HomeMy WebLinkAboutPlanning Commission Resolution 2014-17 06/24/2014RESOLUTION NO. 2014-17
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE TENTATIVE SUBDIVISION
MAP FOR THE RIVERFRONT MIXED-USE DEVELOPMENT LOCATED AT 500
HOPPER STREET (ASSESSORS PARCEL NUMBER 136-010-027) SUBJECT TO
THE ATTACHED CONDITIONS OF APPROVAL
WHEREAS, Basin Street Properties submitted an application for a Zoning Map Amendment
and Tentative Subdivision Map for the Riverfront Mixed -Use (Project File No.: 11 -TSM -0130)
allowing for the future development of up to 273 residential units, 90,000 square feet of
commercial space, a 120 -room hotel, approximately four acres of on-site parks, and a system of
multi -use trails located at 500 Hopper Street ("the Project" or the "proposed Project"); and,
WHEREAS the City prepared a Draft Environmental Impact Report ("EIR") to assess the
potential environmental effects of the Project, including the tentative subdivision map. The Draft
EIR was circulated for public review and the City prepared a Final EIR providing written responses
to comments received during the public review period. The Draft and Final EIRs are collectively
referred to as the Final EIR; and,
WHEREAS, a staff report, dated June 24, 2014 and incorporated herein by reference,
described and analyzed the Final EIR and the Project for the Planning Commission. The staff
report reviewed conformity of the tentative subdivision map with General Plan 2025, the Central
Petaluma Specific Plan ("CPSP"), and applicable zoning and other regulations, and
recommended approval of the Project. The staff report is incorporated herein by reference and
available for public review in the Planning Department at City Hall during normal business hours;
and,
WHEREAS the Planning Commission reviewed the staff report and the Final EIR at a
noticed public hearing on June 24, 2014 at which time all interested parties had the opportunity
to be heard. Following the public hearing, the Planning Commission adopted Resolution 2014-15
recommending certification of the Final EIR, Resolution 2014-16 recommending adoption of the
proposed zoning amendments, and Resolution 2014-17 recommending approval of the
Tentative Subdivision Map, which resolutions are incorporated herein by reference and available
for public review in the Planning Division at City Hall during normal business hours; and,
WHEREAS, proposed Riverfront Mixed -Use Development Tentative Subdivision Map is
subject to Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and the State
Subdivision Map Act, which regulate the design and improvement of proposed subdivisions. As
described in the staff report, the Riverfront Mixed -Use Development tentative subdivision map
proposes to subdivide the project site into 144 lots and 4 public parcels. The 134 single family
Planning Commission Resolution No. 2014-17 Page 1
residences will each be on separate lots, the 39 townhouses and 4 live/work units will be on three
lots, and the commercial and mixed use buildings will be on three lots. Parcels A, B, and C will
contain an active park, the central green and multi -use path adjacent to Highway 101,
respectively, and Parcel D will be dedicated to the City for a potential future boathouse facility
along the Petaluma River. The proposed Riverfront Park is on a separate state-owned property
adjacent to the development site; it is included in the project but not in the tentative subdivision
WHEREAS, the proposed tentative map illustrates the overall site layout, proposed
roadway improvements (roadway widths, bike and pedestrian facilities), master utility plans
(water, sewer, and wastewater), grading plans, and stormwater treatment plans, among other
improvements. The Project is proposed to develop in eight phases, for which multiple future Final
Maps will be recorded for the purposes of development in accordance with the CPSP; and,
WHEREAS, as discussed in the staff report, the proposed tentative map is consistent with
the Petaluma General Plan 2025, the CPSP and with applicable provisions of the 2003
SmarfCode.
NOW, THEREFORE, BE IT RESOLVED that the Petaluma Planning Commission hereby
recommends that the City Council find as follows regarding the Tentative Subdivision Map for
the Riverfront Mixed -Use Development.
A. The proposed tentative map as conditioned, together with provisions for its design
and improvements, is consistent with the General Plan and the Central Petaluma
Specific Plan, and will not be detrimental to the public health, safety, or welfare in
that adequate public facilities exist or will be installed, including roads, sidewalks,
water, sewer, storm drains, and other infrastructure
B. The site is physically suitable for the density and the type of development proposed in
that it a relatively flat, undeveloped lot within the Urban Growth Boundary that will
serve to use land efficiently and promote infill at a residential density consistent with
the vision of the SmarfCode.
C. The design of the subdivision and the proposed improvements will not cause
substantial environmental damage, and no substantial or avoidable injury will occur
to fish or wildlife or their habitat in that the Final EIR provided mitigation measures to
reduce identified potential impacts on environmental resources, including biological
resources and their habitat, to less than significant levels. All identified mitigation
measures are included as conditions of approval to ensure implementation through
the project.
D. The design of the subdivision and the types of improvements are not likely to cause
serious public health problems in that the project proposes a vibrant, walkable
mixed-use neighborhood on approximately 35.7 acres with a mix of residential, hotel,
Planning Commission Resolution No. 2014-17 Page 2
commercial and office uses, as well as approximately 4.0 acres of parks and trails
providing access to the Petaluma River. No industrial uses are proposed and the
Final EIR identified no significant health impacts.
E. The design of the subdivision and 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 in that the project is proposing a grid network of
public streets that will connect to the City's existing street network, including
provisions for emergency vehicle access. Existing easements will be preserved or
realigned to mesh with the subdivision design. The subdivision layout does not
preclude the future Southern Crossing bridge over the Petaluma River connecting to
Petaluma Boulevard South.
F. The Riverfront Mixed -Use Development Tentative Subdivision Map proposes warrants
pursuant to the CPSP and its implementing SmartCode to modify lot setbacks for rear
garages, lot setbacks and coverage for townhomes, parking in first and second
layers (front of Lot 134), and street sections as follows:
• Reduced rear yard setback for garages on 92 single family lots in T-4 Zone
(reduce rear yard setback for 2 lots to a minimum 12 feet, reduce rear yard
setbacks for 14 lots to a minimum 10 feet, and reduce rear yard setback for 76
lots to a minimum 5 feet.
• Reduced setbacks for townhomes in T-4 Zone for three lots.
• Increased lot coverage for townhomes on three lots in T-4 Zone District to 80%
from the maximum of 60%.
• Allowed parking in the First and Second Layer (area in vicinity of front of lot and
facades) on lot 134.
• Modified Street Sections for local residential streets, a portion of the Caulfield
Extension between the Pomeroy property and the Central Green, and the main
street extending from the Central Green to the Petaluma River.
