HomeMy WebLinkAboutResolution 2014-167 N.C.S. 10/20/2014Resolution No. 2014-167 N.C.S.
of the City of Petaluma, California
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 bearing, 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. 2014-166 N.C.S. 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 No. 2514
N.C.S. 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;
Resolution No. 2014-167 N.C.S. PaV I
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 -fancily 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
Resolution No. 2014-167 N.C.S. Page 2
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 enviromnental 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.
Under the power and anthori tv conferred upon this Council by the Charter of said City.
REFERENCE.: I hereby certify the foregoing Resolution was introduced and adopted by theAp�irovetl as to
Council of the City of Petaluma at a Regular meeting on the 20" day of October, d1 �1
2014, by the following vote:
Cit tome)
.AYES: Albertson, Barrett. Mayor Glass, Harris, Ileal}', Miller
NOES: None
ABSENT: Vice Mayor Kearney ��yy
ABSTAIN: None
ATTEST:
Cm, Clerklavo�ty r --
Resolution No. 2014-167 N.C.S. Page 3
Exhibit A
CONDITIONS OF APPROVAL
Previous Tentative Parcel Map Approval (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.
Planning Division
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 and the Mitigation Measures as notes.
3. 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.
4. The Tentative Subdivision Map dated July 9, 2014 supersedes the Conditions of
Approval for the Tentative Parcel Map approved March 14, 2013.
5. 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.
6. 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 $2,181.25; contact the Clerk's office at
(707) 944-5500 to confirm).
7. Prior to building permit 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.
8. 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 Community Development Department), in
compliance with General Plan policy 4-P-16:
Maintain construction equipment engines in good condition and in proper time per
manufacturer's specification for the duration of construction;
Minimize idling time of construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
Resolution No. 2014-167 N.C.S. Page 4
• 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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 trade to the Planning Division by photographs.
16. 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.
Resolution No. 2014-167 N.C.S. Page 5
17. Drainage swales and all underground wort: shall be routed outside the dripline where
possible.
18. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within
the project without first providing appropriate signs warning of the use of chemicals. The
project shall utilize Best Management Practices regarding pesticide/herbicide use and
fully commit to Integrated Pest Management techniques for the protection of bicyclists
and pedestrians.
19. All lighting shall be glare -free, hooded and downcast in order to prevent glare into
bicyclists' and pedestrians' eyes.
20. 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.
21. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle
and Pedestrian Plan.
22. Prior to issuance of building pennit, the applicant shall submit plans with:
a. Bike storage in all garage structures
b. Location and detail of the two bike racks
23. Applicant shall ensure adequate access to each rack from all sides and avoid placing
racks too close to any wall or structure.
24. In the event that archaeological remains are encountered during grading, wort: 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.
25. 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, commissions, agents, officers, or employees to attack, set
aside, void, or armul 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.
26. 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 on site constraints a short retaining wall is to be constructed adjacent to tree
number 12 and fall slightly inside the dripline.
Resolution No. 2014-167 N.C.S. Page 6
27. 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.
28. 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.
29. 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.
30. The Keller Court Commons Subdivision project shall prepare a Storm Water Pollution
Prevention Plan (SWPPP) in accordance with the NPDES.
31. Install a "'Not A Through Street" sign for the Keller Court entrance off West Street.
32. All work within a public right-of-way requires an encroachment permit from the
Community Development Department.
33. 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
oft 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 15111ph.
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.
Resolution No. 2014-167 N.C.S. Page 7
1'. 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.
34. All residential units designed with fireplaces shall meet the requirements of Ordinance
1881 N.C.S. for clean -burning fiiels.
35. Fencing within the dripline of onsite protected trees to remain shall be subject to the
following requirements:
a. Fencing shall be of post and beam 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.
1'. Any new or replaced fence or gate requires a separate fence permit.
36. 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 project's proximity to residential uses.
37. Public utility access and easement locations and widths shall be subject to the approval of
PG&E, Pacific Bell, the Sonoma County Water Agency, all other applicable utility and
service companies, as well as the City Engineer, and shall be shown on the Parcel Map.
38. The CC&Rs for Keller Court Commons shall require that garages shall be used for
storage of passenger vehicles.
Environmental
39, 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 "sola wash" of light against the wall and shall generate no direct glare.
40. AQ -1: The applicant shall incorporate Best Management Practices for all construction
activities and clearly indicate these provisions in the specifications. In addition an erosion
control program shall be prepared and submitted to the City of Petaluma prior to any
construction activity. BMPs shall include but not be limited to the BAAQMD Basic
Construction Mitigation Measures as modified below:
Resolution No. 3014-167 N.C.S. Page 8
1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered three times per day;
2. All haul trucks transporting soil, sand, or other loose material shall be covered;
3. All visible mud or dirt track -out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day. The use of dry power
sweeping is prohibited;
4. All vehicle speeds on unpaved roads shall be limited to 15 mph;
5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible;
6. Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used;
7. Idling times shall be minimized either by shunting equipment off when not in use or
reducing the maximums 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 manufacturer's 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.
41. 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. 11' 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, 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 mail the biologist has
Resolution No. 2014-167 N.C.S. Page 9
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.
42. 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.
43. 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 daring 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.
44. 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.
45. 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.
46. 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.).
