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HomeMy WebLinkAboutStaff Report 6.A 10/20/2014 Attachment 03ATTACHMENT 3 RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL APPROVING A TENTATIVE SUBDIVISION MAP FOR THE KELLER COURT COMMONS SUBDIVISION LOCATED AT 000 WEST STREET AT KELLER APN: 006-083-054 FILE NO. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001 WHEREAS, Jim Soules/Keller Court LLC, submitted an application to the City of Petaluma for a Zoning Map Amendment (File No. PLZM-14-0001) and Tentative Subdivision Map (PLTS-14-0001) to subdivide the 1.66 -acre parcel located north of the intersection of West and Keller Streets (APN: 006-083-054) into an eight -lot single family residential Subdivision and two common parcels A and B) for Keller Court Commons ("the Project" or the "proposed Project'); and WHEREAS, on August 12, 2014, the Planning Commission conducted a duly noticed hearing on the Project, at which time all interested parties had the opportunity to be heard; and WHEREAS, on August 12, 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. 2014-25 and 2014-26 recommending City Council adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines and recommending City Council approval of an Zoning Map Amendment rezoning the site from R2 to PUD consistent with the general plan designation; and WHEREAS, following the public hearing, the Planning Commission adopted Resolution No. 2014-27 recommending City Council approval of the Tentative Subdivision Map; and WHEREAS, on October 20, 2014, the City Council reviewed the CEQA evaluation for the project and adopted Resolution No. approving the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project, all in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines; and WHEREAS, on October 20, 2014, the City Council introduced Ordinance approving a Zoning Map Amendment to change the zoning of the property located at 000 West Street to Planned Unit District; and WHEREAS, on October 20, 2014, the City Council approved the Tentative Subdivision Map for the Project, NOW THEREFORE, BE IT RESOLVED that the City Council finds and determines as follows: 1. The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20, Subdivisions, of the Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act. a. The proposed subdivision, together with provisions for its design and improvements, is consistent with the City of Petaluma General Plan 2025 (General Plan) and will not be detrimental to the public health, safety, or welfare in that adequate public facilities exist or will be installed, including road, sidewalks, water, sewer, storm drains, and other infrastructure. b. The rezoning of the site to Planned Unit District (PUD) would promote infill development at a net density of 5.75 units per acre consistent with the current Low Density Residential 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 north and west of the subdivision site and is less than the density of existing development to the south and east. c. The project proposes development of an undeveloped / 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. d. The project scale and character is consistent with the low-density residential character of the surrounding neighborhood and abutting parcels. The PUD zoning is intended to accommodate clustered, detached, single-family dwellings on individual lots. Interior residential lots are set back approximately 12 feet from the property line on the northeast corner and generally, more than 25 feet from the other property lines with the exception of that adjacent to 120 Keller Street. Review of project architecture, individual lot landscaping, and other amenities will be addressed in the next step of the entitlement process. e. The General Plan anticipated development of the parcel and designated West Street as a connector street intended to carry a medium volume of vehicles rather than as a local street. Impacts were considered during General Plan review and approval. The proposed project is consistent with the General Plan. f The low-density residential character within the West Planning Subarea will be complemented by the eight single-family residences proposed, though the clustered development differs from the traditional urban neighborhood spatial organization that defines the subarea. g. The siting and clustering of the residences, garages and Commons Building preserve the existing mature and protected Quercus agrifolia (Coast Live Oaks) on the site, which contribute to enhancing air quality and visual screening on the north and west perimeter. Additional landscaping strengthens the visual and aesthetic character of the site, protects the slope and provides edible fruit. h. The project is connected to the existing street system (West Street), as required by the General Plan, by a new private residential street fully developed with curb, gutter, sidewalk, landscaping, and access to off-street parking. The Pedestrian and Bicycle Advisory Committee (PBAC) reviewed the proposal on June 4, 2014 and their comments have been incorporated as conditions of approval. 2. As concluded in the Initial Study/Mitigated Negative Declaration for the Project, neither the design of the subdivision nor the proposed improvements are likely to cause substantial environmental damage, or substantially or unavoidably injure fish or wildlife or their habitat. 3. 