These warrants are justified by the following SmartCode Intent provisions: The T-4 Transect Zone
Description defines the zone as "consisting of a mixed-use but primarily residential urban fabric"
with a "wide range of building types "including "single, side yard and rowhouses." It further
states that "setbacks and landscaping are variable" and the Zone description shall constitute
the Intent with regard to the "general character" of the development. The variable setbacks, lot
coverage, parking and street section modifications allow the site design to facilitate walking
and biking, as alternatives to automobile travel; by facilitating development of compact,
pedestrian -oriented neighborhoods; and by adequately accommodating automobile travel
while respecting and encouraging pedestrian movement. The requested warrants for variable
setbacks, landscaping, road sections, bike lanes and parking in order to provide more space for
landscaping, trees and pervious areas that encourage pedestrian and bicycle travel, and that
also provide compliance with Fire Code requirements - all in accord with the Intent statement in
the SmartCode.
Planning Commission Resolution No. 2014-17 Page 3
BE IT FURTHER RESOLVED that the Planning Commission hereby finds that the proposed
Riverfront Mixed -Use Development tentative subdivision map complies with the requirements of
Chapter 20.16, Tentative Subdivision Map, of the Subdivision Ordinance and with the Subdivision
Map Act as further described in the staff report.
BE IT FURTHER RESOLVED that the Petaluma Planning Commission hereby recommends
that the City Council approve the Tentative Subdivision Map dated February 1, 2013, and on file
in the Planning Department, including the requested warrants, based on the findings above and
subject to the conditions of approval set forth in attached Exhibit 1, which is incorporated herein
by reference.
ADOPTED this 24th day of June, 2014, by the following vote:
Commission Member Aye No Absent Abstain
Benedetti-Petnic X
Lin X
Gomez I X
Marzo I X
Councilmember Miller I I X
Vice Chair Pierre X
Chair Wolpert X
ATTEST:
Heaher Hines, Colnission Secretary
p
.t
Bill Wolpert, Chair
APPROVED AS TO FORM:
Andrea Virshwara, Assistant City Attorney
Planning Commission Resolution No. 2014-17 Page 4
Exhibit 1
CONDITIONS OF APPROVAL
Riverfront Mixed -Use Development
Project File No. 11 -TSM -0130
June 24, 2014
PLANNING DIVISION
1. Effective Date. The tentative map approval shall not be effective until the related zoning
map amendments are adopted and effective.
2. Before issuance of any development permit, the applicant shall revise the site plan or
other first sheet of the office and job site copies of the Building Permit plans to list these
Conditions of Approval as notes.
3. The plans submitted for building permit review shall be in substantial compliance with the
plans date stamped June 16, 2014, except as modified by these Conditions of Approval.
4. The applicant shall pay the Notice of Determination ("NOD") Clerk's fee to the Planning
Division. The applicant shall provide a $50.00 check made payable to the Sonoma
County Clerk. Planning staff will file the Notice of Determination with the County Clerk's
office. The applicant shall also provide a check for the State Department of Fish and
Wildlife environmental filing fee (as required under Fish and Wildlife Code Section 711.4d)
to the Sonoma County Clerk on or before the filing of the Notice of Determination (as of
January 1, 2014, the fee is $3,029.75; contact the Clerk's office at (707) 944-5500 to
confirm).
5. No building permits shall be issued for any buildings on the site until a Final Map has been
approved.
6. Prior to Certificate of Occupancy, the developer/applicant shall record the following
notice in the Official Records of Sonoma County (requirement of the EIR), and shall
include the following notice in all sale, lease or rental agreements concerning any
portion of such property:
"This document shall serve as notification that you have purchased
property or you are leasing or renting premises in an area where river -
dependent and/or agricultural support industrial operations are located
which may cause off-site effects including without limitation, noise, dust,
fumes, smoke, light, and odors, and which may operate at any time of
night or day. The nature and extent of such operations and their effects
may vary in response to fluctuations in economic circumstances, business
cycles, weather and tidal conditions and other conditions. This statement
is notification that these off-site effects are a component of the industrial
operations in the Central Petaluma Specific Plan area of the City of
Petaluma and you should be fully aware of this at the time or purchase,
lease or rental."
Prior to building permit approval for Residential buildings the 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).
Planning Commission Resolution No. 2014-17 Page 5
8. 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.
Prior to Final Map approval, the applicant shall record an irrevocable easement for
shared parking purposes for the parking facility located on Lot 134 to serve the planned
Office, Hotel, Retail and Active Park uses. The shared parking agreement shall allow for
public parking for time periods approved by the City. The form and content of the
easement shall be reviewed and approved by the City Attorney prior to recordation.
10. Plans submitted for building permit shall include pre -wiring for solar facilities for each of
the individual commercial and mixed-use buildings and are subject to staff review and
approval.
11. Prior to issuance of a grading/ building permit, the applicant shall provide a lighting plan
for planning staff reviewing and approval. The lighting plan shall include exterior light
locations and details of the proposed fixture type and brightness (lumens). All lighting
shall be glare -free, hooded and downcast in order to prevent light pollution and glare
into bicyclists' and pedestrians' eyes.
12. The applicant shall be subject to the following special development impact fees plus any
other in affect at time of building permit issuance. Said fees are due at time of issuance
of building permit (commercial uses) or occupancy (residential uses) at which time, other
pertinent fees that are applicable to the proposed project will be required.
13. Signs are not approved as part of this project approval. Signs require a separate sign
permit. A Master Sign Program shall be prepared and reviewed and approved by the
Planning Commission for the commercial and mixed-use portions of the project prior to
the issuance of any sign permits.
14. 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.
15. If the applicant elects to install Public Art on-site, the proposed locations shall be
incorporated into SPAR plans and shall be reviewed and approved by the Public Art
Committee prior to installation.
16. All standpipes, check valves and other utilities shall be placed underground or fully
screened from view by decorative screening structures or landscaping to be reviewed
and approved by the Planning Manager.
Planning Commission Resolution No. 2014-17 Page 6
17. 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). An erosion and sediment
control plan will be required for the subdivision grading plans. The proposed subdivision
grading and subsequent development phases that are over one acre in size will be
required to prepare a SWPPP in accordance with City and State regulations, and all
future development will be subject to City grading and erosion control regulations.
18. 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:
a. The Sonoma County Coroner shall be contacted.
b. If the coroner determines the remains to be Native American the coroner shall
contact the Native American Heritage Commission within 24 hours.
c. The project sponsor shall retain a City -approved qualified archaeologist to provide
adequate inspection, recommendations and retrieval, if appropriate.
d. 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.
e. 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.
19. The developer, through on agreement to construct public improvements, including all
new on and off-site parks (the Riverfront Park, Active Park, Central Green) and the on
and off-site paths, unless also serving as an EVA, shall be required to provide all required
improvements. The developer shall be reimbursed for the cost thereof for on and off-site
parks (the Riverfront Park, Active Park, Central Green) and the on and off-site paths,
unless also serving as an EVA from the fees collected from the subdivision or from other
subdivisions in the same manner as set out for land reimbursement by Section 20.34.110
of the Municipal Code.
