HomeMy WebLinkAboutPlanning Commission Resolution 2014-11 05/13/2014RESOLUTION NO. 2014-11
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
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.
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 Tenox "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.
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
Planning Commission Resolution No. 2014-11 Page 2
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.
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
Benedetti-Petnic
Lin
Gomez
Marzo
Councilmember Miller
Vice Chair Pierre
Chair Wolpert
Aye No
X
F4
X
X
X
X
Absent I Abstain
91
Bill Wolpert, Chair
Planning Commission Resolution No. 2014-11 Page 3
ATTEST:
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fither ines, C mission Secretary
APPROVED AS TO FORM:
Eric W. Danly City Attorney
Planning Commission Resolution No. 2014-11 Page 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.
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.
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 buildina Dermit 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 citv insoection.
B. 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
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.
11. 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
on
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-I1 Page 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. Frontaae 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
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 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 Svstems
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
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 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.
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 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.
36. Access: The three proposed Private Driveways are also required Fire Apparatus Access
roads (Fire Lanes) with a minimum clear width of 20 feet.
Y 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
• 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. 2014-11 Page 12