed to reduce noise levels in the rear yards of the residential lots in closest proximity to the Sonoma Mountain Parkway. The retaining wall and wood fence would be approximately 10 feet in height with perpendicular segments tapering from 10 feet to 5 feet along the east and west boundaries, and parcel around the separately owned parcel along the Sonoma Mountain Parkway frontage. The berm will rise vertically to 4 feet and will be planted with earthen material and deciduous red Maple, a variety of accent plants including New Zealand Flax (Phormium Tenax "Maori Maiden") and Red Carpet Rose (Rosa Carpet) and interspersed with ornamental grasses. The wood fence will extend approximately 6' above the berm. Interior to the site the proposed landscaping will feature a variety of mostly drought resistant plants and trees. Maiden Hair Tree (Ginko Biloba "Saratoga) is proposed as the primary street tree. Maiden Hair Tree (Ginko Biloba "Saratoga) is a City approved street tree. Parcels D, E and F will utilize evergreen trees in the rear of the lots. Parcels E and F, separating the proposed subdivision development from existing neighborhood to the south, will receive dense plantings of evergreen and deciduous trees, complimented by tall screening shrubs, and a variety of perennials and grasses. As proposed, Parcels A -F will be maintained through a Landscape Assessment District funded by the development for ongoing maintenance of the landscaping. 5 q — r STAFF ANALYSIS General Plan Consistency General Plan land use designation for the site is Low Density Residential (2.6 to 8.0 dwelling units per acre). The rezoning of the site to R2 would implement this land use designation. The site is also within the North East Planning Subarea of the General Plan. The proposed project is consistent with the following goals, policies, andprograms of the 2025 General Plan: 1-P-1 Promote a range of densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). 1-P-2 Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding land uses. The proposed project meets the intent of these policies in that the rezonirng of the site to R2 would promote infill development at a density consistent with the current General Plan Designation (2.6 to 8.0 units per acre). The proposed Tentative Subdivision Map is in keeping with the lot size, arrangement and density of the existing single family residential neighborhood to the east and south of the subdivision site. 1-P-3 Preserve the overall scale and character of established residential neighborhoods. The project scale and character is consistent with the low-density residential character of adjacent rueiglnbor•hoods and abutting parcels. The R2 _Zoning and Low - Density land use designation is intended to accommodate detached, single-family dwellings on individual lots and is similar to the surrounding residential density. Review of project architecture and individual lot landscaping will be part of future Site Plan and Architectural Review. 1-G-17 Recognize that trees are a community asset, an essential element in the interface between the natural and built environment, and part of the urban infrastructure. The project incorporates trees along Sonoma Mourntain Parkway, on either side of Avila Ranch Drive, and as screening and buffer it? parcels A through F. Proposed landscaping provides screening and visual interest and maintains a strong concept throughout the development ensuring consistency and a unified character that blends into the residential neighborhood. Maiden Hair Tree (Ginko Biloba "Saratogoa) is proposed as the primary street tree and will provide fall color during the cooler months and shade in the spring and sunnner. Landscaping in the southern portion of the site will include dense plantings of evergreens and deciduous trees, complimented by tall screening shrubs, a variety ofperemnials and grasses. 1-P-49 Preserve existing tree resources and add to the inventory and diversity of native/indigenous species. 1— The Arborist Report prepared for the site in 2005, and updated in 2013, lists sixty-five existing trees on site. The project requires removal of all existing trees, including tivo Coast Redwood trees listed as protected pursuant to the Cio) 's Municipal Code. The hvo protected trees are in good to excellent condition and have a combined diameter of 134 inches. Sixty-seven 24 -inch box trees with two-inch diameter are proposed to meet the required replacement ratio as outlined in the Implementing Zoning Ordinance. 2-P-1 As depicted on the Land Use Map, allow for urban development at defined densities and intensities to prevent the need to extend outward beyond the Urban Growth Boundary. The project proposes development of an unde•zitilized lot within the Urban Growth Bounday that will sei-ve to use land efficiently and promote infill at a residential density equal to that of surroznndirng properties. 