20. Geotechnical investigations shall be required and recommendations implemented for
each development phase in accordance with requirements of the California Building
Code and City policies and requirements.
21. The applicant shall review and approve any site and architectural plans prepared for
future phased development by others, including, without limitation, the residential
portions of the project and the boathouse, prior to submittal to the City for Site Plan and
Architectural Review (SPAR), in order to provide coordination and consistency of design
intent as depicted in the Concept Plan and Architectural Intent Images on file with the
Planning Division.
22. The applicant shall prepare a Supplemental Map Sheet for filing with the Final Subdivision
Map to include and identify items that deviate from the 2003 SmartCode, consistent with
the deviations/warrants shown on sheet TM -7 and TM -8A in the Tentative Subdivision
Map.
23. The project description indicates a six year construction schedule and the Air Quality
analysis assumes a more conservative five year schedule. The applicant shall submit an
annual report to the Planning Division on actual and assumed construction to ensure that
the construction development schedule maintains consistency with the project
description and analysis contained in the EIR for the project.
Planning Commission Resolution No, 2014-17 Page 7
24. Construction best management practices including exclusionary fencing for wildlife,
barrier fencing, avoidance buffers, and personnel training shall be implemented during
construction in proximity to the Coastal brackish marsh habitat located south of the
Riverfront Park component.
25. When preparing the detailed acoustical report during the design phase, as required by
mitigation measure NOISE -1, the project acoustical consultant should consider the
following hierarchy of potential attenuation measures:
a. Building and bedroom orientation
b. Robust building shell construction
c. Densification of construction
d. HVAC and mechanical equipment
26. Mitigation Measure AIR -7: Require implementation of the following measures during
construction:
a. All exposed surfaces (e.g. parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day or to maintain minimum
soil moisture of 12%.
b. All excavation, grading, and/or demolition activities shall be suspended when
average wind speeds exceed 20 mph.
c. The simultaneous occurrence of excavation, grading, and ground -disturbing
construction activities on the same area at any one time shall be limited. Activities
shall be phased to reduce the amount of disturbed surfaces at any one time.
d. All trucks and equipment, including their tires, shall be washed off prior to leaving the
site.
e. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
f. All visible mud or dirt tracked -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 shall be prohibited.
g. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour.
h. Site accesses to a distance of 100 feet from the paved road shall be treated with a 6
to 12 inch compacted layer of wood chips, mulch, or gravel.
i. All paving shall be completed as soon as possible after pipeline replacement work is
finished.
j. Sandbags or other erosion control measures shall be installed to prevent silt runoff to
public roadways from sites with a slope greater than one percent.
k. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 2 minutes (California airborne toxics control
measure Title 13, section 2485 of California Code of Regulations (CCR) establishes a
maximum idling time of 5 minutes). Clear signage shall be provided for construction
workers at all access points.
I. All construction equipment shall be maintained and properly tuned in accordance
with the manufacturer's specifications. All equipment shall be checked by a certified
mechanic and determined to be running in proper condition prior to operation.
m. Post a publicly visible sign with the telephone number and person to contact
regarding dust complaints. This person shall respond and take corrective action
within 48 hours. The BAAQMD's phone number shall also be visible to ensure
compliance with applicable regulations.
n. Vegetative ground cover (e.g., fast -germinating native grass seed) shall be planted
in disturbed areas as soon as possible and watered appropriately until vegetation is
established.
o. Use low VOC (i.e., ROG) coatings beyond the local requirements (i.e., Regulation 8,
Rule 3: Architectural Coatings).
Planning Commission Resolution No. 2014-17 Page 8
p. All roadways, driveways and sidewalks to be paved shall be complete as soon as
possible. Building pads will be laid as soon as possible after grading, unless seeding or
soil binders are used.
27. Mitigation Measure AIR -2: Include the following measures as part of the construction
specifications (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;
b. Use alternative fuel construction equipment if available (i.e., compressed natural gas,
liquid petroleum gas);
c. Require that all construction equipment, diesel trucks, and generators be equipped
with Best Available Control Technology for emission reductions of NOx and PM
through the use of add-on control devices such as diesel oxidation catalysts or
particulate filters; and
d. Require all contractors use equipment that meets CARB's most recent certification
standard for off-road heavy duty diesel engines.
28. Mitigation Measure AIR -3: Require that construction activities implement the following
measures at the project sites to reduce construction equipment exhaust when building
construction activities occur within 200 feet of any residential use. The contractor shall
develop and the City shall approve a plan demonstrating that the off-road equipment
(more than 50 horsepower and on site for more than 2 consecutive workdays) to be used
in project construction (i.e., owned, leased, and subcontractor vehicles) would achieve
an additional 60 percent reduction in exhaust particulate matter emissions, compared to
similar equipment based on CARB statewide average emissions. Based on the
ColEEMod modeling, a feasible method to achieve this objective would be the following:
a. All diesel -powered construction equipment more than 50 horsepower used on-site
during all construction phases for more than two days consecutively shall meet or
exceed U.S. EPA Tier 2 standards for particulate matter emissions or substituted with
alternatively fueled equipment (e.g., LPG fuel).
b. Prohibit use of diesel -powered generators for more than two days when line power is
available.
c. All non-mobile construction equipment shall be alternatively fueled or meet U.S. EPA
Tier 2 standards for particulate matter emissions
29. Mitigation Measure AIR -4: Provide reimbursement to the City for the design and
construction of the Primary Influent Pump Station mechanical odor control unit. The odor
control unit shall meet current design criteria and be equivalent to the units installed at
recent pump station upgrades within the City.
30. Mitigation Measure 3I0-1: To mitigate for the impacts to 0.24 acres of seasonal wetland
habitat, the developer shall consult with agencies to identify feasibility of creating onsite
mitigation areas through remediation within the Riverfront park area. If onsite mitigation is
determined to be infeasible then, 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 the regulatory agencies. Due to general low -quality of the existing wetland
habitat (e.g. presence of non-native species, disturbed soils) within the project site, a
mitigation ratio of one acre mitigated for each acre impacted is recommended by the
biologist. Prior to issuance of grading permit, proof of purchase of mitigation bank credit
or verification of onsite wetland remediation to offset losses shall be submitted to the City
and U.S. Army Corps of Engineers.
Planning Commission Resolution No. 2014-17 Page 9
a. According to information provided by the project biologist, the Burdell wetland
mitigation bank, located just south of Petaluma, has mitigation bank credits
available.
31. Mitigation Measure 13I0-2: Develop final Riverfront Park design that avoids and protects
wetlands. The design shall also investigate the feasibility of creating wetland habitat as
part of the proposed Riverfront Park, which could serve to offset losses in lieu of
purchasing credits (See BIO -1). Implement standard best management practices (BMP)
to protect wetland areas during and after construction of the Riverfront Park to include,
but not be limited to installation of protective staking and silt fencing to prevent
inadvertent intrusion by equipment during construction.
