HomeMy WebLinkAboutStaff Report 5.A 01/26/2015, Part 1 - Staff Report and Attachments 1-6DATE: January 26, 2015
TO: Honorable Mayor and Members of the City Council through City Manager
FROM: Heather Hines, Planning Manager
SUBJECT: Resolutions adopting a Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for the Corona Road Subdivision and
Annexation Project, supporting Annexation, approving a 31 -lot Tentative
Subdivision Map, and approving Construction of a Detention Basin within the
Urban Separator; Introduction (First Reading) of Ordinances approving Pre -
Zoning and designation of the Farmhouse at 498 Corona Road as a Local Historic
Landmark.
RECOMMENDATION
It is recommended that the City Council approve the following:
® Resolution to adopt a Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program
Resolution to support Annexation of 470, 496, 498, 520, and 522 Corona Road,
® Introduction (First Reading) of an Ordinance to approve Pre -Zoning of 470, 496, 498, 520,
and 522 Corona Road to RI and R2
a Introduction (First Reading) of an Ordinance to Designate the Farmhouse at 498 Corona
Road as a Local Historic Landmark
® Resolution to approve a 31 -lot Tentative Subdivision Map of 10.1 acres located at 470 and
498 Corona Road
Resolution to approve construction of a Detention Basin within the Urban Separator at 0
Riesling Road
BACKGROUND
HCPC and Planning Commission Review
On January 28, 2014 the Historic and Cultural Preservation Committee and the Planning
Commission held a public hearing to consider the proposed project. The Historic and Cultural
Preservation Committee recommended designation of the existing 1900 -era house at 498 Corona
Road as a Local Historic Landmark. After review and discussion, the Planning Commission
continued the item to a date uncertain and provided direction to the applicant for project
modifications.
Subsequently, the applicant submitted a revised Tentative Subdivision Map and detention basin
plan, technical updates, and a letter from LAFCO to respond to the Planning Commission's
feedback. A second Planning Commission hearing was held on July 22, 2014 at which time the
Commission approved Resolutions recommending approval of the entitlements to the City
Council (Attachments 7 — 12). Please see Attachment 15 pages 2-8 for a discussion of the
original Planning Commission concerns and how those were addressed by the modified project
or by further study or response.
Alitigation Aleasure Modifications
The Planning Commission recommended that Council adopt the Mitigated Negative Declaration
after recommending that the Council make the following modifications to proposed mitigation in
the Initial Study and associated Mitigation Monitoring and Reporting Program:
1. Mitigation Measure CUL -2 should be revised to require that all non -wood windows be
replaced with wood -sashed double -hung single -light windows (or awning, fixed, etc.
should an original opening size direct such).
2. Mitigation Measure AQ -2(3) should be revised to specify that truck trips driving through
residential neighborhoods are not to occur during school pick up and drop off periods (as
intended by TSM Condition 12).
3. Mitigation Measure HYDRO -1 should be revised to correctly identify the preparation of a
Stormwater Pollution Prevention Plan (SWPPP) not SWMP.
Corona Creek Maintenance
At their second hearing, the Planning Commission continued to be uneasy about maintenance of
Corona Creek in the area of the project; concerned that a choked creels would thwart the area
wide flood improvement generated by the project proposed detention basin. The Commission
added Condition 48 directing that the City ensure ongoing maintenance of Corona Creek to allow
adequate flow capacity to manage flooding.
Corona Creek, between the City limits and Ely Road, is owned in fee title and maintained by the
City of Petaluma. When this project was first publicly noticed last year, neighbors alerted staff
that this creek segment was in need of maintenance. Staff discovered that this creek segment
was not shown on the City's creek maintenance map and as such maintenance had not been
occurring. This mapping omission was rectified last December and staff began working to get
the creek maintained. Two weeks after the July 22nd Commission hearing, the maintenance
work occurred. The City of Petaluma contracted with the Sonoma County Water Agency
(SCWA) using Zone 2A maintenance funds to clear, trim, cut, and repair portions of Corona
Creek, as allowed under current permits, from the City limits down to Ely Road. The Public
Works and Utilities Department reviewed the creek maintenance work and found the work
adequately completed. Subsequently, a Public Works crew further improved the section by
removing trash debris from the creek area. SCWA has commonly assisted the City by
performing maintenance work on City creeks in the past and may well do so in the future;
however, maintenance responsibilities between the City limits and Ely Road lie with the City.
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The creek maintenance work that occurred in August is typical of the creek work that occurs
within the City and is as much as can occur without further permits for work on the creek bed
itself. The City's Public Works and Utility Department is in the process of applying for permits
with regional environmental agencies to perform additional creek bed maintenance work
throughout the City in the future. This consists of acquiring pernits from 7 different
environmental agencies in order to do work within the creek beds, such as silt and vegetation
removal and channel work.
The segment of Corona Creek between Ely Road and US 101, including the segment along US
101 to the Petaluma River, is maintained by the Sonoma County Water Agency (SCWA). The
SCWA has a stream maintenance program and permits for flood control purposes, which
includes vegetation management, debris removal, sediment removal, and bank stabilization.
Currently, cattails and other vegetation within the creels bed appear to be overgrown on some
portions of this segment of Corona Creek, particularly between Ely Road and Sonoma Mountain
Parkway. During the December 11, 2014 storm event, City staff observed that Corona Creek
between Ely Road and Sonoma Mountain Parkway backed up through the City storm drain
piping and catch basins and created minor, localized flooding of the streets, in low lying portions
of Stonehenge Way, Telford Lane, and Savoy Court. The City's Public Works and Utilities
Department has been working with SCWA regarding maintenance of these sections. SCWA
concurs that these sections of Corona Creels are part of its routine maintenance program, but do
not have a date set at this time as to when these creek bed segments will be maintained. Each
spring SCWA conducts an annual creels condition assessment, and based on that assessment,
prioritizes work to be performed that year (most work may only occur during the dry season).
For example, the spring of 2013 assessment identified the Corona Creek channel adjacent to US
101 as being in need of maintenance, and that summer they excavated accumulated sediment and
cattails in that segment. Based on this year's assessment, the creek segment from US 101 to Ely
Road did not warrant maintenance work in 2014. The creek segments will be reassessed this
spring.
Traff c
Because the traffic engineer who prepared the Traffic Study is now practicing in Oregon and
unable to attend the City Council hearing and as his previous firm (Dowling Associates) has
merged with another firm, the applicant hired a second transportation consulting fine (W -Trans)
to peer review the original Study and to attend the Council hearing in order to address any
technical questions. This peer review was provided to the City on November 7h. The peer
review found the original analysis reasonable, and in some instances likely conservative (as the
capacity -adding right -turn overlaps were not included in the phasing on northbound Petaluma
Boulevard North at Corona Road or the eastbound and westbound Corona Road approaches to
North McDowell Boulevard), see Attaclmnent 17. The City's traffic engineer subsequently
reviewed the peer review letter; he finds it appropriate and agrees with its findings. The traffic
engineer who performed the peer review, Dalene Whitlock of W -Trans, will be available for
questions at the Council hearing.
Public Comment at Planning- Commission
Both of the Planning Commission hearings were well attended by concerned neighbors that
presented public comment into the record. Public comment generally focused on five areas of
concern that are outlined in greater detail below:
Mauro Pietro Drive
Mauro Pietro Drive has an existing 32 foot wide curb to curb street section. Thirty-two feet is
the minimum street width for a residential street with parking on both sides. However, in
situations where on -street parking is common on both sides of the street the 32 foot wide street
can feel much narrower to through traffic. The Public Works and Utilities Department generally
recommends a slightly wider 36 foot wide street section for new residential streets with parking
on both sides. However, Mauro Pietro Drive's existing 32 foot wide section complies with
adopted standards. As a point of context, the existing section of Monica Way is 28 feet curb to
curb, with panting permitted only on the southwest side (Attachment 5, Condition 29 requires
red striping on opposite side) and proposed public Streets A & B shall be 36 feet curb to curb
with parking on both sides (Attaclmlent 5, Condition 25). ___
At the request of the neighbors, approximately two years ago, the City made improvements to
Mauro Pietro Drive. The City installed warning signs directing speeds of 15 mph and added
centerline stripping through the curved sections which visually serve to reduce speeds and
increase safety. A review of the City's collision reports does not demonstrate a safety issue on
Mauro Pietro Drive. If residents on Mauro Pietro Drive feel that the existing condition of the
street would benefit from modifications, they are encouraged to contact the City's Traffic
Division to discuss additional options. For example, limiting on -street parking to only one side
of the street would ensure a travel width that more easily accommodates two passing vehicles.
Access to the subject property was clearly planned to come from Monica Way, as demonstrated
by the Liberty Farm Subdivision Plan. Likewise, City Council Resolution No. 94-210, adopted
on August 1, 1994, describes Monica Way as the future road stub out to the lands that now
comprise the project site (Chiosi and Matteli properties) (Attachment 16).
Additionally, other routes are available to and from Monica Way. Mauro Pietro Drive is a
circuitous route to the project site and results in a significantly longer drive for those intending to
travel south on Sonoma Mountain Parkway or east on Corona Road; thus, it is anticipated that
Mauro Pietro Drive will only be used for those intending to travel west through the Sonoma
Mountain Parkway/Corona round -about. As noted in the MND/Initial Study, the anticipated trip
increase on Mauro Pietro Drive as a result of the proposed project does not result in a change to
the existing level of service (LOS B) at the Mauro Pietro Drive/Sonoma Mountain Parkway
intersection.
Access to the larger subdivision from Corona Road (beyond those three lots that abut Corona
Road) would be inconsistent with policies in the City's General Plan and the Corona Ely Specific
Plan that state that Corona Road should remain a rural country road with the drainage ditch, a
prominent tree canopy, and rural aesthetics (see further discussion at Attachment 14 page 19-21).
Accessing the subdivision from Corona Road would require infrastructure improvements
including the harder edge of curb, gutter, sidewalk and street trees as well as result in the loss of
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existing tree canopy and change the rural feel of the roadway which has been preserved since the
Corona Road policies were first adopted in 1989. Furthermore, LAFCO will require annexation
of Corona Road if the project includes a new street or driveway from Corona Road. Annexation
of Corona Road is not possible because it is outside of Petaluma's Urban Growth Boundary
which was approved by the voters (Measure I). Were annexation possible or a ballot measure
put forward and succeed in modifying the Boundary, annexation of Corona Road could prove
costly', as, in order to comply with LAFCO policies that boundaries be regular and logical, any
annexation of Corona Road would necessitate that the whole 2/3`d mile distance from Sonoma
Mountain Parkway to the City Limits be annexed. For all of these reasons, greater connection
between the subdivision and Corona Road is not possible or practical.
Corona Creek Alaintel1a17ce
Up until December 2013, this creek segment was not shown on the City's creel: maintenance
map and as such maintenance had not been occurring. During public project review, this
omission was discovered and rectified the first week of December 2013. Maintenance occurred
this August; please see page 4 of this report for further discussion.