2-P-5 Strengthen the visual and aesthetic character of major arterial corridors. The landscaped bernn proposed in Parcels A, B and C, affords a visually pleasing design along Sonoma Mourntairn Parkway. The berm provides an element of screening and separation from the roadivcty that strengthens the aesthetic character of Sonoma Moznntain Parku,cry due to its unique design. The berm includes a landscaped area planted with deciduous red Maple, a varied) of accent plants including New Zealand Flax (Phormhon Tenax "Maori Maiden') and Red Carpet Rose (Rosa Capet) interspersed with ornamental grasses leading zip to a wood fence. The landscaping will occupy approximately 4 vertical feet rising at a gradual incline. The wooden fence will extend an additional 6feet vertically above the berm. 2-G-15: Maintain the rich nux of densities, commercial opportunities, education facilities and natural and public amenities. The project is consistent with the established character of the surrounding neighborhoods as described previously. The low-density residential character apparent ivithirn the North East Planning Subarea will be complimented by the 21 single fancily residences proposed. The project acts cis an extension of and reinforces the spatial organization that defines the subarea and its components. 4-P-6 Improve air quality through the required planting of street trees. The project nneets the intent of this policy in that 85 trees, including 62 street bees and 23 landscaping trees, are proposed 5-P-6 Ensure new streets are connected into the existing street system and encourage a grid - based network of streets. 7 A-1 The project proposal includes the development of a residential street providing through access connecting Armstrong Drive to Sonoma Mountain Parkway and maintains a grid -based street nehvo•k 5-P-19 All new and redesigned streets shall be bicycle and pedestrian friendly in design. Avila Ranch Drive is designed to meet all residential street standards. The Pedest•iarn and Bicycle Advisory Connnuittee (PBAC) reviewed the proposal in September of 2013. The PBAC requested several revisions to the site plan including striping of the Class II bikeway along the project frontage on Sonoma Mountain Parkway and installation of crosswalks at Armstrong and Arcadia Drives, as well as Sonoma Mountain Parkway and Avila Ranch Tf,ay. Please see the full discussion of the PBAC conditions of approval provided below. 5-P-22 Preserve and enhance pedestrian comiectivity in existing neighborhoods and require a well connected pedestrian network linking new and existing development to adjacent land uses. 5-P-23 Require the provision of pedestrian access for all new development. Internal sidewalks on Avila Ranch Road are designed to connect to the existing sidewalks located on Armstrong Drive and Sonoma Mountain Parkway. 5-P-47 Efforts to preserve the peace and quiet in residential areas should be continued. The proposed Avila Ranch A'ay serves as the nnain through street and access road for the site. The curve of the street will provide for traffic calming by discouraging cud through traffic and nninimize negative impacts the existing neighborhood. 6-P-20 Where trees, larger than 8" in diameter, must be removed to accommodate development, they shall be replaced at a ratio established in the development Code. Replacement trees may be planted on, or in the vicinity of, the development site, subject to approval by the Community Development Department or through the discretionary review process. The project complies with this policy of the General Plan. Pursuant to IZO Section 17.065, replacement trees equaling a total of 134 -inches of replacement trunk diameter (Sixty-seven 24 -inch box trees with 2 -inch diaMeter o• the equivalent are proposed). 10-P-3 Protect public health and welfare by eliminating or minimizing the effects of existing noise problems, and by minimizing the increase of noise levels in the future. F. Discourage the use of sound walls anywhere except along Highway 101 and/or the NWPRA corridor, without findings that such walls will note be detrimental to 0 ��b community character. When sound walls are deemed necessary, integrate them into the streetscape. The project proposes a visually pleasing alternative to a sound wall by irncmpornting a mounded berned and solid wood fencing to act as a noise barrier along Sonoma Mountain Parkway, nnitigating traffic noise for those residential lots in closest proximity to the roadway. The noise barrier will not be detrimental to the community chmracter. Tlne planting and fenacing proposed is compatible with and innproves upon the existing landscaping rand walls/fencing currently developed along Sonoma Mountain Parinray. 