32. Mitigation Measure 13I0-3: Conduct vegetation removal within areas to be developed
between September 1 and January 30, outside of the general breeding bird season. If
this is completed, no further mitigation is required. Otherwise, if vegetation removal or
modification occurs between February 1 and June 15, require pre -construction nesting
surveys within 14 days prior to such activities to determine the presence and location of
nesting bird species. If vegetation removal or modification occurs between June 16 and
August 31, pre -construction surveys shall be performed within 30 days prior to such
activities. If active nests are present, establish temporary protective breeding season
buffers to avoid direct or indirect mortality of these birds, nests or young. The appropriate
buffer distance is dependent on the species, surrounding vegetation and topography
and shall be determined by a qualified biologist as appropriate to prevent nest
abandonment and direct mortality during construction.
33. Mitigation Measure 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.
34. Mitigation Measure CUL -2: In the event that human remains are discovered, all work shall
be suspended and the Sonoma County Coroner shall be contacted in accordance with
provisions of the California Public Resources Code section 5097.98-99 and the Native
American Heritage Commission shall be notified in accordance with the provisions of
Public Resources Code 5097, so that the "Most Likely Descendant' can be designated.
35. Mitigation Measure GEO-1: Require implementation of all recommendations as set forth
in the geotechnical investigations and updates prepared for the subject property by
Miller Pacific Engineering Group (dated March 2006, July 2009, August 2011, January
2013, December 2013), including but not limited to recommendations for site and soil
preparation, foundation designs, drainage and installation of utilities. Buildings shall
require the following: structural foundation systems, such as mat slabs or rigid
interconnected grade beams, able to resist the anticipated strong ground shaking and
potential for differential movement caused by liquefaction and/or consolidation of the
bay mud, b) soil improvement, c) deep foundation systems or d) other engineering
techniques as recommended in additional geotechnical investigations of liquefaction
hazards. All structures shall meet the California Building Code regulations and design
requirements for seismic safety.
Planning Commission Resolution No. 2014-17 Page 10
36. Mitigation Measure GEO-2: Implement the recommendations of the project
geotechnical investigations and updates prepared for the subject property by Miller
Pacific Engineering Group (dated March 2006, July 2009, August 2011, January 2013,
December 2013)„ except as modified based on site-specific refinements. Settlement
mitigation measures shall include use of structural foundation systems (such as mat slabs
or rigid interconnected grade beams) for residential structures, which can withstand the
potential total and differential settlements in accordance with recommendations of the
geotechnical investigations and deep foundations (driven piles or drilled piers) for
heavier structures planned in the northern portion of the site. Ground improvement, such
as with the use of Rammed Aggregate Piers (RAP), may also be appropriate at certain
locations within the site.
37. Mitigation Measure GEO-3: Prior to the issuance of grading permits and in accordance
with City of Petaluma Improvement Plan submittal requirements and procedures, the
developer shall submit construction plans along with Design Level Geotechnical Analysis
that specifically addresses the thicker fills up to ten feet in the area near the Future
Caulfield Lane Bridge in the southern portion of the site. The Improvement Plans and
design level Geotechnical analysis shall be subject to third party peer review in order to
verify that recommended measures to address differential settlement of bay mud
associated with thicker fills up to ten feet near the Future Caulfield Lane Bridge are
adequate to accommodate potential settlement. In the event that peer review
concludes that the recommended design measures will not sufficiently minimize the
effects of differential settlement, the developer shall be required to implement one of the
following standard construction techniques: 1) the use of lightweight fill material in place
of heavier, existing soils on areas that require thicker fill, or 2) pre -load areas that require
thicker fill and allow settlement to occur prior to construction. The developer shall be
responsible for the cost of the peer review and the City's Public Works Department shall
coordinate the scope of service and approve findings of the peer review prior to the
issuance of grading permits.
38. Mitigation Measure HAZMAT-1: Require that the quality of the stockpiled soils be
reaffirmed / tested prior to use for onsite fill, which shall be done following the Clean
Imported Fill Material Information Advisory prepared by the DTSC (DTSC 2001) in
accordance with the recommendation set forth in the 2013 Iris Environmental Phase I
Environmental Site Assessment.
39, Mitigation Measure HAZMAT-2: Prepare and implement a Risk Management Plan (RMP)
that provides the procedures to properly manage site groundwater that may be
encountered during construction activities. The plan shall address procedures for
discovery of any unknown features or environmental conditions that may be
encountered during activities that will disturb site soils.
The RMP shall include, but not be limited to the following components as set forth in the
2013 Phase I Environmental Site Assessment report:
a. Soil management: Provide guidelines for identification and analysis of unknown
environmental conditions and define responsibilities for management of discovery of
unknown features or site conditions.
b. Groundwater management: Prohibit use of groundwater encountered during
construction activities for dust control and allow discharge of groundwater to surface
waters only pursuant to a permit issued from applicable regulatory agencies. All
permit conditions must be satisfied prior to discharge.
c. Preparation and implementation of a site-specific Environmental Health and Safety
Plan by the general contractor to ensure that appropriate worker health and safety
measures are in place during redevelopment activities. Elements of the plan must
Planning Commission Resolution No. 2014-17 Page 11
include all practices and procedures necessary to comply with all new and existing
Federal, California, and local statutes, ordinances, or regulations regarding health
and safety. Specific components of the EHASP must include the following:
identification of site hazards; assignment of specific health and safety responsibilities
for site work; establishment of appropriate general work practices; establishment of
control zones and decontamination procedures; job hazard analysis / hazard
mitigation procedures; air monitoring; required personal protective and related
safety equipment; and contingency and emergency information.
40. Mitigation Measure HYDRO -1: Prepare final drainage plan as part of the Subdivision
Improvement Plans that provide calculations and documentation that the site storm
drain system and discharge culverts have adequate capacity to serve the project and
watershed area at full buildout. The storm drain system design shall be reviewed and
approved by the Sonoma County Water Agency.
41. Mitigation Measure HYDRO -2: In accordance with National Pollution Discharge
Elimination System (NPDES) regulations, the developer shall prepare a Storm Water
Pollution Prevention Plan (SWPPP) for grading and construction of subdivision
improvements. The SWPPP shall also include provisions for the offsite Riverfront Park. All
subsequent development phases over one acre in size shall prepare and implement a
SWPPP. The SWPPP shall address erosion and sedimentation controls during all phases of
construction, storage and use of fuels, and use and clean-up of fuels and hazardous
materials. The SWPPP shall prohibit fueling, cleaning, or maintenance of equipment
except in designated areas located as far from the river as possible. As a precaution,
require contractor to maintain adequate materials onsite for containment and clean-up
of any spills. The developer shall provide approval documentation from the RWQCB to
the City verifying compliance with NPDES requirements. Acceptable proof of
compliance is the Notice of Intent with a WDID number or other equivalent
documentation.