Floodplain Mapping
While homes along Andover, Stonehenge, and Corona Road were newly shown to be in the
floodplain on the 2014 Flood Insurance Rate Map (FIRM) this map change was not influenced
by development proposed at the subdivision site. As outlined in the Detention Basin discussion
at pages 2-3, and as discussed more thoroughly at Attachments 14 and 15, and as shown on Sheet
8 of Attachment 20, after development of the proposed subdivision and construction of the
detention basin at a 5:1 slope, all homes along this reach of Corona Creek will be removed from
the floodplain, eliminating need for flood insurance.
Mello -Roos District
The Mello -Roos Community Facilities Act is a form of financing that allows creation of a
"Community Facilities District," allowing for the financing of public services and facilities that
include schools and libraries. Mello Roos funds typically replace impact fees paid by the
developer. Instead of the financial burden being placed on the initial homebuyer as happens with
Impact Fees, with Mello Roos that burden is amortized over time until the bond is repaid.
In response to neighborhood and then Planning Commission interest as to whether the Waugh
School District would be annexing the new homes of the Corona Road Subdivision into their
existing Mello -Roos District, staff has had numerous discussions with Superintendent -Principal
Robert Cmelak. At the time of both Planning Conmiission hearings, Mr. Cmelak stated that it
was the District's preference to collect school Development Impact fees rather than annex the
new homes into the Mello -Roos. However, in August the majority of the Waugh School Board
changed, and Mr. Cmelak has informed staff that the District now desires to annex the
subdivision into the Mello Roos District. Staff understands this to be the desire of the
neighborhood (as it should result in some reduction in the Mello Roos sum paid by the existing
Upfront, the expense would be to the applicant; to be annexed, the full 2/3`d mile roadway would have to be
documented as up to City Standards, at least in terms of the travel lanes themselves and frontage improvements
along the project frontage. Subsequently, the City would gain maintenance and eventually upgrade responsibilities
over this 2/3`d mile of Corona Road not anticipated by the current General Plan.
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1,272 Mello Roos parcels); however, please note, that this school district decision is their own
and not the purview of the City.
Water Intrusion
Property owners in the neighborhood report ongoing damage from ground water intrusion. As
outlined at the Planning Commission hearing, the proposed project will not exacerbate any
existing ground water or run off condition and the lined detention basin may lessen existing
issues. The new homes of the Corona Road Subdivision shall be constructed to better withstand
this type of damage in the future. In part this is because of improved vapor barrier materials, and
also because the 2013 California Green Building Standards Code (CalGreen) now requires a 4 -
inch gravel barrier in addition to the required vapor barrier. The gravel acts as a barrier against
the capillary rise of water (as does the vapor barrier), and results in a second line of defense
against water in the ground being pulled up by capillary action to and through the floor.
Project Overview
Subdivision
The 10.1 acre subdivision area consists of two parcels that both front Corona Road. The site has
been within the City's Urban Growth Boundary since 1987, but has not been annexed into the
City. The southwestern of the two parcels, 470 Corona Road, is undeveloped; two palm trees
and an existing driveway marls the location of the former house on the property. The
northeastern parcel, 498 Corona Road, contains the existing 1900 -era farmhouse recommended
for designation as a local historic landmark. The nine native protected oak trees on-site are to be
preserved. The subdivision site contains a total of 19 other trees; all but one of the healthy non -
protected trees shall be retained (eight total trees will be removed: 7 trees in poor condition plus
one walnut tree in an area to be graded). There are five wetland areas together totaling 0.94
acres. The wetlands are comprised of man-made ditches and ruderal fields of limited value and
function, isolated from suitable habitat, and thus have low potential to support sensitive plant
species. To mitigate the elimination of these wetlands, Mitigation Measure BIO -4 requires the
purchase of wetland mitigation bank credits. The newly adopted Flood Insurance Rate Map
(FIRM) shows much of the proposed annexation area within the 100 -year floodplain of Corona
Creels, which resulted in the Detention Basin component of the project discussed below.
The proposed 31 -lot subdivision includes nine parcels in the 5.6 acre Very Low Residential area
nearest Corona Road (1.9 dwelling units to the net acre) and 22 parcels in the 4.5 acre Low
Density Residential area nearest the existing subdivisions (6.9 dwelling units to the net acre), in
conformance with the applicable General Plan designations. The subdivision would allow for
development of 30 new single family houses on the site and preservation of the existing 1900 -era
house at 498 Corona Road including its designation as a Local Landmark. Vehicle access to the
three subdivision houses with Corona Road frontage (Lots 1, 2, and 6) will be from the two
existing driveways on Corona and access to the remaining 28 houses will be from Monica Way
(a roadway 28 feet wide from curb to curb with parking on one -side) which was stubbed to the
subject subdivision site for the purpose of providing access for future development of 470 and
498 Corona Road, as specified by the Liberty Farms Reso. 94-210 NCS (Attachrnent 16).
1.4
Local Landnzark Designation
A Cultural and Historic Evaluation Report was completed by Archaeological Resource Services,
(June 2009) and identifies the farmhouse as being historically significant at the local level; it
retains an overall Victorian farmhouse appearance and exhibits integrity of location, feeling,
workmanship, and setting. A more detailed discussion of the house and designation is included
in the attached original Planning Commission staff report (Attachment 14 pages 7-9).
Annexation and Pre -Zoning
Three parcels adjoin the proposed subdivision along Corona Road (496, 520, and 522 Corona).
Each is developed with one house and out buildings and each is approximately one half -acre in
size.Like the subdivision area, these parcels have not been annexed into the City although they
have been within the City's Urban Growth Boundary since 1987. To create a regular and logical
annexation boundary that is consistent with requirements of the Local Agency Formation
Commission (LAFCO), these three parcels and the subdivision site comprise the annexation
request. The subdivision component of the project proposes and is conditioned to provide water
and sewer to these three existing parcels included in the annexation area (TM -9), Conditions 49
and 52. A more detailed discussion of the amiexation is included in the attached Planning
Commission staff reports (Attachment 14 and 15). The annexation area is proposed to be pre-
zoned consistent with the General Plan designation so that the 5.6 acres nearest Corona Road that
are designated Very Low Density Residential are pre -zoned Rl and the 4.5 acres nearest the
existing subdivisions that are designated Low Density Residential are pre -zoned R2.
Detention Basin
The new 2014 Flood Insurance Rate Map indicates that much of the project site, annexation area,
and surrounding neighborhood are within the 100 -year floodplain. In response to this changed
condition with the newly issued maps, the applicant proposes construction of a detention basin
abutting Corona Creek, upstream of the project site. More specifically, the detention basin is
proposed northeast of Riesling Road on approximately t4.6 acres of Urban Separator lands that
are inside the City limits and at the UGB line, located between the Corona Creek School ball
field and Corona Creels. The area is currently an open field with a gradual slope down towards
Riesling Road.
As part of the detention basin, the project proposes to construct the 25 -foot wide Urban Separator
edge improvements along the frontage of Riesling Road, as specified by the Corona Ely Specific
Plan, including a 6 foot landscape strip, an 8 foot multi -use concrete path, an 11 foot landscape
strip, and a 3 foot high open vehicular -barrier at the top of the detention basin bank.
In response to comments from the Planning Conmmission at the January 28, 2014 hearing, a
reduced slope of 5:1 was further studied by WEST Consultants. The resulting analysis confirmed
that any breakout flow from Corona Creek after construction of the basin with a 5:1 slope
geometry and after development of the proposed subdivision, would be contained in the street,
consistent with Sonoma County flood control policy, and therefore would not need to be shown
on FEMA Flood Insurance Rate Maps. With construction of the detention basun, the annexation
area and existing houses in the adjacent neighborhood would be removed from the 100 -year
floodplain and would not require flood insurance. Attachment 19 is a Flood History Exhibit
prepared by the project engineer; Sheet 8 illustrates these findings.
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The basin shall be lined on the bottom and interior slopes to satisfactorily reduce any risk of
infiltration or impact to neighboring properties. The liner shall be comprised of appropriately
compacted fill so that the urban separator maintains a natural appearance (Attaclmient 5,
Condition 38).
On-going maintenance of the detention basin shall be the financial responsibility of the project
applicant, see Mitigation Measure LU -2. On-going maintenance shall be conducted by the City
or the City's contractor, see Mitigation Measure HYDRO -4. The detention basin and the
immediate vicinity will be inspected by a California Licensed Civil Engineer on a yearly basis.
The inspection will evaluate the basin and the weir and culvert at Corona Creek, and all findings
will be communicated to the City Engineer prior to October 15"' of each year (Attachment 5,
Condition 45).
DISCUSSION
Detention Basin at Urban Separator
There is precedent for locating a detention basin in City -owned urban separator lands. On the
other side of Kenilworth Junior High, the Heritage Subdivision constructed one in about 1999
(between Lansdowne Way and Westminster Lane) and in 1987 the Shelter Hills Subdivision
constructed three basins in the urban separator at St Augustine Circle. Furthermore, the addition
of the basin does not significantly change the use of the urban separator or prohibit residents
from venturing out into the urban separator lands. Views to Sonoma Mountain will continue as
the basin is designed as an excavation. The addition will not diminish the urban separator's
purpose of serving as a buffer between residential and county uses such as agricultural.
Furthermore, the following public benefits of allowing the detention basin to be constructed in
the urban separator have been identified:
1. The proposed detention basin will provide area -wide excess water storage capacity during the
100 -year storm event. This storage will reduce the downstream water surface elevation
below existing elevations and reduce the overflow potential of Corona Creek;
2. Upon construction of the proposed detention basin existing homes not part of the project,
shown to be located within the 100 year flood zone on the new FIRM maps, shall be removed
from the flood zone boundaries. Thus, these surrounding homes will not be at risk and will
not be required to have flood insurance;
3. The 100 -year water surface elevation will be reduced in Corona Creels by an average of
about 0.5 feet and will be reduced in the Petaluma River by an average of about 0.01 feet;
4. The project will construct the urban separator streetscape improvements which are now
missing for approximately 760 feet between Corona Creek and Corona Creek School. These
improvements are, conunencing at Riesling Road, a 6 foot landscape strip, an 8 foot multi-
use concrete path, an 11 foot landscape strip, and a 3 foot high open -type vehicle -barricade.
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Corona Ely Specific Plan
Thirty-five years ago, the City adopted the Corona Ely Specific Plan (1989), allowing annexation
into the City and development of 675 acres of principally agricultural lands to the northeast of
town, including all of the project area. Later that same year the Corona Ely Annexation No. 1
annexed nearly all of the 675 acres into the City. Development of most of the annexed lands
occurred over the intervening 24 years; the Corona Road Subdivision land and the 3 abutting Y -
acre lots represents one of the few remaining undeveloped areas from that planning effort.
One of the key topics of the Corona Ely Specific Plan (CESP) is to preserve Corona Road as a
rural, scenic roadway. The CESP describes Corona Road as locally valued for its picturesque,
country qualities and as a narrow road lined with distinctive overhanging rows of California live
oaks and other specimen trees, behind which are scattered country homes and farmsteads.