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 2 units (15% of 8 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. BE IT FURTHER RESOLVED that on the basis of the above findings, the City Council approves the Tentative Subdivision Map, subject to the conditions of approval set forth in Exhibit A hereto. Exhibit A CONDITIONS OF APPROVAL Previous Tentative Parcel Man Annroval (March 14. 2013) The existing garage may be used as a primary use allowed by R2 zoning regulations or as a residential accessory structure to an abutting residences under the same ownership. Plannine Division 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 Pennit plans to list these Conditions of Approval and the Mitigation Measures as notes. The plans submitted for building permit review shall be in substantial compliance with the Unit Development Plan and the Tentative Map date stamped July 9, 2014. The Tentative Subdivision Map dated July 9, 2014 supersedes the Conditions of Approval for the Tentative Parcel Map approved March 14, 2013. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for Keller Court Commons are herein incorporated by reference as conditions of project approval. 5. The applicant shall pay the Notice of Determination ("NOD") Clerk's fee to the Plamiing 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 $3,181.25; contact the Clerk's office at (707) 944-5500 to confirm). 6. Prior to building pennit approval, 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 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. Prior to building, grading, or demolition permit approval, all plans shall note the following and all construction contracts shall include the same requirements (or measures shown to be equally effective, as approved by Cornmunity Development Department), in compliance with General Plan policy 4-P-16: • Maintain construction equipment engines in good condition and in proper tone per manufacturer's specification for the duration of construction; /�,4 • 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. 8. The residential, commons and garage building elevations, individual lot landscape plans, mailboxes, bike racks, lights signage and other elements, and the PUD Design Guidelines and Development Standards are subject to Site Plan and Architectural Review and approval by the Planning Commission prior to issuance of any grading or building permits. 9. Building permit plans shall demonstrate location of all mechanical equipment, fire risers and utility lines and shall be properly screened to the maximum extent allowable. 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 Building Permit issuance, the applicant shall submit a final CalGreen Modified Tier 1 checklist that shows compliance with California Green Building Standards as adopted by the City of Petaluma. 12. The applicant shall be subject to all applicable development fees. Said fees are due at time of issuance of building permit at which time, other pertinent fees that may be applicable to the proposed project may be required. 13. Prior to building permit approval, plans for each house shall include pre -wiring for solar facilities, in accordance with Council Resolution 2005-151, and subject to staff review and approval. 14. Prior to Final Map and Improvement Plan approval, the plans shall be modified to show protective construction fencing at the drip line of the Coast Live Oak trees that are being preserved on site and the plans shall note that the existing grade shall be maintained within that fenced area. Prior to issuance of any grading or building permit, this construction - phase protective fencing shall be erected. The fencing shall be a minimum of 5 feet in height and shall be secured with in -ground posts. Proof that the fencing has been installed shall be made to the Planning Division by photographs. 15. A "farm fence' shall be installed between the 1897 residence and the project site that will further provide visual differentiation between the proposed infill development and the historic home. 12-6 16. Drainage swales and all underground work. shall be routed outside the dripline where possible. 17. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without fust 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. 18. All lighting shall be glare -free, hooded and downcast in order to prevent glare into bicyclists' and pedestrians' eyes. 19. All exterior lighting shall be directed onto the project site and access ways and shielded to prevent glare and intrusion onto adjacent residential properties and natural/undeveloped areas. Plans submitted for SPARC review and approval shall incorporate lighting plans, which reflect the location and design of all proposed streetlights, and any other exterior lighting proposed. 20. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle and Pedestrian Plan. 21. Prior to issuance of building permit, the applicant shall submit plans with: a. Bike storage in all garage structures b. Location and detail of the two bike racks 22. Applicant shall ensure adequate access to each rack from all sides and avoid placing racks too close to any wall or structure. 23. 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. 24. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, comnnissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. 25. The proposed site design and installation of infrastructure will result in limited intrusion into tree drip lines, specifically those of trees numbers 12, 27, 35, 36, 48, 51 and 53. Based '17 on site constraints a short retaining wall is to be constructed adjacent to tree number 12 and fall slightly inside the dripline. 