42. Mitigation Measure HYDRO -3: The applicant shall prepare and implement an erosion
control plan for the subdivision grading and each subsequent development phase site
plan. The plan shall be reviewed and approved by the City of Petaluma prior to issuance
of a grading permit for the proposed development. The erosion control plan shall include
phasing of grading, limiting areas of disturbance, designation of restricted -entry zones,
diversion of runoff away from disturbed areas, protective measures for sensitive areas,
outlet protection and provision for revegetation or mulching. The plan shall also prescribe
treatment measures to trap sediment, such as inlet protection, straw bale barriers, straw
mulching, straw wattles, silt fencing, check dams, terracing, and siltation or sediment
ponds. Catchment and settlement ponds will be constructed to contain silt being
deposited at temporary outlets. Temporary outlets will be rocked with silt control. Fiber
rolls, silt fences and fiber mats will be installed on all slopes.
43. Mitigation Measure HYDRO -4: The applicant shall prepare and implement an erosion
control plan for construction of the offsite trail and improvements for the Riverfront Park,
including, but not limited to: installing hay bales or appropriate temporary silt fencing
adjacent to the perimeter of the work area to prevent inadvertent transport of sediments
into the Petaluma River; limiting ground disturbance and vegetation removal during
construction; conducting work prior to the rainy season; protecting disturbed areas
during the rainy season; and immediately revegetating disturbed areas.
44. Mitigation Measure HYDRO -5: Subsequent development phases over one acre in size
shall submit plans and detailed calculations to show that requirements for post -
construction runoff treatment have been met in accordance with the City's stormwater
management regulations.
Planning Commission Resolution No. 2014-17 Page 12
45. Mitigation Measure NOISE -1: Pursuant to General Plan Policy 10 -P -3C and the CPSP EIR
Mitigation Measure 10-1, a detailed acoustical report shall be prepared by a qualified
acoustical specialist as part of design phase to determine the noise control treatments
for the residential buildings, offices and the hotel to meet local and state standards.
Noise attenuation measures shall include as appropriate thicker walls, stucco siding,
sound insulating windows and/or doors, building and bedroom orientation and other
measures pursuant to the detailed acoustical report. To achieve the noise reduction
requirements, some form of forced air mechanical ventilation, satisfactory to the local
building official, would be required in all residential units and the hotel. Special sound
rated building elements such as windows and doors may also be necessary to reduce
the intrusiveness of the train noise given that typical noise levels could reach 95 dBA
Lmax outside the nearest townhomes if Quiet Zone status is not approved.
46. Mitigation Measure NOISE -2: In accordance with Mitigation Measure 10-2 of the Central
Petaluma Specific Plan, require implementation of the following measures during all
phases of project construction:
a. Construction Scheduling. Limit noise -generating constructions activities to daytime,
weekday hours (7 AM to 6 PM) and 9 AM to 5 PM on weekends and holidays. When
construction is occurring within 100 feet of existing residences, then construction shall
be initiated no earlier than 8AM during weekdays, 9AM on Saturdays, and shall be
prohibited on Sundays and Holidays.
b. Equipment. Properly muffle and maintain all construction equipment powered by
internal combustion engines.
c. Idling Prohibitions. Prohibit unnecessary idling of internal combustion engines.
d. Equipment Locations and Shielding. Locate all stationary noise -generally equipment,
such as air compressors as far as practical from existing nearby noise sensitive
receptors.
e. Quiet Equipment Selection. Select quiet construction equipment, particularly air
compressors, whenever possible.
f. Noise Disturbance Coordinator. Designate a project construction supervisor as "Noise
Disturbance Coordinator" who would be responsible for responding to any local
complaints about construction noise. The Disturbance Coordinator would determine
the cause of the noise complaint and institute reasonable measures to correct the
problem. Conspicuously post a telephone number for the Disturbance Coordinator at
the construction site and submit to the City of Petaluma Building and Police
Departments.
g. Notification. Notify nearby residents (within 300 feet) in writing of the construction
schedule.
47. Mitigation Measure TRAF-1: If SMART rail service (and the supplemental safety measures
that may be needed for it) is delayed to such an extent that the Riverfront project is built
first, require installation of the supplemental safety measures at the existing Caulfield
Lane at -grade crossing to include an additional exit gate on the southwest side of the
crossing to preclude vehicles from navigating around the entry gates to proceed
eastbound on Caulfield. The exit gate and related items shall be installed by SMART's
contractor and funded by the City. The applicant shall contribute funds equal to half the
cost of construction.
48. Mitigation Measure CUM -1. Require payment of the project's 21% pro -rata share of the
cost of signalization at Hopper Street/Caulfield Lane in the future when an extension of
Caulfield Lane over the Petaluma River is completed.
49. Mitigation Measure CUM -2. The Applicant shall lengthen the westbound left turn pocket
at Lakeville Street/Caulfield Lane to approximately 250 feet, and install a raised median
Planning Commission Resolution No. 2014-17 Page 13
on the westbound approach to physically prohibit illegal left turn movements into and
out of adjacent properties, as recommended in the project traffic report, in order to
improve capacity and safety at the intersection.
PUBLIC WORKS & UTILITIES
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. The following list of
Engineering Division conditions constitutes the required report.
The following conditions shall be addressed at the time of final map and improvement plan
application.
50. Pursuant to the Petaluma Bicycle & Pedestrian plan, all multi -use trails shall be designed
to Class 1 bike path standards as contained in Chapter 1000 of the Highway Design
Manual. The minimum width of the two-way paths shall be eight to 10 feet, depending
on location, expected usage and site constraints. Both sides of the paths, where space
exists, shall have two -foot graded shoulders to provide clearance from poles, trees, walls,
fences, guardrails and other obstructions. Final path design, including widths and
surfacing materials shall be completed on the subdivision improvement plans prior to
recordation of the Final Map, subject to review and approval of the City Engineer and
Planning Manager.
51. Hopper Street shall be a minimum of 20 -feet wide. Two-way, public access, from D Street
on all of Hopper Street is acceptable. The proposed access point at East D Street shall be
limited to right turn in and right turn out only for passenger vehicles. Install a raised, 2 -foot
wide max, mountable (for emergency vehicles) concrete median, or other median type
as approved by the City of Petaluma, on East D Street. The exact length, width and type
of mountable curb are subject to the approval by the City Engineer and Fire Marshal. A
public access easement is required for the portions of the secondary access point
located on private property and shall be dedicated to the City of Petaluma prior to final
map approval. The public access easement shall include language stating that once the
street connection from Hopper Street to Copeland Avenue has been constructed and
accepted by the City of Petaluma, such dedication shall be vacated and the right-of-
way shall revert to the property owner and no longer serve as public right-of-way.