As further detailed on pages 13 and 14 of the January 28"i staff report (Attachment 10), by
incorporating the following design features, mitigation measures, and conditions of approval, the
Corona Road Subdivision achieves consistency with applicable CESP policies:
• Restoration of the 1900 -era house at 498 Corona Rd/Lot 6 (Mitigation Measure CUL -1)
• Preservation of the two palms at Lot 1 and 2 (AES -1)
• Preservation of existing healthy trees along the Corona Road right-of-way (13I0-10)
• Replacement of undesirable trees with coast live oak and another canopy tree along Corona
Road (AES -2)
• Large, approximately 1/2 -acre lots proposed along Corona Road
• No new driveways or street along Corona Road
• Enhanced Site Plan and Architectural Review findings required at Lots 1 and 2, relating to
maintenance of the rural feel of Corona Road for the homes, outbuildings within 80 feet of
Corona Road, fencing, and driveway paving (AES -3 and Condition 5a and 5b)
• The Cultural and Historic Evaluation Report found that the proposed subdivision does not
pose a threat to the existing historic resource at 498 Corona Road, as new development
would be located to the east of the existing historic house and would not binder views from
Corona Road to the farmhouse. The evaluation also found that, as the proposed subdivision
preserves the existing 1900 -era farmhouse, retains large lots along Corona Road, and does
not introduce new driveways; it would not interfere with the remaining Distinctive Country
Homes and Farmsteads along Corona Road
Environmental Review
The draft Mitigated Negative Declaration (MND) was circulated for public review beginning on
November 17, 2013 and reviewed by the Planning Commission at their January 28 and July 22,
2014 hearings. While the Planning Commission requested clarification on several project
features, some of which involved CEQA issues, such as the proposed offsite detention basin and
the Corona/Ely intersection, none of the project modifications or additional study that occurred
substantially changed the project description or changed potential impacts or mitigations. The
modifications and additional study disclosed no new or more severe significant impacts, and in
fact lessened impacts regarding the detention basin redesign utilizing 5:1 slopes. Additional
information and project modifications submitted in response to Planning Commission direction
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clarify and amplify information and analysis in the MND, and the subject modifications do not
require modification to the MND or recirculation pursuant to CEQA Guidelines section 15073.5.
The Initial Study of potential environmental impacts was prepared for this project, pursuant to
the requirements of the California Environmental Quality Act (CEQA). The potential for
significant impacts was identified in the following nine categories: Aesthetics, Air Quality,
Biological Resources, Cultural Resources, Geology and Soils, Hazardous Materials, Hydrology,
Land Use, and Noise. Based on the Initial Study, a Mitigated Negative Declaration (MND) was
prepared and circulated for public review for more than thirty (30) days, as noted above. The
MND and its supporting Initial Study's proposed mitigation measures, which have been agreed
to by the applicant, will reduce potential impacts to less than significant levels. There is no
substantial evidence in light of the whole record that the project, as mitigated, would have a
significant effect on the environment. The Mitigated Negative Declaration with its supporting
Initial Study, and the Mitigation Monitoring and Reporting Program are included as attachments
(Attaclmient 1, Exhibit A and Attaclunent 4).
Public Conanzents
In response to public notices regarding the City Council hearing, seven new comments have been
received. It appears that comments 1-5 were emailed directly to the Council members; all are
provided as Attachment 18.
1. Helen and Ron Childs of 1541 Mauro Pietro Drive wrote on October 29th requesting that the
subdivision have a second vehicular access point in addition to Monica Way, that there be an
EVA or alternative access directly from Corona Road, and that construction trucks hauling
soils from the detention basin be rerouted so that trucks do not travel past Corona Creek
School.
2. Patrick and Marianne Bentivegna of 1554 Mauro Pietro Drive submitted a letter on
November 20th containing essentially the same text as Helen and Ron Childs' letter of
October 29th.
3. Diane Olson of 1529 Mauro Pietro Drive submitted a letter on October 3151 containing much
of the same text as the above two letters, but her concern focuses on requesting a second
point of vehicular access (because of concern about the existing condition of Mauro Pietro
and Monica Way) and does not speak to the EVA or truck route concern of the other letters.
4. Keith Olenick of 1636 Andover Way wrote on November 160' asking that the project access
be redesigned so as to not occur from "neighborhoods with marginally adequate access".
Regarding Mauro Pietro, Monica Way, and a roadway or EVA connection to COW77a Road:
• As outlined at page 5-6, Mauro Pietro Drive's existing 32 foot wide section complies
with adopted standards. If residents feel that the existing condition of the street would
benefit from modifications, they may wish to discuss options with the Traffic Division.
• Likewise, as outlined at page 6, Monica Way complies with adopted standards for a street
with parking on one side, and was designed as the access point to the project site.
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® The various routes that can be utilized to arrive at Monica Way were constructed in the
1990s and 2000s, and are consistent with adopted standards.
® As is outlined at page 6 and in the Annexation Resolution at pages 2-3 (Attachment 2),
the policies to keep Corona Road as a rural road and the location of the urban separator
boundary make additional connection to Corona not possible or practical.
® An EVA (emergency vehicle access) connection is consistently required by the City
-- - --- -where 50 or more homes are proposed with only one point of access. Here, where 28
homes are proposed, an EVA is not required or customary. (A project proposed here
nearly a decade ago did propose 50 units and an EVA to Corona Road; in response, the
County directed annexation of Corona Road.)
Regarding routing of hauling trucks:
- The current detention basin hauling route does not travel past Corona Creek School or on
Hartman Lane. Pursuant to Mitigation Measure AQ -2.1, the route shall be Riesling to
Fieldstone, to Ely, to Corona; this seems to be the very route proposed by letters 1 and 2.
5. Paul and Pat Ransel of 1605 Stonehenge Way wrote on October 30th expressing concern
about hydrology issues, specifically water intrusion and questioning adequacy of the stoma
water and detention basin portion of the proposal.
See Water Intrusion discussion at page 7 and detention basin discussion at pages 2-3.
Specifically, the City's design storm is the 100 -year, 24 hour rain event. Runoff from
Corona Creek that comes from upstream of the proposed detention basin will be bypassed
into and stored in the detention basin. The detention basin has been designed to have enough
storage to reduce the 100 -year floodplain as shown in the stoma water analysis and exhibit
prepared by WEST Consultants (see Attachment 19 Sheet 8 for exhibit). The detention basin
has also been designed to include an equivalent amount of storage to accommodate the
increase in peals runoff created by the new Corona Road Subdivision. Engineering
calculations have been provided with the project showing the proposed drainage pipe for the
Corona Road Subdivision has been designed to convey storm water runoff from the site to
Corona Creels per City of Petalmna and Sonoma County Water Agency Standards. In
essence, the detention basin is moved upstream and enhanced to allow the Corona Road
Subdivision and to provide a reduction in the 100 -year flood plain in the existing residential
areas surrounding the subdivision.
The storm water analysis and exhibit prepared by WEST Consultants shows both the existing
100 -year flood plain (without the detention basun or project, in blue) and the proposed 100 -
year flood plain (with the project and detention basin, in pink). The limit of this flood plain
shows where stoma water flows are projected to be for the 100 -year, 24-hour rain event and
represent an improvement over the existing condition.
6. Mark Tomlinson of 985 Quarry Street emailed on November 17`h stating that the detention
basin with improvements along Riesling Road should be a nice asset and that he appreciates
the recent maintenance work that has occurred at Corona Creek.
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Conceptual design of the improvements to be constructed along Riesling is shown at Sheets
TM -13 and TM -14 (Attachment 20); the design is in accordance with the Corona Ely
Specific Plan specifications. The precise design (that is: the tree and shrub species, the
design of the open Y high fence/vehicle barrier, etc.) shall be submitted as part of the
Improvement Plan set and shall be subject to review and approval by City staff (ASE -4).
The street trees shall be subject to review and approval by the Tree Advisory Committee.
7. David and Karen Corkill of 804 Corona Road wrote on November 11 h expressing support of
the project as proposed.
FINANCIAL IMPACTS
The project is subject to cost recovery with all expenses paid by the applicant. The cost recovery
account maintains a positive balance.
ATTACHMENTS
1. Draft MND Resolution
Exhibit A: Mitigated Negative Declaration and Mitigation Monitoring & Reporting Program
2. Draft Annexation Resolution
3. Draft ZMA Ordinance
4. Draft Landmark Designation Ordinance
5. Draft TSM Resolution
6. Draft Detention Basin Authorization Resolution
7. Planning Commission Resolution No. 2014-18 (MND)
8. Planning Commission Resolution No. 2014-19 (Annexation)
9. Planning Commission Resolution No. 2014-20 (ZMA)
10. Plarming Commission Resolution No. 2014-21 (Landmark Designation)
11. Planning Commission Resolution No. 2014-22 (TSM)
12. Planning Commission Resolution No. 2014-23 (Detention Basin Authorization)
13. Initial Study (I.S. Attach nients at http://cityofpetaluma.net/edd/major-
projects.html)
14. January 28`h Planning Commission Staff Report
15. July 22°d Planning Cornmission Staff Report
16. Liberty Farm Sheet 7 and Resolution
17. Traffic Peer Review by W -Trans dated November 7, 2014
18. Neighborhood Correspondence
19. Flood History Exhibit compiled by Steven J. Lafranchi
20. Full and half -sized Plans dated June 30, 2014
* The Planning Cornmission attachments are available under the Planning
Conmiission/Historic and Cultural Preservation Committee heading at:
http://cityofpetaluma.net/celerk/arclnives.html
12
clarify and amplify information and analysis in the MND, and the subject modifications do not
require modification to the MND or recirculation pursuant to CEQA Guidelines section 15073.5.
The Initial Study of potential environmental impacts was prepared for this project, pursuant to
the requirements of the California Environmental Quality Act (CEQA). The potential for
significant impacts was identified in the following nine categories: Aesthetics, Air Quality,
Biological Resources, Cultural Resources, Geology and Soils, Hazardous Materials, Hydrology,
Land Use, and Noise. Based on the Initial Study, a Mitigated Negative Declaration (MND) was
prepared and circulated for public review for more than thirty (30) days, as noted above. The
MND and its supporting Initial Study's proposed mitigation measures, which have been agreed
to by the applicant, will reduce potential impacts to less than significant levels. There is no
substantial evidence in light of the whole record that the project, as mitigated, would have a
significant effect on the environment. The Mitigated Negative Declaration with its supporting
Initial Study, and the Mitigation Monitoring and Reporting Program are included as attachments
(Attachment 1, Exhibit A and Attachment 4).
Public Comments
In response to public notices regarding the City Council hearing, nine new comments have been
received. It appears that comments 1-5 were emailed directly to the Council members; all are
provided as Attachment 18.
1. Helen and Ron Childs of 1541 Mauro Pietro Drive wrote on October 291h requesting that the
subdivision have a second vehicular access point in addition to Monica Way, that there be an
EVA or alternative access directly from Corona Road, and that construction trucks hauling
soils from the detention basin be rerouted so that trucks do not travel past Corona Creels
School.