26. Use pervious pavement within the driplines of trees number 12 and 27 to accommodate parking. Extruded concrete or asphalt curbs shall be used to eliminate the need for excavation in that area. 27. Trees number 35 and 36 are located on Cherry Street and their driplines will be subject to trenching associated with installation of the sewer line installation. In order to provide protection and encourage root regeneration post trenching it is recommended that hand - trenching or an air spade be used and efforts such as mulching and irrigation be utilized following trenching. 28. Intrusion into driplines of trees number 48, 51 and 53 will occur upon construction of Lot #8 located in the northwestern portion of the site and will necessitate the use of protective fencing during construction and addition of mulch along the Cherry Street side of the building at operation to provide a modicum of protection. 29. The Keller Court Commons Subdivision project shall prepare a Storm Water Pollution Prevention Plan (SWPPP) in accordance with the NPDES. 30. Install a "Not A Through Street' sign for the Keller Court entrance off West Street. 31. All work within a public right-of-way requires an encroachment permit from the Community Development Department. 32. 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. 33. All residential units designed with fireplaces shall meet the requirements of Ordinance 1881 N.C.S. for clean -burning fuels. 34. Fencing within the dripline of onsite protected trees to remain shall be subject to the following requirements: a. Fencing shall be of post and beans construction, b. Posts shall be located a minimum of 6 feet apart, c. Where the tree is directly in line with the fence, fencing shall wrap around the trunk of the tree, d. Trunks shall be centered equidistant between posts, and e. No fence or wall is allowed that requires a continuous trench footing. f. Any new or replaced fence or gate requires a separate fence permit. 35. Construction activity shall be limited to Monday through Friday 7:30 a.m. to 5:00 p.m. and Saturdays from 9:00 a.m. to 5:00 p.m. Construction is prohibited on Sundays and all federal, state, and local holidays. This condition is more restrictive than the construction hours stated in Article 21 (Performance Standards) of the Implementing Zoning Ordinance because of the projects proximity to residential uses. 36. Public utility access and easement locations and widths shall be subject to the approval of PG&E, Pacific Bell, the Sonoma Count), Water Agency, all other applicable utility and service companies, as well as the City Engineer, and shall be shown on the Parcel Map. Environmental 37. AES -1 In order to avoid light intrusion onto adjacent properties, all exterior lighting shall be directed onto the project site and access ways, and shall be shielded to prevent glare and intrusion onto adjacent properties. Only low -intensity light standards and/or wall mounted lights shall be used (no flood lights), and lights attached to buildings shall provide a "soft wash" of light against the wall and shall generate no direct glare. 38. AQ -l: The applicant shall incorporate Best Management Practices for all construction activities and clearly indicate these provisions in the specifications. In addition an erosion control program shall be prepared and submitted to the City of Petalmna prior to any construction activity. BMPs shall include but not be limited to the BAAQMD Basic Construction Mitigation Measures as modified below: I . All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three times per day; 2. All haul trucks transporting soil, sand, or other loose material shall be covered; 3. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; 4. All vehicle speeds on unpaved roads shall be limited to 15 mph; 5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible; 6. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; 7. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points; 8. All construction equipment shall be maintained and properly tuned in accordance with manufacturers specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; 9. Construction equipment staging shall occur as far as possible from existing sensitive receptors; 10. The Developer shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City prior to issuance of grading permits. Post a publicly visible sign with the telephone number of designated person and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations; and 11. The City's Public Works Inspector shall perform visual inspections during grading to assure that dust control is implemented and standard BMP are enforced. 39. BIO -1: To prevent impacts to nesting birds covered by State and federal law (California Department of Fish and Game Code and the MBTA), the applicant shall avoid the removal of trees, shrubs, or weedy vegetation between February 1 and July 31, during the bird nesting period. If no vegetation or tree removal is proposed during the nesting period, no surveys are required. If it is not feasible to avoid the nesting period, a pre -construction survey for nesting birds shall be conducted by a qualified wildlife biologist no earlier than seven days prior to the removal of trees. Survey results shall be valid for the tree removals for 21 days following the survey. If the trees are not removed within the 21 -day period, /% q then a new survey shall be conducted. In the event that an active nest for a protected species of bird is discovered in the areas to be cleared, clearing and construction shall be postponed for at least two weeks or until the biologist has determined that the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts, whichever is later. 