47. GEO-2: Prior to issuance of a grading permit, an erosion control plan along with grading
and drainage plans shall be submitted to the City Engineer for review. All earthwork,
grading, trenching, backfilling, and compaction operations shall be conducted in
accordance with the City of Petaluma's Subdivision Ordinance (#1046, Title 20, Chapter
20.04 of the Petaluma Municipal Code) and Grading and Erosion Control Ordinance
#1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code). These plans shall detail
erosion control measures such as site watering, sediment capture, equipment staging and
laydown pad, and other erosion control measures to be implemented during construction
activity on the project site.
48. 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
Resolution No, 2014-167 N.C.S. Page 10
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.
49. 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.
50. 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, catclument and sediment basins,
designated staging and wash -down area, and bio -filtration planters.
51. HYDRO -2. In accordance with City of Petaluma General Plan 2025 Policy 8-P-36, the
project shall include an on-site storm water detention system to limit post -construction
storm water peak flows leaving the site to not exceed pre -project peak flows by detaining
peal: stone 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.
52. N0I-1: 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.
Resolution No. 2014-167 N.C.S. Page II
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
contractoC"s representative. The disturbance coordinator would determine the cause of
the noise complaint (e.g., starting too early, bad muffler, etc.) and would require that
reasonable measures warranted to correct the problem be implemented. The telephone
number for the disturbance coordinator shall be conspicuously posted at the
construction site.
Building Division
53. 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 intended improvements and that is approved by the Petaluma
Building Services.
Public Works and Utilities
54. All conditions of approval shall be addressed on the subdivision improvement plans and
final map or as otherwise noted.
55. Grading shall conform to the project geoteclinical investigation report submitted with the
tentative map application and the geotechnical report prepared as part of the construction
documents.
56. 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.
57. 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.
58. 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.
Resolution No. 3014-167 N.C.S. Page 12
59. 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.
60. "No parking" signs and/or red curbs shall be installed on the private driveway.
61. A stop sign and legend shall be installed on the private drive at West Street.
62. All subdivision and public improvement wort: shall be completed prior to issuance of a
final inspection/certificate of occupancy for the last 20% percent of units.
63. Traffic control plans are required for all stages of construction and shall be per latest
Manual on Uniform Traffic Control Devices (MUTCD) standards.
64. The storm 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 storm drain system design shall be reviewed and approved by the
Sonoma County Water Agency prior to approval of the final map and subdivision
improvement plans.
65. Prior to issuance of a building permit, an operations and maintenance manual is required
for the proposed detention basin and public storm water treatment systems, and shall be
submitted with the final map and improvement plan application for review and approval
by the City Engineer. The manual shall include annual inspection, by a Civil Engineer
registered in the State of California, to ensure the detention and treatment 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.
66. 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 attaclmruent four post
construction requirements.
67. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of
the City Engineer.
68. All new water services shall be 1.5 -inches in diameter with 1 -inch meters.
69. All landscaping shall meet City water efficiency standards for low water use.
70. All water main valves shall be located at curb extensions.
71. Landscaping in public utility easements shall be limited to ground cover and shallow
rooted, low lying shrubs. Trees are not allowed.
72. All existing unused water and sewer mains and services shall be identified on
construction drawings and abandoned at the main per City standards.
Resolution No. 2014-167 N.C.S. Page 13
73. Dralt 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.
74. 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.
75. 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.
76. All necessary easements shall be dedicated on the final map.
77. Any existing overhead distribution utilities along the project frontage and traversing the
site shall be placed underground.
78. 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
finding mechanism for maintenance, replacement and repair. All agreements shall be
reviewed and approved prior to recordation by the City of Petaluma.
79. 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).
80. Prior to issuance of any permits, a subdivision agreement package including City
standard surety bonds and insurance, is required for the subdivision improvements. A
separate public construction agreement package, including City standard surety bonds
and insurance, is required for the construction of the proposed detention basin.
81. 'There shall be no direct glare into bicyclists' and pedestrians' eyes. Lighting shall be
directed downward to minimize light pollution.
81. As shown on the fire apparatus access sheet TM -8, virtually the entire private driveway is a
required 20 -foot wide fire apparatus access road. Therefore, "No Parking - Fire Lane" signage
shall be installed at a maximunm 100-17oot intervals along the driveway and turnaround, or curbs
shall be painted red and marked, "No Parking - Fire Lane" at maximum 50 -foot levels.
82. All fire lanes must support imposed load of 60,000 pounds. Civil Engineer shall verify structural
adequacy of proposed permeable paving prior to issuance of site grading permit.
81 Water Distribution Calculations do not appear to include the existing gate valve between Zone 1
and Zone 2 in Cherry Street above the proposed point of connection for onsite water main.
Available pressure at node J-9 may be closer to 50 psi than 60 psi as noted in calculations.
Available pressure at onsite fire hydrant and pressure available for residential fire sprinklers
system would then be approximately 48 psi. This is adequate for fire hydrant requirements;
sprinkler systems shall be designed appropriately.
Resolution No. 2014-167 N.C.S. Page 14
84. All residential structures shall have sprinkler systems designed and installed per NFPA 13D.
Garage Building A and Commons Building shall have sprinkler systems designed and installed
per NFPA 13 for light hazard occupancies.
Resolution No. 2014-167 N.C.S. Page 15