2. Diane Olson of 1529 Mauro Pietro Drive submitted a letter on October 31st containing much
of the same text as the above two letters, but her concern focuses on requesting a second
point of vehicular access (because of concern about the existing condition of Mauro Pietro
and Monica Way) and does not speak to the EVA or truck route concern of the other letters.
3. Robert and Carol Russell submitted a letter on November 17°i containing essentially the
language of the Olson letter.
4. Patrick and Marianne Bentivegna of 1554 Mauro Pietro Drive submitted a letter on
November 20th containing essentially the same text as both the Helen and Ron Childs' letter
of October 29'h and the Diane Olson letter of October 31".
5. Keith Olenick of 1636 Andover Way wrote on November 16th asking that the project access
be redesigned so as to not occur from "neighborhoods with marginally adequate access".
Regarding Mauro Pietro, Monica ff,ay, and a roadway or EVA connection to Corona Road:
• As outlined at page 5-6, Mauro Pietro Drive's existing 32 foot wide section complies
with adopted standards. If residents feel that the existing condition of the street would
benefit from modifications, they may wish to discuss options with the Traffic Division.
ID]
• Likewise, as outlined at page 6, Monica Way complies with adopted standards for a street
with parking on one side, and was designed as the access point to the project site.
• The various routes that can be utilized to arrive at Monica Way were constructed in the
1990s and 2000s, and are consistent with adopted standards.
• As is outlined at page 6 and in the Annexation Resolution at pages 2-3 (Attachment 2),
the policies to keep Corona Road as a rural road and the location of the urban separator
boundary make additional connection to Corona not possible or practical.
• An EVA (emergency vehicle access) connection is consistently required by the City
where 50 or more homes are proposed with only one point of access. Here, where 28
homes are proposed, an EVA is not required or customary. (A project proposed here
nearly a decade ago did propose 50 units and an EVA to Corona Road; in response, the
County directed annexation of Corona Road.)
Regarding routing of hauling h•ucks:
The current detention basin hauling route does not travel past Corona Creel: School or on
Hartman Lane. Pursuant to Mitigation Measure AQ -2.1, the route shall be Riesling to
Fieldstone, to Ely, to Corona; this seems to be the very route proposed by letters I and 2.
6. Paul and Pat Ransel of 1605 Stonehenge Way wrote on October 3001 expressing concern
about hydrology issues, specifically water intrusion and questioning adequacy of the storm
water and detention basin portion of the proposal.
See Water Intrusion discussion at page 7 and detention basin discussion at pages 2-3.
Specifically, the City's design storm is the 100 -year, 24 hour rain event. Runoff from
Corona Creek that comes from upstream of the proposed detention basin will be bypassed
into and stored in the detention basin. The detention basin has been designed to have enough
storage to reduce the 100 -year floodplain as shown in the storm water analysis and exhibit
prepared by WEST Consultants (see Attaclmlent 19 Sheet 8 for exhibit). The detention basin
has also been designed to include an equivalent amount of storage to accommodate the
increase in peak runoff created by the new Corona Road Subdivision. Engineering
calculations have been provided with the project showing the proposed drainage pipe for the
Corona Road Subdivision has been designed to convey storm water runoff from the site to
Corona Creek per City of Petaluma and Sonoma County Water Agency Standards. In
essence, the detention basin is moved upstream and enhanced to allow the Corona Road
Subdivision and to provide a reduction in the 100 -year flood plain in the existing residential
areas surrounding the subdivision.
The storm water analysis and exhibit prepared by WEST Consultants shows both the existing
100 -year flood plain (without the detention basin or project, in blue) and the proposed 100 -
year flood plain (with the project and detention basin, in pink). The limit of this flood plain
shows where storm water flows are projected to be for the 100 -year, 24-hour rain event and
represent an improvement over the existing condition.
7. Hank Flum submitted a letter on September 28, 2014 recommending a more detailed review
of the project and expressing concern over hydrology topics, creels maintenance, and the
narrowness of existing residential streets. On January 6`h, the City Engineer was able to meet
11
to Mr. Flum to discuss his technical concerns. Mr. Flum's letter includes photos staged of
Mauro Pietro and of Monica Way; please note that parking is only permitted on the
southwest side of Monica Way (Condition 29).
Mark Tomlinson of 985 Quarry Street emailed on November 21" stating that the detention
basin with improvements along Riesling Road should be a nice asset and that he appreciates
the recent maintenance work that has occurred at Corona Creek.
Conceptual design of the improvements to be constructed along Riesling is shown at Sheets
TM -13 and TM -14 (Attachment 20); the design is in accordance with the Corona Ely
Specific Plan specifications. The precise design (that is: the tree and shrub species, the
design of the open 3' high fence/vehicle barrier, etc.) shall be submitted as part of the
Improvement Plan set and shall be subject to review and approval by City staff (ASE -4).
The street trees shall be subject to review and approval by the Tree Advisory Committee.
8. David and Karen Corkill of 804 Corona Road wrote on November 11"' expressing support of
the project as proposed.
FINANCIAL IMPACTS
The project is subject to cost recovery with all expenses paid by the applicant. The cost recovery
account maintains a positive balance.
ATTACHNfE NTS
1. Draft MND Resolution
Exhibit A: Mitigated Negative Declaration and Mitigation Monitoring & Reporting Program
2. Draft Annexation Resolution
3. Draft ZMA Ordinance
4. Draft Landmark Designation Ordinance
5. Draft TSM Resolution
6. Draft Detention Basin Authorization Resolution
7. Planning Commission Resolution No. 2014-18 (MND)
8. Planing Commission Resolution No. 2014-19 (Annexation)
9. Planning Commission Resolution No. 2014-20 (ZMA)
10. Planning Commission Resolution No. 2014-21 (Landmark Designation)
11. Planning Commission Resolution No. 2014-22 (TSM)
12. Planning Commission Resolution No. 2014-23 (Detention Basin Authorization)
13. Initial Study (LS. Attachments at http://cityofpetaluma.net/cdd/major-projects.html)
14. January28`1' Planning Commission Staff Report
15. July 22"d Planning Commission Staff Report
16. Liberty Farm Sheet 7 and Resolution
17. Traffic Peer Review by W -Trans dated November 7, 2014
18. Neighborhood Correspondence
19. Flood History Exhibit compiled by Steven J. Lafranchi
20. Full and balf-sized Plans dated June 30, 2014
* The Planning Commission attachments are available under the Planning Commission/Historic
and Cultural Preservation Committee heading at: http://cityofpetaluma.neUcclerk/arcliives.litinl
12
ATTACHMENT
RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL ADOPTING A
MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM FOR THE CORONA ROAD ANNEXATION
AND SUBDIVISION PROJECT LOCATED AT 470 AND 498 CORONA ROAD
(496, 520, & 522 Corona Rd included in the annexation and 0 Riesling being the basin site)
APN 137-061-009 & 011
(137-061-007, 008, & 010 included in the annexation and 137-070-049 being the basin site)
Project File No: 09 -TSM -0344
WHEREAS, Corona Road Associates, L.C.C. submitted an application for Annexation,
Pre -Zoning, Landmark Designation, Tentative Subdivision Map for a 31 -lot subdivision, and
Authorization for a Detention Basin on City Lands for the Corona Road Annexation &
Subdivision Project located at 470 and 498 Corona Road (with 496, 520, & 522 Corona Road
included in the annexation and 0 Riesling being the basin site); these requests are collectively
referred to as "the Project" or the "proposed Project"); and
WHEREAS, the Project is subject to the Petaluma General Plan 2025, adopted by the
City on May 19, 2008; and
WHEREAS, in evaluating certain potential environmental effects of the Project,
including but not limited to effects of climate change, water supply, and traffic, the City relied on
the program EIR for the City of Petaluma General Plan 2025, certified on April 7, 2008 (General
Plan EIR) with the adoption of Resolution No. 2008-058 N.C.S., which is incorporated herein by
reference; and
WHEREAS, the General Plan EIR identified potentially significant environmental
impacts and related mitigation measures and the City also adopted a Statement of Overriding
Considerations for significant impacts that could not be avoided; and
WHEREAS, the City prepared an Initial Study for the proposed Project consistent with
CEQA Guidelines sections 15162 and 15163 and determined that a Mitigated Negative
Declaration (MND) was required in order to analyze the potential for new or additional
significant environmental impacts of the Project beyond those identified in the General Plan EIR,
and the MND and its supporting Initial Study and Mitigation Monitoring and Reporting Program
are attached as Exhibit A and incorporated herein by reference; and
WHEREAS, on or before November 17, 2013, the City's Notice of Intent to Adopt a
Mitigated Negative Declaration based on the Initial Study, providing for a 30 -day public
comment period commencing November 17, 2013 and ending December 17, 2013 and Notices
of Public Hearing for the Project to be held on January 28 and July 22, 2014 before the City of
Petaluma Planning Commission, were published and mailed to all residents and property owners
within 500 feet of the Project as well as all persons having requested special notice of said
proceedings; and
WHEREAS, the Planning Commission held public hearings on January 28 and July 22,
2014, at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered the Project, the MND, the supporting
Initial Study, staff reports dated January 28 and July 22, 2014 analyzing the MND and the
Project, and received and considered all written and oral public comments on environmental
effects of the Project which were submitted up to and at the time of the public hearings; and
WHEREAS, the City Council held a duly noticed public hearing on January 26, 2015,
during which the Council considered the Project, the Initial Study/MND and supporting
documentation referenced in the Initial Study, the Planning Commission recommended
Mitigation Measure modifications, and received and considered all written and oral public
comments on environmental effects of the Project which were submitted up to and at the time of
the public hearings; and
WHEREAS, pursuant to the analysis in the Initial Study/MND, the Project does not
make a considerable contribution to the significant and unavoidable cumulative traffic and/or
noise impacts identified in the General Plan 2025 EIR because of its small size; and
WHEREAS, pursuant to further analysis in the Initial Study/MND, including evaluation
using the Bay Area Air Quality Management District (BAAQMD) recently adopted CEQA
Guidelines and 2010 Clean Air Plan, the Project does not make a considerable contribution to a
significant cumulative air quality or greenhouse gas emission impacts found to be significant and
unavoidable in the General Plan 2025 EIR, because of the Project's small size and lack of
significant stationary sources of emissions; and
WHEREAS, the MND reflects the City's independent judgment and analysis of the
potential for environmental impacts from the Project; and
WHEREAS, the MND including its supporting Initial Study, and related project and
environmental documents, including the General Plan 2025 EIR and all documents incorporated
herein by reference, are available for review in the City Planning Division at Petaluma City Hall,
during normal business hours and the custodian of the documents and other materials which
constitute the record of proceedings for the proposed project, Pile No. 09 -TSM -0344, is the City
of Petaluma Planning Division, 11 English St. Petaluma, CA 94952; and
WHEREAS, while the Initial Study for the Project identified potentially significant
impacts, all significant impacts are adequately mitigated to a less than significant level and
therefore the project would not result in any significant impacts to the enviromnent.