52. The westbound left turn lane on Lakeville Street at Caulfield Lane shall be lengthened to
250 feet and a raised concrete median shall be installed on the westbound approach to
prohibit illegal left turn vehicle movements into and out of adjacent properties. Prior to
the completion of said improvements, the Developer and City shall establish a
reimbursement agreement, subject to City Council approval, by which future
development within the area of improvement will reimburse the Riverfront Developer on
a pro -rata basis.
53. Install intersection control within the subdivision as recommended by the W -Trans traffic
analysis dated March 5, 2012 and as approved by the City Engineer.
54. The applicant shall provide funds, prior to recordation of Final Map, necessary for
purchase and installation of a new bus shelter structure at the Caulfield/Lakeville
intersection (southbound Lakeville) to facilitate transit usage for the residents, employees
and visitors to the Riverfront development.
55. Dedicate right of way for the future Caulfield Lane southern crossing on the final map.
The exact location and width of necessary right of way shall be determined by the City
Planning Commission Resolution No. 2014-17 Page 14
of Petaluma during the final map and improvement plan review. Subdivision grading and
bridge height shall be designed to meet requirements from the United States Coast
Guard and shall be aligned vertically and horizontally to connect to the existing stub
road near the Petaluma Boulevard South roundabout.
56. The applicant shall install all multi -use trails at time of construction of adjacent, or nearest,
public streets.
57. The applicant shall pay $50,000 to the City for contribution towards a future off-site trail
extending from the property boundary to the western limit of the area graded by
Caltrans for the Highway 101 bridge project.
58. Recordation of all documents related to the off-site Emergency Vehicle Access (EVA)
including easements and grant deeds shall be completed concurrently with Final Map
approval. The construction of the off-site EVA shall be completed prior to any vertical
construction occurring on the site. This includes the construction of the new public
access roadway at D Street, improvements to Hopper Street to meet fire access
requirements, installation of EVA on adjacent URS/Pomeroy property (APN: 136-010-024)
and all related signage, gates and other appurtenances related to the EVA Recordation
of all documents related to the EVA including easements and grant deeds shall be
completed prior to Final Map approval.
59. The applicant shall dedicate a public access and utility easement on the westerly side of
lot 135, adjacent to the City Pump Station property (APN: 007-171-016).
60. Final Park designs, including an all-weather field to increase usability for the Active Park,
shall be reviewed and approved by the Parks and Recreation Director and Planning
Manager upon recommendation of the Recreation, Music & Parks Commission prior to
Final Map approval. The Riverfront Park shall be reviewed and approved by the State
Lands Commission prior to City approval.
61. The Central Green (Parcel B) shall be constructed and operational prior to final
occupancy of the office building, hotel or mixed-use building; whichever occurs first. The
active park (Parcel A) shall be constructed and operational prior to the 40th certificate
of occupancy being granted to the single-family detached houses and/or townhomes.
The Riverfront Park shall be constructed and operational prior to the 80th certificate of
occupancy being granted to the single-family detached houses and/or townhomes.
62. Parcel A (Active Park), Parcel B (Central Green), and Parcel C (Public Path Parcel) shall
be dedicated to the City through the final map. All or some of the property owners, as
selected by the applicant, and approved by the City, shall be responsible for the
maintenance of Parcels A and B through a maintenance agreement to be executed
prior to final map approval.
63. The "Small Craft Facility" parcel (Parcel D) shall be dedicated to the City. All utilities shall
be stubbed out to serve the potential future Boat House.
64. Special paving at intersections and mid -block crossings shall be required as shown on the
preliminary landscape plans as well as additional locations as required by the City
Engineer and Planning Manager. Rapid Rectangular Flashing Beacons shall be installed
at all mid -block, uncontrolled crossings.
65. A Landscaping & Lighting District shall be established prior to recordation of Final Map to
provide for the on-going maintenance of all publicly owned land with landscaping,
including streets and parks, and all lighting within the public streets, paths and parks.
Planning Commission Resolution No. 2014-17 Page 15
66. A funding mechanism, such as a homeowner's association or maintenance agreements,
for long term maintenance of shared facilities such as, parking, driveways, utilities and
drainage systems shall be established and funded for each phase of the project.
67. Prepare final map and improvement plans per the latest City policies, standards, codes,
resolutions and ordinances. Technical review deposits shall be required at the time of
application submittal.
68. Provide formal appraisals for developer contributions as required by GASB 34
(Governmental Accounting Standards Board, Statement 34).
69. All public improvements shall be designed and constructed per City Standards as well as
Caltrans and MUTCD standards as determined by the City Engineer.
70. Prior to final map approval, the developer shall provide a fair share contribution in the
amount of 21 percent of the total project costs for design and construction of a traffic
signal at the intersection of Hopper Street and Caulfield Lane. The City shall use the fair
share funds in accordance with applicable State law.
71. The City of Petaluma is responsible for design and construction of the Caulfield Lane
grade crossing exit gate system and related infrastructure required by the California
Public Utilities Commission. The City has entered into agreement with the Sonoma Marin
Area Rail Transit District to perform this work. The developer of the Riverfront project, Basin
Street Properties, has voluntarily agreed to fund one-half of the total project costs which
are estimated to be $222,753. Basin Street's contribution is capped at $111,376. These
funds shall be deposited with the City prior to acceptance of improvements and release
of the surety for the first phase of the Riverfront project.
72. All public improvements shall be ADA accessible
73. Public improvement plans and final subdivision map applications are required for each
phase. The improvement plans and final map shall be approved prior to construction of
public improvements and prior to issuance of any building permits for on-site work. A
subdivision agreement package including necessary bonds and insurance is required for
each phase.
74. All public improvement work for each phase shall be completed prior to issuance of a
final inspection/certificate of occupancy for the last 20% percent of units of each phase,
unless otherwise noted herein.
75. Access to all Hopper Street and other adjacent businesses shall be preserved at all times
during construction of the Riverfront project, subject to approval by the City of Petaluma.
76. Traffic control plans are required for all stages of construction and shall be per latest
Manual on Uniform Traffic Control Devices (MUTCD) standards.
77. Screening of Pump Station shall be provided. Install eight foot tall masonry wall with
decorative brick veneer along south and east sides of the pump station to screen views
of the pump station. Install significant landscaping including shrubs and trees. Landscape
design to be reviewed and approved by the Planning Manager and Public Works and
Utilities Department prior to approval of Final Map.
78. Landscaping in public utility easements shall be limited to ground cover and shallow
rooted, low lying shrubs. Trees are not allowed.
Planning Commission Resolution No. 2014-17 Page 16
79. The storm drain system and calculations shall be reviewed and approved by the Sonoma
County Water Agency, prior to issuance of any construction permits.