11-P-1.1 Promote residential development within the Urban Growth Boundary. 11-P-1.2 Encourage the development of housing on underutilized land. The proposal would allonv development of the essentially vacant site with low-density residential housing irn a density range comparable to that of the imnnediate vicinity and consistent with the General Plan designation. The project will provide additional housing an underutilized laud within the Urban Growth Boundary. 11-P-4 Continue to require residential projects of five or more units to contribute to the provision of below-market housing. The developer of the subdivision will nnake an in lieu fee payment to the City's Housing Fund. Po nnent of in -lieu fees will allow the city to continue to fund affordable housing through land acquisition and assistance to non-profit developers and other mechanisnns, including the "silent second mortgage " program. Compliance with Implementing Zoning Ordinance Zoning Map Amendment The requested rezoning of the subject property from R4 to R2 is consistent with the Low Density General Plan land use designation and compatible with surrounding single-family residential development. Site Plan and Architectural Review (SPAR), pursuant to Implementing Zoning Ordinance (IZO) Section 24.010, is required for individual lot development prior to issuance of a building permit. At that time the proposed height, massing and architectural design will be reviewed for consistency with R2 development standards and SPAR findings. IZO Sections 25.050.B. and 25.070 require that prior to approval the Planning Commission fad that the proposed zoning amendment is in general confora ity with Petaluma General Plan and any applicable plans, and that the public necessity, convenience and general welfare clearly permit and will be furthered by the proposed amendment. Staff believes these finding can be made for the proposed project based on the following analysis: 1. The R2 zoning designation will result in a use that is appropriate and compatible with existing surrounding uses. The R2 zoning district is consistent with the General Plan designation for the site of Low Density Residential (2.6 to 8.0 dwelling units per acre) 0 61-1 and will facilitate development within this density range. The project is consistent with the established character of the surrounding neighborhoods and the low-density residential character within the North East Planning Subarea of the General Plan will be complemented by the proposed project. 2. The R2 zoning designation will allow for the development of housing on underutilized land within the Urban Growth Boundary. The General Plan proposes development of approximately 6,000 additional residential units and a build out population of approximately 72,700. This represents an annual growth of rate of nearly 1.2% per year. The project would add 21 new market rate dwelling units. The site is identified as Site 8, within the City of Petaluma Residential Land Inventory Opportunity Sites, Appendix A to the City of Petaluma 2009-2014 Housing Element, prepared in 2009. 3. Approval of the requested zoning map amendment facilitates implementation of the General Plan 2025, provides consistency with the surrounding neighborhood, and provides housing development consistent with the City's adopted Housing Element. The zoning amendment serves the public convenience, necessity, and general welfare by implementing zoning consistent with adopted plans, policies, and zoning code regulations. Tree Preservation The Tree Preservation Ordinance provides regulations for the protection, preservation and maintenance of individual and groupings of existing trees. It is also the intent of the ordinance to promote the replacement of trees removed as a result of new development. Pursuant to IZO Section 17.060, no protected tree shall be removed, cut down, or otherwise destroyed, unless a permit is issued by the Community Development Department. If the City authorizes the removal of a protected tree(s), said tree(s) must be replaced, with the same native species as those removed, unless specific approval from the Planning Commission as part of their discretionary review. Two Coast Redwoods exist on the site, are identified as protected trees, and are indicated were determined to be in good to excellent condition in the Arborist Report. Both trees and are proposed for removal. The trees have a combined diameter of 134 inches. Consistent with the requirements of Section 17.060, 67 24 -inch box trees with two-inch diameter are proposed throughout the site. The proposal complies with IZO Section 17.065 which requires one to one trunk replacement and is shown on the landscape plan provided for the project. Demolition Ordinance On November 21, 2005, the City Council adopted Resolution No. 2005-198 (Attachment G), which