NOW, THEREFORE, BE IT RESOLVED THAT:
1. The foregoing recitals are true and correct and incorporated herein by reference.
2. Based on its review of the entire record herein, including the NIND, its Initial Study, all
supporting, referenced and incorporated documents and all comments received, the City
Council hereby, finds that there is no substantial evidence that the Project as mitigated
will have a significant effect on the environment, that the MND reflects the City's
independent judgment and analysis, and that the MND, Initial Study and supporting
I - Z
documents provide an adequate description of the impacts of the Project and comply with
CEQA, the State CEQA Guidelines and the City of Petaluma Environmental Guidelines.
3. In keeping with the Planning Commission's recommendation for modification to
mitigation measures, the City Council adopts the MND and the Mitigation Monitoring
and Reporting Program with the following modifications to proposed mitigation
measures:
a. Mitigation Measure CUL -2 should be revised to require that all non -wood windows
be replaced with wood -sashed double -hung single-liglrt windows (or awning, fixed,
etc. should an original opening size direct such).
b. Mitigation Measure AQ -2(3) should be revised to specify that truck trips driving
through residential neighborhoods shall be limited to school hours, avoiding drop off
and pick up times, and no weekend/holiday haul trips shall be permitted.
c. Mitigation Measure HYDRO -1 should be revised to correctly identify the preparation
of a Stormwater Pollution Prevention Plan (SWPPP) not SWMP.
t-9
City of Petaluma
MITIGATED NEGATIVE DECLARATION
Community Development Department
Planning Division
11 English Street, Petaluma, CA 94952
The City of Petaluma has prepared this Mitigated Negative Declaration for the following project:
To: Sonoma County Clerk Return To: City of Petaluma
2300 County Center Drive Planning Division
La Plaza, Building B, Suite 177 11 English Street
Santa Rosa, CA 95406 Petaluma, CA 94952
Project Title: CORONA ROAD ANNEXATION AND SUBDIVISION
File Number: 09 -TSM -0344
Project Location (Address and APN):
Subdivision and Annexation:
Annexation (3 existing lots):
470 and 498 Corona Road, Petaluma, CA 94954
APN: 137-061-009 & 011
496, 520, and 522 Corona Road
APN: 137-061-007, 008, and 010
Detention Basin: 0 Riesling Road (lands of City of Petaluma)
APN: 137-070-049
Project Applicant: Corona Road Associates, L.C.C.
3480 Buskirk Avenue, #260
Pleasant Hill, CA 94523
(925) 671-7775
Project Description: The proposed project consists of a 31 lot tentative subdivision map and
annexation of two development parcels (APN: 137-061-009 and 011) totaling approximately 10.1 acres;
annexation of three abutting parcels (APN: 137-061-007, 008, and 010) each of which are approximately
one-half acre and developed with one residence (so that the annexation boundary represents a regular
and logical boundary); pre -zoning to RI and R2, consistent with the General Plan designations, for the
same 5 parcels; and the development of a f4.6 acre Corona Creek detention basin on the City's Urban
Separator Lands (137-070-049) to mitigate the lost floodplain storage due to development of the
subdivision and to remove existing residences from the floodplain. The subdivision includes the
preservation of an existing 1900's era farmhouse along Corona Road. Thus the number of new homes to
be constructed is 30 dwelling units with RI and R2 zoning.
14
FINDING: The City of Petaluma has reviewed the proposed project and has determined, based on the
attached Initial Study and associated technical .reports, that there is no substantial evidence that the
project as mitigated will have a significant effect on the environment The City of Petaluma finds that
potentially significant impacts related to aesthetics, air quality, biological resources, cultural resources,
geology and soils hydrology and "water quality, --land use"and planning, noise, Transportation/Traffic,,-
and Utilities can be reduced to less than significant levels with implementation of mitigation measures
as set forth below and described in the attached Initial Study.
MUTIGATION MEASURES: The following mitigation measures will be incorporated into the project
design or as conditions of approval, to ensure that any potential environmental impacts will be reduced
to levels below significance.
AES -1. The Final Map shall note and the Lot I and 2 deeds shall include the language to ensure continued
preservation of the two pahn trees, "Palms 29 and 30 shall be protected and maintained. No construction or
pervious surface is permitted within their drip line, expect for the minimum required for construction and
maintenance of the asphalt concrete pedestrian/bicycle path. Modifications of a minor nature may be
considered by staff after submittal of an arborist report" (The Lot 1 deed need only reference Palm 29, as -
the Palm 30 dripline does not extend into Lot I.)
AES -2. Prior to improvement plan approval, the landscape architect shall place as many of the BIO -12 replacement
trees as practical along Corona Road to enhance the tree canopy; the native coast live oalc which occurs on
this stretch of Corona Road shall be utilized as well as another canopy species which the landscape architect
recommends for the specific site conditions, subject to staff (and the tree committee's) review and approval.
AES -3. Prior to building permit issuance of a house or outbuilding within 80 feet of Corona Road at Lots 1 and 2,
the structures shall have received site plan and architectural review approval. In addition to the required
findings stated in the Zoning Ordinance, findings shall also be made that the proposal is consistent with the
CESP's designation of Corona Road as a Scenic Country Corridor (where tree canopy, typical rural features,
and the overall rural feeling of Corona Road are preserved) and General Plan policy 2 -P -6A (which
describes this stretch of Corona Road as an entry gateway where the intent is to protect/enhance the cultural
landscapes and ecological diversity). This measure shall apply as long as GP 2 -P -6A, the Corona Ely
Specific Plan Scenic Country Corridor and/or similar policies remain in effect.
AES4. Prior to the approval of the public improvement plans for the detention basin, the applicant shall submit and
the City shall approve a detailed landscaping plan showing the tree and ground cover species and specifics,
and the design of the planting strip fronting Riesling Road, including the open fence. Staff shall coordinate
review of the street trees by the Tree Advisory Committee.
AES -5. Building plans shall be designed to avoid and or shield vehicular lighting impacts to bedroom areas and
other light-sensitive living areas of any nearby residential lot, home, or facility. Lots proposed at street
intersections or in other potentially light-sensitive locations shall incorporate architectural or landscape
design features to screen interior living space from headlight glare.
AES -6. 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.
1-5
AQ -1. The applicant shall incorporate the Best Management Practices for construction into the construction and
improvement plans 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 Mitigations
Measm•es as modified below:
1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access
roads) shall be watered three times per day.
2. All haul trucks transporting soil, sand, or other loose material shall be covered.
3. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power
vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
4. All vehicle speeds on unpaved roads shall be limited to 15 mph.
S. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
6. Idling times shall be minimised 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.
7. 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.
8. Construction equipment staging shall occur as far as possible from existing sensitive receptors.
9. 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.
10. The City's Public Works Inspector shall perform visual inspections during grading to assure that
dust control is implemented and standard BMP are enforced.
AQ -2. All construction trucks hauling soils from the detention basin site shall be regulated such that:
1. The following routes are utilized:
e Route to the subdivision site: Riesling, Fieldstone, Ely, Corona, to site.
Route to 101: Riesling, Fieldstone, Ely, Corona; North McDowell, Old Redwood Highway,
101.
2. Hauling trucks shall be prohibited from using neighborhood streets other than Fieldstone to travel to
Ely/Corona and shall be kept away from Kenilworth and Corona Creek schools to the full extent
possible. Any route alternative must be approved by the City Engineer.
3. Truck trips driving through residential neighborhoods are limited to the hours between 9 am and 3
pm. No weekend/holiday haul trips shall be permitted.
AQ -3. The project applicant shall develop a plan demonstrating that the off-road equipment (more than 50
horsepower) and haul trucks to be used during construction (i.e., owned, leased, and subcontractor
vehicles) would achieve a project wide fleet -average that reduces NOx emissions by 40 percent and PM
emissions by 15 percent relative to the emission projections set forth per OFFROAD2007 and
Emfac2007. Acceptable options for reducing emissions include the use of latest model engines, low -
emission diesel products, alternative fuels, engine retrofit technology, after -treatment products, add-on
devices such as particulate filters and oxidation catalyst, and/or other options as such become available.
Said plan shall be reviewed and approved by the City Planning Division prior to the approval of the
Public Improvement Plan.
BIO -1. In order to avoid the bat maternity and/or bat hibernation periods and ensure protection of any bat species
potentially present in the 1900's era farmhouse, work done at the 498 Corona Road house before it is
—c
again inhabited shall be conducted between September 1st and October 30th. Should the applicant
propose to commence renovation outside this time frame, a qualified biologist shall first perform a bat
roost survey inside the house to determine if there is evidence of bat use (guano accumulation, acoustic or
visual detections). If no evidence is found, renovation of the house must commence within one month of
the bat roost survey or be re -surveyed within one month of renovation activities. If evidence of bat use is
found, CDFW shall be contacted for guidance on exclusion methods or methods to allow the bats to
-- -passively leavethebuilding- Exclusion methods typically -include covering--openings-with a netting or
tubing flap that allow bats to exit, but not re-enter.
BIO -2. Prior to issuance of a grading permit for the detention basin, results of a preconstruction survey,
conducted by a qualified biologist for the western pond turtle shall be provided to the building
department The pre -construction survey for western pond turtles shall be conducted no more than 30
days prior to construction of the detention basin. Surveys shall be conducted in suitable aquatic habitats,
namely along the stretch of Corona Creek adjacent to the detention basin site. A combination of visual
and trapping surveys may be performed with authorization from the CDFW. If occupied habitat can be
avoided, an exclusion zone shall be established around the habitat via temporary plastic fencing that
creates a buffer area. Signs on the outside of the fence area that note "Sensitive I3abitat Area" shall be
clearly visible. If avoidance is not possible, the biologist, with approval from CDFW.may capture and
relocate turtles in accordance with USFWS and CDFW requirements to suitable habitat a minimum of
300 feet downstream of the project area and any recommendation by the biologist shall be satisfied. For
the duration of the construction work the biologist shall conduct monthly follow-up visit to monitor
effectiveness.
BIO -3. To prevent impacts to migratory birds covered by State and federal law (California Department of Fish
and Game Code and the MBTA), the applicant shall avoid the removal of trees, shrubs, or weedy
vegetation between February 15'b and September h`, 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, then a
new survey shall be conducted. In the event that an active nest is discovered in the trees or areas to be
cleared, tree removal, clearing and construction shall be postponed for at least two weeks or until the
biologist has determined that the young have fledged (left the nest), the nest is vacated, and there is no
evidence of second nesting attempts, whichever is later.
BIO -4. To offset impacts to the 0.94 acres of Section 404 Waters of the US and Non -Section 404 Water, credits
shall be purchased from an approved mitigation bank at a ratio of one acre for every one acre impacted, or
as otherwise directed by regulatory agencies. The ratio of 1:1 is proposed given the low -quality habitat of
the onsite seasonal and isolated wetlands. Ile applicant shall provide proof of purchase of credits and
notification to the City and regulatory agencies.
BIO -5. Grubbing and grading for the detention basin shall avoid removal of riparian tree species. In the event that
avoidance is infeasible, then disturbed willow trees shall be replaced at a ratio of 1:1 or as deemed
appropriate by the 1600 Streambed Alteration Agreement with the CDFW. Areas temporarily disturbed
by construction of the detention basin shall be revegetated with shade species compatible with the
Petaluma River region.