40. BIO -2: Prior to issuance of tree removal permit, replacement trees equaling a total of 104 - inches of replacement trunk diameter (a total of 58 tree or the equivalent pursuant to zoning section 17.065 (A.3.c.3) shall be shown on the Final Landscaping Plans. 41. BIO 3: In order to ensure that trees to remain onsite are protected during construction activities all design measures outlined in the Tree Mitigation and Preservation Report prepared by Horticulture Associates shall be depicted on construction drawing and implemented throughout all stages of construction. Tree Protection measures shall include, but are not limited to the installation of protective fencing around all trees on-site and that the site margins, use of decomposed granite beneath protected trees, and minimization of soil compaction during grading. When trenching occurs within a trees dripline, the project arborist shall be present to supervise the work and provide direction on the least intrusive techniques to be used. All efforts shall be made to promote regeneration and preservation following trenching activities. Any and all pruning of preserved trees shall follow the International Society of Arborists Pruning Standards. 42. 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 tune 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. 43. CUL -2: In the event that paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations. 44. GEO-1: Foundation and structural design for buildings shall meet the California Building Code regulations for seismic safety (i.e., reinforcing perimeter and/or load bearing walls, bracing parapets, etc.). 45. GEO-2: Prior to issuance of a grading permit, an erosion control plan along with grading and drainage plans shall be submitted to the City Engineer for review. All earthwork, grading, trenching, backfilling, and compaction operations shall be conducted in accordance with the City of Petaluma's Subdivision Ordinance (41046, Title 20, Chapter 20.04 of the Petaluma Municipal Code) and Grading and Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code). These plans shall detail erosion control measures such as site watering, sediment capture, equipment staging and laydown pad, and other erosion control measures to be implemented during construction activity on the project site. 46. GEO-3: As deemed appropriate by the City Engineer and/or Chief Building Official all recommendations as outlined in the Soils Investigation report prepared for the subject property by Giblin Associates and supplemented by Miller Pacific Engineering Group (2005 and Updated in 2013), including but not limited to foundations system design and excavation and the use of fills, are herein incorporated by reference and shall be adhered to in order to ensure that appropriate construction techniques are incorporated into the design of the project. The geotechnical engineer shall inspect the construction work and shall certify to the City, prior to issuance of a certificate of occupancy that the improvements have been constructed in accordance with the geotechnical specifications. 47. HAZ-1: Prior to demolition of the 1930s metal shed, lead-based paint samples shall be collected and screened for detectable lead concentration. In the event that lead-based paint is identified then federal and state construction worker health and safety regulations shall be followed during demolition activities. If loose or peeling lead-based paint is identified, it shall be removed by a qualified lead abatement contractor and disposed of in accordance with existing hazardous waste regulations established by SCWMA. 48. HYDRO -1. The project shall prepare and submit a SWPPP for review and approval by Public Works prior to issuance of grading permits. The City shall inspect the improvements and verify compliance prior to acceptance of improvements. The SWPPP shall comply with San Francisco Bay Area Regional Water Quality Control Board requirements. At a minimum, the plan shall: (a) identify specific types and sources of storm water pollutants; (b) determine the location and nature of potential impacts; and (c) specify and incorporate appropriate control measures. Best Management Practices generally entail the use of fiber and filter roles, catchment and sediment basins, designated staging and wash -down area, and bio -filtration planters. 49. HYDRO -2. In accordance with City of Petaluma General Plan 2025 Policy 8-P-36, the project shall include an on-site stonn water detention system to limit post -construction stone water peak flows leaving the site to not exceed pre -project peak flows by detaining peak stonn water runoff from the 100 -year, 24 hour storm event. Final storm water calculations shall be designed in accordance with City of Petaluma and Sonoma County Water Agency requirements and shall be provided with the project construction drawings, subject to the review and approval by the City Engineer. 