80. Dedicate the necessary public right of way, public access and utility easements to the
City of Petaluma on the final map. Any public easements located outside the boundary
of the subdivision shall be dedicated via grant deed with a legal description and plat.
81. Dedicate to the State of California, a 25 -foot wide Maintenance and Access Easement
across the northerly section of Parcel C and a second 25 -foot wide Maintenance and
Access Easement across the southerly end of Parcel C or within Parcel D. The exact
locations of the easements shall be subject to the review and approval of the City of
Petaluma, Sonoma County Transportation Authority and Caltrans and shall provide
Caltrans Maintenance and Access in perpetuity. The Riverfront developer shall be
responsible for providing curb cuts and structural pavement sections sufficient to
accommodate the necessary Caltrans maintenance vehicles in the easement areas.
82. All landscaping shall meet City Standards for low water use. Irrigation must be installed for
recycled water use.
83. Provide a 15 year and 30 year post settlement analysis on the sewer, water, and storm
drain systems in the final geotechnical report submitted for building permits. Provide the
geotechnical recommendations on settlement with the exhibits on post development
slopes and location of flex couplings for the utility systems. All public utilities shall be
shown in plan and profile view. Sewer and water facilities shall be installed per standards
in place at the time of construction.
84. Prior to issuance of any construction permits, provide reimbursement to the City for the
design and construction of the PIPS Pump Station mechanical odor control unit. The
amount of re -imbursement shall be determined by the City of Petaluma. The odor control
unit shall meet current design criteria and be equivalent to the units installed at recent
pump station upgrades within the City. The mechanical odor control unit is required to
replace the odor control bed.
85. Provide an automatic controlled slide access gate to the PIPS Pump Station wide
enough to allow a 55 foot long truck trailer access into the pump station. Provide a
minimum 20 -foot wide lockable swing gate along the easterly side of the PIPS site near
the corner of Hopper Street and lot 136. The truck movements and site improvements
shall be reviewed and approved by the City. The developer shall be responsible for
replacing any portions of the PIPS facility impacted by development of the Riverfront
project, as determined by and subject to the approval of the City of Petaluma. Provide
new site improvements at the PIPS facility including paving for replaced parking area,
drainage, fencing, walls, and building protection as required by the City. All site
improvements related to the PIPS pump station are subject to City approval and shall be
completed prior to issuance of the first certificate of occupancy for the Riverfront
project.
86. Provide project impact analysis and protective plan for work over the sewer force main
and large gravity sewer main on the east side of the development.
87. The trash enclosures with sanitary sewer drains shall be covered and not allow rain water
to enter the sanitary sewer system.
88. Overhead utilities along the street frontages, within the project site or traversing the site
shall be placed underground.
Planning Commission Resolution No. 2014-17 Page 17
89. All existing unused water and sewer mains shall be identified on construction drawings
and abandoned per City standards.
90. Joint trench plans are required with the public improvement plan submittal.
91. The project shall comply with the City of Petaluma Phase II Storm Water Management
Plan including attachment four post construction requirements.
92. The on-site storm drain water treatment system shall be privately owned and maintained.
93. Prior to issuance of a building permit, an operations and maintenance manual is required
for the proposed storm water treatment system and shall be submitted with the building
permit 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.
94. Prior to issuance of a building permit, the developer shall comply with the City's Phase II
storm water management plan and State of California NPDES requirements including
submittal of a notice of intent and storm water pollution prevention plan to the State and
City.
PEDESTRIAN 8 BICYCLE ADVISORY (PBAC) COMMITTEE
95. Bicycle parking for tenants and employees of the office/retail buildings and the
boathouse shall be provided. The future SPAR approvals shall require bike parking
consistent with the Bicycle & Pedestrian Plan and the IZO Section 11.090 - Standards for
Bicycle Facilities.
96. Bicycle parking facilities shall be conveniently located near the main entrance(s) to the
office/retail buildings. All racks shall be located in covered locations (under
awning/overhang), in bicycle lockers, or indoors, to provide protection from the weather.
Bicycle parking located inside any parking structures shall be in a safe well -lighted and
open area.
97. Bike racks shall be designed to keep the bike upright by supporting the frame in two
places, allow the frame and one or both wheels to be secured with a U -lock, be securely
anchored or heavy enough that it cannot be stolen, and durable enough to resist being
cut or vandalized. The applicant shall follow the guidelines within the Bicycle and
Pedestrian Plan for further bike parking design and placement standards.
98. There shall be no direct glare into bicyclists' and pedestrians' eyes along the multi -use
path. Lighting shall be directed downward to minimize light pollution.
99. Benches shall be located along the multi -use path, with emphasis to locations along the
river -facing segment, and at neighborhood park/playing field (Active Park) and Central
Green.
100. A drinking fountain, including a doggie fountain component, shall be provided along the
multi -use path and at the playing field.
101. Accommodations for and connectivity to public transit shall be incorporated into the site
plan and wayfinding / directional signage shall be provided for existing transit stops.
Planning Commission Resolution No. 2014-17 Page 18
102. Curb cuts for ADA and crosswalks shall be provided at the entrance to the subdivision to
connect pedestrians and residents to the multi -use path.
103. A Stop sign at the entrance to the subdivision shall be provided, subject to review and
approval of the City Engineer.
104. The hotel entrance shall be designed to limit vehicular interference between cyclists and
hotel guests.
105. Appropriate bicycle lane signage shall be provided along the major thoroughfare in the
commercial area.
106. All Class III Bikeways within the project area shall be identified with appropriate signage.
107. A wayfinding signage plan shall be reviewed by the PBAC and shall include signs for the
boat launch, the enhanced trail, the river trail, public transit, the SMART multi -use path
and the local Park and Ride facility.
108. The surface treatment for the pathway from the housing development to the playing
field shall be a concrete surface.
FIRE MARSHAL
109. Access Summary: The Holmes Fire Emergency Vehicle Access Assessment Report (HFR)
concludes that the Emergency Vehicle Access (EVA), as proposed, is adequate to
facilitate site access and egress. Petaluma Fire Department (PFD) believes the technical
information contained in the HFR is adequate and provided essential technical
information and clarification to previously identified EVA challenges. The February 1, 2013
Steven J. Lafranchi and Associates (SJLA) "Phased Tentative Map for Riverfront" plan set
shows the 22 foot EVA has been moved from City of Petaluma Property to the Pomeroy
property (as depicted on sheet TM -12). In summary, Fire Department EVA and site access
appears to be adequate.
110. EVA Minimum Width/Standard: The EVA minimum width located on the adjacent
Pomeroy/URS Property (APN: 136-010-024) shall be a paved 22 feet. The EVA structural
road section shall consist of asphalt/concrete and class 2 aggregate base materials
capable of handling a minimum of H2O vehicle loading, subject to City approval.