BIO -6. Where the inlet/outiet of the detention basin adjacent to Corona Creek is proposed, a jurisdictional
determination for "Waters of the United States" and the top of bank or the outer edge of the riparian
vegetation (as determined by the dripline) for Corona Creek shall be conducted prior to approval of grading
plan. In the event that impacts to Water of the U.S. would result from the detention basin tie in (inlet/oudet), then
mitigation credits shall be purchased prior to issuance of grading permit to offset impacts at a ratio of 3:1 or as
deemed appropriate by the Corps.
BIO -7. The outlet from the detention basin to Corona Creek shall be designed to minimize impacts to riparian
vegetation and the natural stream bottom. To offset impacts to the approximately 500 square feet (40
linear feet) of Section 404 Waters of the US and Non -Section 404 Waters, the area around the outlet and
upstream of the creek shall be planted with riparian vegetation at a ratio of 3:1 for linear impacts or as
deemed appropriate by the CDFW, RWQCB, and/or ACOE. .
BIO -8. All work in Corona Creek shall be done when water is not flowing.
BIO -9. A Tree Protection Zone (TPZ) shall be established at the dripline around each tree to be preserved. The
TPZ shall be enclosed by a 6 -foot tall chain link fence during construction. No ground disturbance
including the placement of utilities or sub drains shall occur within the Tree Protection Zone. Tree
preservation notes shall be included on all plans.
BIO -10. The Final Tract Map shall note and the Lot 6 deed shall include the following language to ensure
continued preservation of the nine protected oak trees, "Oaks 1 through 8 and 23 shall be protected and
maintained. No construction or pervious surface is permitted within their drip line. Modifications of a
minor nature may be. considered by staff after submittal of an arborist report'.
BIO -11. Prior to commencement of grading, a security deposit for the nine protected trees (oaks 1-8 and 23) shall
be posted to cover the value of protected trees for preservation during the construction process, pursuant
to Zoning section 17.060F.
BIO -12. Prior to improvement plan approval, replacement trees equaling a total of 60 -inches of replacement trunk
diameter shall be shown on said plan (a total of thirty 24 -inch box or the equivalent pursuant to Zoning
section 17.065 A3.0). Half of the total replacement species shall be the native coast live oak. (See also
AES -2.) The improvement plan shall also note that the replacement trees will become protected trees
pursuant to 17.030.
CUL -1. Prior to the issuance of building permits for the subject subdivision, the 1900 era farmhouse that is part of
the subdivision and within the proposed annexation area shall be rehabilitated and refurbished by
retaining and reusing original materials as possible and replacing missing or distressed materials with
matching materials. The Secretory of Interior's Standards for the Treatnsent of Historic Properties within
Guidelines for Preserving, Rehabilitating Restoring & Reconstructing Historic Buildings shall be utilized
during all rehabilitation efforts.
CUL -2. As set forth in the Historic Report Evaluation and to ensure consistency with the General Plan Goal 3-P-1
and CESP Program 24, the farmhouse at 498 Corona Road shall be designated as a Local Historic
Landmark The particular features of the landmark which are to be preserved shall include the front -facing
pedimented lower cross gable sided with fish scale shingles, the primary hipped roof, the small covered
porch area with scroll brackets replication in-kind and replacement of missing scroll brackets at the
eastern post of the entry porch, the 8 -inch horizontal clapboard siding, and the window surrounds. Corona
Road facing windows that are not wood shall be replaced in the original openings with wood -sashed
double -hung single -light windows. Windows on any other elevation that need replacing shall also be
wood -sashed double -hung single -light window (or awning, fixed, etc. should an original hole size direct
such).
CUL -3. In the event that human remains are uncovered during earthmoving activities, all construction excavation
activities shall be suspended and the following measures shall be undertaken:
1. The Sonoma County Coroner shall be contacted.
2. If the coroner determines the remains to be Native American the coroner shall contact the Native
American Heritage Commission within 24 hours.
3. The project sponsor shall retain a City -approved qualified archaeologist to provide adequate
inspection, recommendations and retrieval, if appropriate.
4. The Native American Heritage Commission shall identify the person or persons it believes to be the
most likely descended from the deceased Native American, and shall contact such descendant in
accordance with state law.
5. The project sponsor shall be responsible for ensuring that human remains and associated grave goods
are reburied with appropriate dignity at a place and process suitable to the most likely descendent.
GEO-1. Prior to issuance of a grading permit, an erosion control plan along with grading and drainage plans shall
-- - e - ---- — -- --- re -- --. - l -e--.__. .o — - - . _ . su'r ----
be submitted to the City Engineer for review. These plans shall detailerosion control measures such as
site watering, sediment capture, equipment staging and laydown pad, and other erosion control measures
to be implemented during construction activity on the project site.
GEO-2. 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).
GEO-3. Expansive soils shall be moisture conditioned for their full depth so as to cause pre -swelling prior to
casting of slabs.
GEO-4. The design of all earthwork, cuts and fills, drainage, pavements, utilities, foundations, and structural
components shall conform with the specifications and criteria contained in the Soils Investigation Report
and Update, as approved by the City Engineer and/or Chief Building Official. Foundation and structural
design for buildings shall meet the Uniform Building Code regulations for seismic safety (i.e., reinforcing
perimeter and/or load bearing walls, bracing parapets, etc.).
GEO-5. As deemed appropriate by the City Engineer and/or Chief Building Official all recommendations as outlined
in the preliminary Soils Investigative report prepared for the subject property by Giblin and the Update
prepared by Reese, including but not limited to foundations systems, expansive and compressive soils, and
moisture conditioning of the on-site moderately to highly expansive clays are herein incorporated by
reference and shall be adhered to in order to ensure that appropriate construction measures are incorporated
into the design of the project.
GEO-6. Prior to Improvement Plan approval, the applicant shall obtain a geotechnical engineer to review the final
project plans and specifications to determine if they are consistent with the recommendations as outlined in
the report and observe grading, compaction, and foundation excavations to verify that conditions are as
anticipated and to modify recommendations if warranted. The geotechnical engineer shall sign the
improvement plans and certify the design as conforming to the specifications. The geotechnical engineer
shall inspect the construction work and shall certify to the City, prior to acceptance of the improvements or
issuance of a certificate of occupancy that the improvements have been constructed in accordance with the
geotechnical specifications.
GEO-7. During grading of the detention basin, the project soil engineer shall review embankment slope conditions
encountered and determine whether any localized flattening of the proposed slope inclinations or regrading
slope portions to reduce the risk of possible future instability is needed and all recommendations of the soils
engineer shall be completed, upon review and approval of the City Engineer.
HYDRO -1. Prior to issuance of grading permits, the project shall prepare a SWMP pursuant to the requirements
set by the State Water Resources Control Board (SWRCB), which shall be implemented throughout
project construction and operation. The Applicant shall complete and submit a Notice of Intent (NOI)
and appropriate filing fee to the SWRCB. The applicant shall file a Notice of Termination (NOT) with the
SWRCB upon project completion. The SWPPP shall be submitted for review and approval by Public
Works prior to approval of grading permits. City inspectors 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 into the project design and improvement plans.
)_9
HYDRO -2. In accordance with City of Petaluma General Plan 2025 Policy 8-P-36, the project shall include an
off-site storm water detention system to limit post -construction storm water peak flows leaving the site to
not exceed pre -development peak flows by detaining peak storm water runoff from the 100 -year, 24 hour
storm event. Final storm water calculations shall be designed in accordance with City of Petaluma and
Sonoma County Water Agency requirements and shall be provided with the project construction
drawings, subject to the review and approval by the City Engineer.
HYDRO -3. The subdivision conditions, covenants and restrictions shall establish and fund a mechanism to ensure
long term maintenance, inspection and repair as needed for the onsite storm water system and post
construction storm water treatment measures and best management practices. The systems shall be
inspected at least annually, prior to the onset of the rainy season, by a Civil Engineer licensed to practice
in the State of California, to ensure the drainage systems are performing as designed and required in
project approvals. The Civil Engineer shall prepare a signed and sealed report of the inspection including
findings regarding the condition of the storm water and treatment systems, photo documentation, any
necessary proposed modifications and a statement indicating that the system is operating as designed and
required by project approvals. The annual report shall be submitted to the City of Petaluma Planning
Department and Department of Public Works and Utilities no later than October 15's of each year.
HYDRO -4. Prior to public improvement plan approval, a mechanism (such as a Landscaping Assessment
District) shall be in place to ensure funding of on-going maintenance, inspection, and as needed repair of
the detention basin. The detention basin shall be inspected at least annually, prior to the onset of the rainy
season, by a Civil Engineer licensed to practice in the State of California, to ensure that the weir is
performing as designed and required in project approvals. The Civil Engineer shall prepare a signed and
sealed report of the inspection including findings regarding the condition of the detention basin, photo
documentation, any necessary proposed modifications and a statement indicating that the system is
operating as designed and required by project approvals. The annual report shall be submitted to the City
of Petaluma Planning Department and Department of Public Works and Utilities no later than October
15'e of each year.
LU -1. Prior to final map/improvement plan approval, to ensure consistency with the CESP, the plans shall show
the proposed lighting design, landscaping design, and mailbox design for all development within the
subdivision, subject to staff review and approval.
LU -2. A funding mechanism such as a Landscaping Assessment District shall be established to levee funds for
the ongoing maintenance of the detention basin to be conducted by the City.
NOI-1. Due to the proximity of sensitive receptors (residences and the Corona Elementary School) to the
development areas (subdivision and detention basin), construction activities shall be required to comply
with following and noted accordingly on construction contracts:
1. Construction Hours/Scheduling: The following are required to limit construction activities to the
portion of the day when the number of persons in the adjacent sensitive receptors are lowest:
a. Construction activities for all phases of construction, including servicing of construction
equipment shall only be permitted during the hours of 8:00 a.m. and 6:00 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. Trucks hauling from the detention
basin site are subject to the more restrictive hours listed at AQ -2.
2. Construction Equipment Mufflers and Maintenance: All construction equipment powered by
internal combustion engines shall be properly muffled and maintained.
3. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary
idling of internal combustion engines is prohibited.
4. Equipment Location and Shielding: All stationary noise -generating construction equipment, such as
air compressors, shall be located as far as practical from the adjacent homes. Acoustically shield
such equipment when it must be located near adjacent residences.
5. Quiet Equipment Selection: Select quiet construction equipment, particularly air compressors,
whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working
order.
- 6. Staging and Equipment Storage: The equipment storage location shall be sited as far as possible
from nearby sensitive receptors.
N0I-2. Noise Disturbance Coordinator: Developer shall designate a "noise disturbance coordinator" who will be
responsible for responding to any local complaints about construction noise. This individual would most
likely be the contractor or a contractor's representative. The disturbance coordinator would determine the
cause of the noise complaint (e.g., starling 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.