50. NOIR: Due to the proximity of sensitive receptors to the subdivision site, all construction activities shall be required to comply with the following and be noted accordingly on construction contracts: 1. Construction Hours/Scheduling: The following are required to limit construction activities to the portion of the day when occupancy of the adjacent sensitive receptors are at the lowest: a. Construction activities for all phases of construction, including servicing of construction equipment shall only be permitted during the hours of 7:30 a.m. and 5:00 p.m. Monday through Friday and between 9:00 a.m. to 5:00 p.m. on Saturdays. Construction is prohibited on Sundays and on all holidays recognized by the City of Petaluma. b. Delivery of materials or equipment to the site and truck traffic coming to and from the site is restricted to the same construction hours specified above. 2. Construction Equipment Mufflers and Maintenance: All construction equipment powered by internal combustion engines shall be properly muffled and maintained. 3. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary idling of internal combustion engines is prohibited. 4. Equipment Location and Shielding: All stationary noise -generating construction equipment, such as air compressors, shall be located as far as practical from the adjacent homes. Acoustically shield such equipment when it must be located near adjacent residences. 5. Quiet Equipment Selection: Select quiet equipment, particularly air compressors, whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working order. 6. Staging and Equipment Storage: The equipment storage location shall be sited as far as possible from nearby sensitive receptors. 7. Noise Disturbance Coordinator: Developer shall designate a "noise disturbance coordinator" who will be responsible for responding to any local complaints about construction noise. This individual would most likely be the contractor or a contractors representative. The disturbance coordinator would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and would require that reasonable measures warranted to correct the problem be implemented. The telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. Buildina Division 51. The commons building shall not be used for any public/semi-public gatherings because the structure does not have accessibility improvements. Use shall be limited to owners and their guests. This limitation shall not be modified by vote or other device without the necessary Accessibility Improvements that meet the California Building Standards Code in effect at the time of the untended improvements and that is approved by the Petaluma Building Services. Public Works and Utilities 52. All conditions of approval shall be addressed on the subdivision improvement plans and final map or as otherwise noted. 53. 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. b,-11, 54. 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. 55. 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. 56. Install 15MPH warning signs and 4 -inch edge striping on the West Street and Cherry Street property frontages for traffic calming purposes. The exact length of striping and sign location may extend past the project frontages and are subject to the approval of the City Engineer. 57. 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. 58. "No parking" signs and/or red curbs shall be installed on the private driveway. 59. A stop sign and legend shall be installed on the private drive at West Street. 60. All subdivision and public improvement work shall be completed prior to issuance of a final inspection/certificate of occupancy for the last 20% percent of units. 61. Traffic control plans are required for all stages of constriction and shall be per latest Manual on Uniform Traffic Control Devices (MUTCD) standards. 62. The storni drain system shall generally be constructed as shown on the tentative map. All proposed storm drain lines located on private property, including the proposed underground detention/treatment vault in Parcel A shall be privately owned and maintained. The stone 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. 63. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed detention basin and public storni 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 system is 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. 64. 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. 65. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of the City Engineer. 66. All new water services shall be 1.5 -inches in diameter with 1 -inch meters. 67. All landscaping shall meet City water efficiency standards for low water use. 68. All water main valves shall be located at curb extensions. 69. Landscaping in public utility easements shall be limited to ground cover and shallow rooted, low lying shrubs. Trees are not allowed. 70. All existing unused water and sewer mains and services shall be identified on construction drawings and abandoned at the main per City standards. 71. 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. 72. 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. 73. Any existing wells or 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. 74. All necessary easements shall be dedicated on the final map. 75. Any existing overhead distribution utilities along the project frontage and traversing the site shall be placed underground. 76. Maintenance agreements shall be required for any shared utilities or facilities and shall be recorded with the final map; including parcels A and B. 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 by the City of Petaluma. 77. 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). 78. Prior to issuance of any pennits, 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. 79. There shall be no direct glare into bicyclists' and pedestrian eyes. Lighting shall be directed downward to minimize light pollution.