established a policy and associated procedures requiring that all requests for demolition of structures built in 1945 or earlier be subject to review by the Historic and Cultural Preservation Committee. The Demolition Policy outlines the following two findings required for the Historic and Cultural Preservation Committee to approve a request for demolition: [l] q -ID a. The building is not a significant national, state, or local historic resource; and b. The building does not represent or convey important architectural, visual, or cultural features that are important in preserving the character of an existing neighborhood. Several existing structures exist on the project site, including two (2) existing residences, a garage, a barn, a well house, a shed, a c h i c k e n coop as well as a large concrete pad. All existing buildings on the site were constructed prior to 1945 and are proposed to be demolished as part of site preparation for the subject project. Demolition of the structures on site was approved by the Historic and Cultural Preservation Committee (HCPC) on February 23, 2006 as part of the Avila Ranch Demolition Project. The HCPC approved the demolition and made findings that the buildings were not significant, national, state or local historic resources, nor do they represent or convey important architectural, visual, or cultural features (Attachment G). These findings were in part based on a comprehensive historical evaluation, which was completed by ARS in 2006. The evaluation has been subsequently updated and corroborated by ARS via letter in 2013, confirming the 2006 findings. Both the initial evaluation and update found that, although the residential structures and well -house are greater than 50 years old, they are not of historical significance. Thus, no historical structures or elements are present on the Avila Ranch Subdivision project site. Based on the HCPC approval in 2006 and the update of the historic evaluation, a new application for demolition approval has not been submitted. Site Plan and Architectural Review Site Plan and Architectural Review (SPAR) is required for development and landscaping of the individual lots and is not part of the requested entitlements at this time. However, staff consulted applicable landscape standards within the SPAR guidelines with which to evaluate the overall project landscaping proposed with the Tentative Subdivision Map. IZO section 24.010.G.2. provides general landscape standards and sections within the SPAR Guidelines provide minimum design criteria for the installation of landscaping in all residential development. The landscape plan for the Avila Ranch Subdivision provides attractive, low maintenance, drought resistant landscaping and uses landscaping to blend the project with adjacent development. The landscape design maintains a strong concept throughout the development in order to ensure visual consistency and provide screening and visual interest. Consistency with Subdivision Requirements The project satisfies all the requirements of the City of Petaluma's Subdivision Ordinance per Chapter 20.15 of the Municipal Code. The proposal meets the minimum requirements and standards for land division and lot size, including requirements for street design, lot layouts and standards for public improvements. The City Engineer prepared a written report of recommendations on the tentative map in relation to the public improvement requirements of Chapter 20 and the provisions of the California Subdivision Map Act, please see Attachment D. The project also complies with Section 66474 of the California Subdivision Map Act in that: 11 q -1I (a) That the proposed map is consistent with applicable general and specific plans as specified in Section 65451. (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. As proposed, the rezoning of the site to R2 to allow 21 single family lots is consistent with the Low-Densio) land use designation specified by the General Plan. (c) That the site is physically suitable for the type of development. (d) That the site is physically suitable for the proposed density of development. The 21 single fmnily residential lots proposed are physically suitable for the site and conform to the residential character of surrounding development. The proposed density of 5.44 units per acres is consistent with the Low -Density land use requirement of 2.6 to 8.0 dwelling units per acre as specified by the General Plan. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (f) That the design of the subdivision or type of improvements is not likely to cause serious public health problems. Based on the Initial Study, and Mitigated Negative Declaration prepared for the project, the proposed mitigation nneasures agreed to by the applicant will reduce potential environwental innpacts to less than significant levels. Please see the Mitigated Negative Declaration with its supporting Initial Study, and the Mitigation Monitoring and Reporting Program, which outline the rnitigation nneasures (Attachment A - Exhibit I and Attachment E). (g) That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The design of the subdivision and its improvements will not conflict with easements n• access through the property. All necessary easements will be dedicated on the final map and reviewed by the City Engineer. Streets will be constructed to City standards and will provide access fi•onn Acadia Drive to Sarnonna Mountain Parkway. Please see the City Engineer's letter regarding public improvennents, Attachment D. Consistency with Petaluma Bicycle and Pedestrian Master Plan 12 q- Iz The Petaluma Bicycle and Pedestrian Committee (PBAC) reviewed the Pedestrian and Bicycle Plan for the subdivision on Wednesday, September 4, 2013. The recommended conditions have been incorporated into the Draft Resolution for the Tentative Subdivision Map. PUBLIC COMMENTS Notice of Intent to Adopt a Mitigated Negative Declaration A Notice of Intent to Adopt a Mitigated Negative Declaration and Public Hearing was published in the Argus Courier on April 17, 2014 and mailed to all property owners and occupants within 500 feet of the subject property. At the writing this staff report the Planning Division has not received public comment on this project in response to the notice. Neighborhood Meeting On February 12, 2014 the project sponsor held a neighborhood meeting at the Avila Ranch property. Notice was sent within a 500 foot radius of the site. Six members of the public, mostly from surrounding neighborhoods on Rainier Avenue and Acadia Drive, attended. In response to questions asked at the meeting, the landscape plan was supplemented with sections through the proposed buffers to better illustrate distances and visual impact. ENVIRONMENTAL REVIEW Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Initial Study of potential environmental impacts was prepared for this project. The potential for significant impacts was identified in the following nine categories: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazardous Materials, Hydrology, Land Use, and Noise. Based on the Initial Study, a Mitigated Negative Declaration (MND) was prepared and circulated for public review for thirty (30) days (Attachment E). No public comments were submitted. The MND and its supporting Initial Study's proposed mitigation measures which have been agreed to by the applicant, will reduce potential impacts to less than significant levels. The mitigation measures are enforceable through conditions of approval and are incorporated into the Mitigation Monitoring and Reporting Program attached as Exhibit 1 of Attachment A. On the record before the Planning Commission, including but not limited to the application materials, the MND, this staff report and other information in the file, there is no substantial evidence in light of the whole record that the project, as mitigated, would have a significant effect on the environment. The Mitigated Negative Declaration with its supporting Initial Study, and the Mitigation Monitoring and Reporting Program are included as attachments and outline the mitigation measures (Attachment A- Exhibit 1 and Attachment E). ATTACHMENTS Attachment A: Draft Resolution recommending adoption of a Mitigated Negative Declaration and Mitigation Monitoring Program and Exhibit 1 — MMRP. Attachment B: Draft Resolution recommending approval of a Zoning Map Amendment to rezone the subject property from R4 to R2. Attachnient C: Draft Resolution recommending approval of the Tentative Subdivision Map. 13 q— 1� Attachment D: City Engineer's letter. Attachment E: Initial Study and Mitigated Negative Declaration. Attachment F: ARS 2006 Historical Evaluation and 2013 ARS update. Attachment G: City Council Resolution No. 2005-198 N.C.S, and February 23, 2006 Historic and Cultural Preservation Committee approval of historic demolition. 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Al N .67 149-360-032 OLl14A EXISTING WOOD WALL +2.4' APN 149360-®29 LEAWPRASERT TREEINVENTORY TREE NO, SPECIES TRUNK DIAMETER 66 COAST REDWOOD/SEQUOIA SEMPERVIRENS 52" LEGEND F – – – BUILDING ENVELOPE J PER R2 STANDARDS TREE TO EXISTING I • f WITH DRIPLINE PRESERVE WOOD WALL \ / +t-4 - EXISTING WOOD WALL +T -1' -- EXISTING WOOD WALL 41 0 30 60 GRAPHIC SCALE REVISIONS BY m 2 04 x LI.I } m a Z Ok- U) Y Z a ja 0 - O Z LL az >J N Z U >O W FS 2<2 ma W=) 0 J w UZ Z y 0. Lf) J WLu Q H U Z N N N M C N U w m n n N 0> j w � n N M a tll MM u) c -EC ¢<z 0. J d r = ¢ L) r N LL U F p U X Q w E o m r Gd''z�dE LL g z 16 w a' a � J >_ o IM III N DATE: 2014.07.07 SCALE: 1"=30' DESIGN: SJL JOB: 131618 SHEET 1 OF 1