TRAF-1.In order to minimize impacts associated with haul truck trips, once the basin is complete and prior to
acceptance of the subdivision improvement and issuance of the final 20% of certificates of occupancy, the
developer shall complete dig out repair to any damaged street sections along Riesling and Fieldstone and
a minimum of a type II slurry seal and re -striping. If the trucks damage a street over and beyond what a
dig out/slurry seal repair can fix, at the discretion of the City Engineer, a 2 -inch grind and overlay shall be
required.
V1IL-1. In order to ensure that onsite detention is provided to accommodate peak runoff flows, an updated Sheet
TM -9 shall be provided that shows the appropriately sized storm drains with consideration of the
proposed detention basin. Said plans shall be reviewed and approved by Public Works prior to the
issuance of grading permits.
/bf �✓2
Nov 12-1 2-oi3
Prepared By: Tiffany Robbe, Senior Planner
Community Development Department
Date
** Please see httn://citvofpetaluma.net/cdd/major-projects.himl for Corona Initial Study and all
Technical Appendices listed on page 79 of the Initial Study. 4' *
City of Petaluma, California
Community Development Department
Planning Division
11 English Street, Petaluma, CA 94952
Exhibit A to Resolution
Project Name: CORONA ROAD ANNEXATION AND SUBDIVISION
File Number:
Address/Location:
Subdivision and Annexation: 470 and 498 Corona Road, Petaluma, CA 94954
APN: 137-061-009 & 011
Annexation (3 existing lots): 496, 520, and 522 Corona Road
APN: 137-061-007, 008, and 010
Detention Basin: 0 Riesling Road (lands of City of Petaluma)
APN: 137-070-049
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with
Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA
Guidelines. This document has been developed to ensure implementation of mitigation measures and
proper and adequate monitoring/reporting of such implementation. This MMRP shall be adopted in
conjunction with project approval, which relies upon a Mitigated Negative Declaration.
-It is the intent of this MMRP to: (1) document implementation of required mitigation; (2) identify
monitoring/reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible
or trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the
frequency and duration of monitoring/reporting; (4) provide a record of the monitoring/reporting; and
(5) ensure compliance. The City of Petaluma's Planning Commission has adopted those mitigation
measures within its responsibility to implement as binding conditions of approval.
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the implementation action, timeframe to which the measure applies, the monitoring/reporting
responsibility, reporting requirements, and the status of compliance with the mitigation measure.
Implementation
The responsibilities of implementation include review and approval by City staff including the
engineering, planning, and building divisions. Responsibilities include the following:
1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to
issuance of grading permits or approvals of improvements plans.
2. The applicant shall incorporate all applicable code provisions and required mitigation measures
and conditions into the design and improvements plans and specifications for the project.
1-12-
3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the
project implementation of mitigation measures and conditions applicable to the project and shall
ensure compliance with such measures and conditions.
4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that
involves on-going operations on the site or long-range improvements.
5. The applicant shall designate a project manager with authority to implement all mitigation
measures and conditions of approval and provide name, address, and phone numbers to the City
prior to issuance of any grading permits and signed by the contractor responsible for construction.
6. Mitigation measures required during construction shall be listed as conditions on the building or
grading permits and signed by the contractor responsible for construction.
7. If deemed appropriate by the City, the applicant shall arrange a pre -construction conference with
the construction contractor, City staff and responsible agencies to review the mitigation measures
and conditions of approval prior to the issuance of grading and building permits.
Monitoring and Reporting
The responsibilities of monitoring and reporting include the engineering, planning, and building
divisions, as well as the fire department. Responsibilities include the following:
The Building, Planning, and Engineering Divisions and Fire Department shall review the
improvement and construction plans for conformance with the approved project description and
all applicable codes, conditions, mitigation measures, and permit requirements prior to approval of
a site design review, improvement plans, grading plans, or building permits.
2. Tlne Planning Division shall ensure that the applicant has obtained applicable required permits
from all responsible agencies and that the plans and specifications conform to the permit
requirements prior to the issuance of grading or building permits.
Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements
shall be subject to inspection by City staff for compliance with the project description, permit
conditions, and approved development or improvement plans.
4. City inspectors shall ensure that construction activities occur in a manner that is consistent with
the approved plans and conditions of approval.
MMRP Checklist
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the timeframe to which the measure applies, the person/agency/permit responsible for
implementing the measure, and the status of compliance with the mitigation measure.
Page 2 of 12
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ZD
ATTACHMENT
RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL
SUPPORTING AN APPLICATION TO THE LOCAL AGENCY FORMATION
COMMISSION (LAFCO) FOR THE CORONA ROAD ANNEXATION
LOCATED AT 470 AND 498 CORONA ROAD
ALONG WITH ABUTTING PROPERTIES 496, 520, & 522 CORONA ROAD
COMPRISING A TOTAL PROJECT AREA OF 11.6 -ACRES
APNs 137-061-007, 008, 009, 010, & 011
PROJECT FILE No: 09 -TSM -0344
WHEREAS, Corona Road Associates, L.C.C. submitted an application for Annexation,
Pre -Zoning, Landmark Designation, Tentative Subdivision Map for a 31 -lot subdivision, and
Authorization For a Detention Basin on City Lands for the Corona Road Annexation and
Subdivision Project located at 470 and 498 Corona Road (with 496, 520, & 522 Corona Road
included in the annexation and 0 Riesling being the basin site),- and these requests are
collectively referred to as "the Project" or the "proposed Project"; and
WHEREAS, in order to implement the Project it is necessary to annex properties at 470
and 498 Corona Road known as Assessor's Parcel Numbers (APN) 137-061- 009 & 011; and
WHEREAS, in order to create a regular and logical annexation boundary it is necessary
to annex three separately owned properties along Corona Road: 496 Corona Road (Vallimont,
APN 137-061-010); 520 Corona Road (Oshea, APN 137-061-008); and 522 Corona Road
(Smith, APN 137-061-007); and
WHEREAS, each of the separately owned properties along Corona Road are
approximately a half acre in size and are currently developed with a single-family house and
associated accessory out building(s); and
WHEREAS, the Project proposes to provide water and sewer stub outs to these three
existing parcels, as required by City Resolution 8955 N.C.S. (1980); and
WHEREAS, the Planning Commission held public hearings on the Project, including the
annexation request, on January 28 and July 22, 2014, at which time the Commission considered
the Project, the MND and supporting Initial Study, staff reports dated January 28 and July 22,
2014 analyzing the MND and the Project, and received and considered all written and oral public
comments on environmental effects of the Project; and
WHEREAS, on July 22, 2014, the Planning Commission adopted Resolution Nos. 2014-
18 and 2014-19 recommending the Project including adoption of the MND and support of the
annexation;
WHEREAS, on January 26, 2015, the City Council conducted duly noticed hearings on
the Project, including the tentative subdivision map;
Z -I
WHEREAS, on January 26, 2015, the City Council considered a staff report analyzing
the Project and related Mitigated Negative Declaration (MND) and all documents and evidence
submitted.
NOW, THEREFORE, BE IT RESOLVED that the City Council supports application
to the Local Agency Formation Commission of Sonoma County as follows:
1. Annexation of approximately 11.6 acres located at 470, 496 498, 520, and 522
Corona Road, known as Assessor's Parcel Numbers 137-061-007, 008, 009,
010, and 011, to the corporate boundaries of the City of Petaluma. Said territory
is comprised of five separate parcels that have been used for residential uses,
and in the past for agricultural uses. Annexation excludes Corona Road.
2. The reasons for the requested reorganization are:
a. The property is contiguous to the City and is within the adopted Sphere of Influence
and General Plan Urban Growth Boundary of the City of Petaluma. -
b. The approximately 11.6 -acre pre -zoning is in accordance with the General Plan
designation for the lands, such that 5.6 acres of subdivision lands nearest Corona
Road (north portion of APN 137-061-009 and 011) and the three approximately %-
acre annexation parcels (APN 137-061-007, 008, and 010) are pre -zoned RI
(Residential 1) consistent with the General Plan's Very Low Density Residential
(VLDR, allowing 0.6 to 2.5 housing units to the net acre) and the approximate 4.5
acres of the subdivision lands farthest from Corona Road (south portion of APN
137-061-009 and 011) are pre -zoned R2 (Residential 2) consistent with the General
Plan's Low Density Residential (LDR, allowing 2.6 to 8.0 housing units to the net
acre).
c. The annexation is consistent with the objectives and policies of the Petaluma
General Plan 2025 and Corona Ely Specific Plan, as documented in January 28 and
July 8, 2014 Planning Commission staff reports.
d. This annexation will enable several provisions of the General Plan to be achieved
including: orderly improvement of City infrastructure, preservation of the City's
Urban Growth Boundary, and preservation of County land uses, including residential
and agricultural uses.
3. The City Council does not recommend annexation of Corona Road for the following
reasons:
a. Corona Road is outside the City's Urban Growth Boundary.
b. The City has a long-standing policy to ]seep Corona Road rural in nature with no
City improvements. All development over the last 25 years along this eastern stretch
of Corona Road has been limited in size and intensity and has limited access to
Corona Road. Only larger parcel sizes with larger setbacks have been allowed.
Existing historic -era homes and barns and water tanks have been conditioned to
remain. Urban -type street improvements have not been permitted. The vision for a
Z -Z_
rural -feeling country road has been consistently applied throughout these 2'/
decades, and the result is that this roadway is distinct from roadways within City
limits. Twenty-five years later, the community still identifies Corona Road as a
country road.
c. The Petaluma General Plan 2025 does not support annexation of Corona Road, as
outlined in the following policies:
9 Keep Corona Roadas a rural two-lane road east of Sonoma Mountain Parkway
(2-P-104 North East Subarea).
• Corona Road (east) is an entry gateway where the intent is to protect/enhance
the cultural landscapes and ecological diversity that exists there (2 -P -6A).
® That the fust 255 feet from Corona Road shall have a Very Low Density
Residential, land use designation which allows only .6 to 2.5 homes per net acre
(General Plan Land Use Map). Within the City limits, the City use this
designation rarely and only at steep and/or County abutting lots.
d. Petaluma's Corona Ely Specific Plan does not support annexation of Corona Road,
as outlined in the following discussion:
® The existing tree canopy and older homes along Corona Road are features that
contribute to the character of the area and represent opportunities to add interest
and meaning to new development (Page 42).
® Preservation of the existing trees and the overall rural feeling of Corona Road
are goals for the Corona Road Corridor of the Plan (Page 44).
® Corona Road is a Scenic County Corridor (Figure 4-2 between pages 45 and
46).
® The existing tree canopy along Corona Road must be protected and preserved
(Page 58, Tree Preservation, Policy 31).
® Typical rural features along Corona Road must be retained to the maximum
extent feasible and future development along Corona Road should repeat these
features. These features include open fencing for the lots along Corona Road
and a design of the residences proposed along Corona that is consistent with the
architecture of existing residences located along Corona Road. (Page 58, Rural
Details, Policy 33).
e. The subdivision proposes no new public services from Corona Road. All new
services come from the City side, via Monica Way. Water and sewer service to the
existing abutting residential properties 137-061-007, 008, and 010 will be provided
from the proposed subdivision rather than Corona Road. No new driveway is
proposed at Corona Road.