111. Technical Review: The EVA and other elements of this project may need further technical
review depending on the magnitude of possible changes. We may request an update
from Holmes Fire (or equivalent firm as approved by the Fire Marshal) if major changes
come forward. This project will continue to need to be coordinated closely with both
Holmes Fire and the Fire Marshal's Office. In addition, all easement agreements will need
to be reviewed and verified by the City Engineer.
112. Other Aspects: PFD understands the City Engineer and Planning Manager will be
responsible for many other aspects of this project that also have the potential to impact
emergency ingress/egress, such as traffic, and PFD will continue to be involved in order
to provide comments and maintain the functionality of the EVA.
113. Circulation/Fire Truck Access: Fire Apparatus Accessibility exhibits indicate that truck
access throughout the project is adequate. However, as building heights and/or other
changes to this project come forward, PFD reserves the right to add conditions and/or
request additional information.
Planning Commission Resolution No. 2014-17 Page 19
114. EVA Gates: All EVA gates and Opticoms will need to be coordinated with the Fire
Marshal; electronically operated gates acceptable to the Fire Marshal will be required.
115. EVA Signage: The EVA will need to be posted with signs pursuant to CFC Section D103.6
and as recommended by Holmes Fire. All EVA road markings, signs, and possible warning
lights will need to be coordinated with the Fire Marshal's Office.
116. Phased Development: TM -8 shows a "Phased Tentative Map"; be advised, underground
utilities including water lines supporting this development must be installed prior to
bringing combustible construction materials on site. Hydrants must be operational prior
to bringing any combustible materials onsite.
117. Preliminary On -Site Utility Plan: The Preliminary On -Site Utility Plan and waterlines will need
to be verified by the City Engineer and Water Department. Hydraulic calculations must
be provided to verify adequate water for firefighting and domestic use. Proof of that
required fire flow shall be provided to the Fire Marshal's Office prior to issuance of the
building permit. The Fire Marshal's Office will not accept less than the minimum fire flow
and pressure and it will be the developer's responsibility to make private and/or public
improvements to the system to meet the water flow demands of the project. As
previously mentioned, water supply must be acceptable to the City Engineer and Water
Department.
118. Minimum Fire Flow: Minimum fire flow for buildings shall be calculated as specified in the
2010 California Fire Code, Appendix B: "Fire Flow Requirements for Buildings." Please be
advised that if building fire flow calculations cannot be made at the time of project
submittal, the following fire flows shall apply:
a. Residential (Single and Two Family Residential): 1500 GPM at 20 psi residual;
b. Commercial, Industrial, and Multi -family: 2500 GPM at 20 psi residual.
119. When building fire flows are submitted, these flows shall be adjusted in accordance with
Appendix B except that for all fire flows, the minimum pressure shall be 20 psi.
120. Fire Hydrants: Development plans indicate that additional on-site fire hydrants will be
necessary. The number and location of fire hydrants will need to be closely coordinated
with the Fire Marshal and spacing shall not exceed 300 feet and/or 150 feet from the
farthest structure.
121. FDC and PIV: FDC and PIV placement will need to be coordinated with the Fire Marshal
prior to submittal of the improvement plans.
122. Commercial Sprinklers: All commercial buildings (or portions thereof) shall be protected
by an automatic fire sprinkler system as required by the City of Petaluma Municipal Code
and shall conform to NFPA 13 requirements. The fire sprinkler system shall be provided
with a central station alarm system designed in accordance with NFPA 72. A local alarm
shall be provided on the exterior of the building AND a normally occupied location in the
interior of the building. All systems require three (3) sets of plans to be submitted to the
Fire Marshal's Office for review and approval.
123. Residential Sprinklers: For residential structures, fire sprinkler systems designed and installed
in accordance with NFPA 13-D are required; bathrooms over 55 square feet, closets over
24 square feet (or 3 feet deep), and other attached structures. These systems shall be
calculated for two -head activation for the most remote two heads. All systems require
three (3) sets of plans to be submitted to the Fire Marshal's Office for review and
approval. No exterior risers or fire piping will be allowed.
Planning Commission Resolution No, 2014-17 Page 20
124. Building Height: Class I standpipes shall be installed in buildings three (3) stories or above
in height. Standpipes shall be provided with approved outlets provided on each floor
level, including the roof when roof access is provided.
125. The Kleinfelder Phase II Soil and Groundwater Investigation dated January 17, 2001
provided a summary of findings. Section 7.2 (Site Development Considerations page 17)
and Section 7.3 (Recommendations; page 18) are recommendations to be put in place
during development of the site. The Kleinfelder report recommends the development of
a soil and groundwater management plan (SMP) to outline and describe the steps
required of personnel during the site construction; therefore, a SMP shall be submitted to
the Fire Marshal along with the Site Improvement plans prior to any site work. It must
address all the elements specified in the Kleinfelder recommendations. Applicant shall
confirm that copies of the Phase II were sent to the Sonoma County Department of
Public Health, Environmental Health Division and Regional Water Quality Control Board,
San Francisco Bay Region as recommended.
126. The PFD recommends that you "reconnect" with your Environmental Consultant as this
project moves through the process to answer any questions regarding the Phase II report
and/or if any questions come up regarding the results of analysis.
127. Hazardous Materials Business Plan: Some of the business uses are unknown at this time. If
the facility and/or businesses use or store hazardous materials exceeding state threshold
planning quantities (55 gallons of a liquid, 200 cubic feet of gas, or 500 lbs. of a solid), the
facility will need to prepare and submit a Hazardous Materials Business Plan (HMBP)
pursuant to Health and Safety 6.95 and the California Fire Code. A completed plan must
be submitted prior to bringing hazardous materials on-site. Forms and guidance are
available from the Fire Marshal's Office. In addition, all hazardous materials storage
locations will be required to have secondary containment and NFPA 704 placards
(firefighter diamond) denoting expected hazards. In addition, PFD will require that the
HMBP be submitted electronically through the CERS on-line reporting system.
128. For the EVA, and other life -safety aspects of this project, the applicant shall contract with
Holmes Fire (or equivalent firm as approved by the Fire Marshal), a Professional Fire
Protection Engineering Firm, to assist the Project in meeting fire code requirements.
129. Phased Approach: As this project involves different phases, as depicted on the Phased
Tentative Map, please be advised, a compacted base EVA is acceptable during the
construction period of the initial phase; however a fully paved EVA and fully paved
connecting streets are required prior issuance of a final inspection/certificate of
occupancy for the initial Phase I of this project. As mentioned, the waterline/utilities and
fire hydrants must be fully installed prior to bringing combustible construction materials
onsite for the initial phase and then prior to bringing combustible materials onsite for
each subsequent phase being developed. All public improvement work for each phase
shall be completed prior to issuance of a final inspection/certificate of occupancy for
the last 20% percent of units of each phase, unless otherwise noted herein.
Planning Commission Resolution No. 2014-17 Page 21