Z _3
ATTACHMENT 3
ORDINANCE OF THE CITY OF PETALUMA CITY COUNCIL AMENDING THE
ZONING MAP CONTAINED IN THE IMPLEMENTING ZONING ORDINANCE TO
PRE -ZONING THE PROPERTIES LOCATED AT 470 AND 498 CORONA ROAD
ALONG WITH ABUTTING PROPERTIES 496, 520, & 522 CORONA ROAD
APNs 137-061-007, 008, 009, 010, & 011
Project No: 09 -TSM -0344
WHEREAS, Corona Road Associates, L.C.C. submitted an application to Annex and
Pre -Zone a total of approximately 11.6 acres outside of the City limits but within the Urban
Growth Boundary, in a manner consistent with the General Plan Land Use Designation, being
the Corona Road Annexation and Subdivision project area, for the purpose of developing a 31 -
lot residential subdivision on 10.1 acres of the project area; and
WHEREAS, the application consists of annexation, pre -zoning and subdivision of
parcels 470 and 498 Corona Road (APN 137-061-009 and 011) and annexation and pre -zoning
of three abutting '/-acre parcels each developed with a house and accessory out building(s)
which are included in the proposed annexation in order to create a regular and logical annexation
boundary (496 Corona Road (Vallimont, APN 137-061-010), 520 Corona Road (Oshea, APN
- 137-061-008), and 522 Corona Road (Smith, APN 137-061-007), the applications are
collectively referred to as the "Project'; and
WHEREAS, the application proposes to pre -zone the lands in a manner directly
consistent with the General Plan designation, such that:
® The approximately 5.6 acres of the subdivision area nearest Corona Road and with a
General Plan designation of Very Low Density Residential (north portion of APN 137-
061-009 and 011) gains a pre -zoning designation of Rl;
® The three '/-acre residential lots along Corona Road proposed to be annexed so as to
create a regular and logical annexation boundary area and with a General Plan
designation of Very Low Density Residential (APN 137-061-007, 008, and 010) gain a
pre -zoning designation of Rl; and
® The approximately 4.5 acres of the subdivision area farthest from Corona Road and with
a General Plan designation of Low Residential Density (south portion of APN 137-061-
009 and 011) gains a pre -zoning designation of R2; and
WHEREAS, on January 28 and July 22, 2014, the City's Planning Commission held
duly noticed public hearings to consider the Project, including the proposed Pre -Zoning, and
hnplementing Zoning Ordinance amendment; and
WHEREAS, at the public hearings of January 28 and July 22, 2014, the Planning
Commission reviewed the CEQA evaluation and by Resolution No. 2014-18, dated July 22,
2014, recommended to the City Council adoption of a Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program and by Resolution No. 2014-19 recommended
support for application to LAPCO for the proposed annexation, and
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WHEREAS, on January 26, 2015, the City Council held a duly noticed public hearing to
consider the proposed Zoning Amendment; and
WHEREAS, on January 26, 2015, the City Council reviewed the CEQA evaluation for
the Project and adopted the Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program, in accordance with the California Environmental Quality Act and the City of
Petaluma Environmental Guidelines.
NOW, THE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
PETALUMA AS FOLLOWS:
Section 1. Pre-Zonine
The Zoning Map contained in the Implementing Zoning Ordinance is hereby amended to pre-
zone the lands in a manner directly consistent with the General Plan designation, such that:
• The approximately 5.6 acres of the subdivision area nearest Corona Road and with a
General Plan designation of Very Low Density Residential (north portion of APN 137-
061-009 and 011) gains a pre -zoning designation of Rl;
• ' The three '/-acre residential lots along Corona Road proposed to be annexed so as to
create a regular and logical annexation boundary area and with a General Plan
designation of Very Low Density Residential (APN 137-061-007, 008, and 010) gain a
pre -zoning designation of RI;
• The approximately 4.5 acres of the subdivision area farthest from Corona Road and with
a General Plan designation of Low Residential Density (south portion of APN 137-061-
009 and 011) gains a pre -zoning designation of R2.
This Pre -Zoning is based on the following findings:
1. The proposed amendment to the Implementing Zoning Ordinance to pre -zone the
subject parcels RI and R-2 is consistent with and implements the Very Low
Density Residential and Low Density Residential land use classifications of the
General Plan, as stated on Page 10 of the Implementing Zoning Ordinance (IZO).
2. The proposed pre -zoning is consistent with the public necessity, convenience, and
general welfare in that it will implement General Plan and specific planning for
the area out to the Urban Growth Boundary, and with RI and R2 pre -zoning
designations that are consistent with and compatible with similarly zoned areas
adjacent to the Project area, all as further described and analyzed in the December
17, 2013 staff report.
Section 2. MND & MMRP.
The City Council finds that a Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Plan for this project has been prepared, circulated, and adopted by the City Council in
accordance with State Law.
Section 3. Severability.
If any provision of this ordinance or the application thereof to any person or circumstance is held
invalid, the remainder of the ordinance, including the application of such part or provision to
3-2
other persons or circumstances shall not be affected thereby and shall continue in full force and
effect. To this end, provisions of this ordinance are severable. The City Council hereby declares
that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or
phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions,
paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
Section 4. Effective Date.
This ordinance shall become effective thirty (30) days after the date of its adoption by the
Petaluma City Council.
Section 5. Posting/Publishing of Notice.
The City Clerk is hereby directed to publish or post this ordinance or a synopsis for the period
and in the manner provided by the City Charter.
INTRODUCED and ordered posted/published this 26°i day of January, 2015.
ADOPTED this day of , 2015 by the following vote:
3- �
ATTACHMENT 4
ORDINANCE OF THE CITY OF PETALUMA CITY COUNCIL
DESIGNATING THE HOUSE AT 498 CORONA ROAD
AS A LOCAL HISTORIC LANDMARK
APN 137-061-009
Project File No: 09 -TSM -0344
WHEREAS, as part of the Corona Road Subdivision and Annexation project, the
applicant, Corona Road Associates, L.C.C., has initiated the designation of 498 Corona Road
(Lot 6 of the Corona Road Subdivision) as a local landmark in response to the Cultural
Resources and Historic Structures Evaluation dated June 2009 which identified the existing
1900 -era farmhouse at 498 Corona Road as retaining its overall Victorian farmhouse appearance
- - and having historic significance, pursuant to IZO section 15.040.1; and
WHEREAS, the Initial Study/MND Mitigation Measure CUL -2 in the associated Initial
Study/Mitigated Negative Declaration requires that the farmhouse at 498 Corona Road be
designated a Local Historic Landmark; and
WHEREAS, the Initial Study/MND Mitigation Measures CUL -1 and CUL -2 and
Tentative Subdivision Map Resolution 2015 -XXX N.C.S Conditions 17 — 19 ensure that the
1900 -era farmhouse not suffer "demolition by neglect," and require limited rehabilitation of the
farmhouse at 498 Corona Road; and
WHEREAS, on January 28, 2014 at a duly noticed public hearing, the Historic and
Cultural Preservation Committee reviewed the proposed designation of the farmhouse at 498
Corona Road and reconunended that the Planning Commission recommend designation to the
City Council; and
WHEREAS, on July 22, 2014 at a duly noticed public hearing, the Planning Commission
approved Resolution 2014-21 recommending the City Council designate 498 Corona Road a
local historic landmark; and
WIRE REAS, on January 26, 2015, the City of Petaluma City Council held a duly noticed
public hearing to consider the proposed landmark designation.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
PETALUMA AS FOLLOWS:
Section 1. Designation as Local Landmark.
The City Council hereby designates the farmhouse at 498 Corona Road, Lot 6 of the Corona
Road Subdivision (being the first 193 feet from Corona Road of current assessor's parcel number
137-061-009), as a local historic landmark and hereby amends the Zoning Map contained in the
Implementing Zoning Ordinance to reflect this designation, based on the following
determinations:
A. Designation of the farmhouse at 498 Corona Road as a local landmark is consistent with
the Petaluma General Plan 2025 in that it identifies, recognizes, and protects a historic
resource that is part of Petaluma's unique and irreplaceable cultural heritage (3-P-1) and
designates a local landmark as part of the development review process (3-P-1 D).
B. Designation of the farmhouse at 498 Corona Road will further implement historic
preservation objectives outlined in Chapter 15 of the Implementing Zoning Ordinance
(IZO) in that it will serve to promote the health, safety, and general welfare of the public
through the protection and enhancement of a building that is a reminder of past eras
important to local history by ensuring that the farmhouse at 498 Corona Road is subject to
the historic preservation controls and standards in said Chapter.
C. Designation of the farmhouse at 498 Corona Road as a local landmark is consistent with
the Corona Ely Specific Plan which cites the older country homes along Corona Road as
one of the primary contributors to Corona Road's special character (page 44) and directs
retention of Corona Road's special character. Figure 4-2 of the Corona Ely Specific Plan
identifies this house as one of the"Distinctive Country Homes and Farmsteads' along the
east side of Corona Road.
D. The Cultural and Historic Evaluation Report identifies the farmhouse at 498 Corona Road
as having historic value in that the house:
a. Retains an overall Victorian farmhouse appearance.
b. Exhibits integrity of location, feeling, workmanship, and setting.
c._ Has not been moved and the setting along Corona Road has remained much the same.
Although outbuildings associated with the farmhouse have been removed, the
removal is not obvious from Corona Road.
d. Worlananship has not been compromised.
e. Retains original integrity of design and material including the crucial elements of the
front gable with the fish scale shingles on the hipped roof, which combine to form the
most important architectural component, and other original design elements including
the small covered porch area with scroll brackets, the clapboard siding, and the
window surrounds.
E. Heritage Homes of Petaluma noted that the house "is a contributor to a cohesive
collection of small historic farm complexes and buildings that make Corona Road an
important link to Petaluma's agricultural past."
F. The following description of the characteristics of the farmhouse at 498 Corona Road
justify its designation as a local historic landmark and are excerpts from the Cultural
Resources and Historic Structures Evaluation prepared by Archaeological Resource
Services, dated June 2009:
1. The house has historic value: in that it:
a. Retains an overall Victorian farmhouse appearance.
b. Exhibits integrity of location, feeling, workmanship, and setting.
c. Has not been moved and the setting along Corona Road has remained much the
same. Although ancillary structures have been removed, the removal is not
obvious from Corona Road.
d. Workmanship has not been compromised.
e. Retains original integrity of design and material including the crucial elements of
the front gable with the fish scale shingles on the hipped roof, which combine to
—2—
form the most important architectural component, and other original design
elements including the small covered porch area with scroll brackets, the
clapboard siding, and the window surrounds.
2. Preservation of the fannhouse at 498 Corona Road is needed in order to maintain
Corona Road's general historic feeling.
a. Figure 4-2 of the Corona Ely Specific Plan identifies this house as one of the
"Distinctive Country Homes and Farmsteads" along the east side of Corona Road.
The Corona Ely Specific Plan cites the older country homes along Corona Road
as one of the primary contributors to Corona Road's special character and directs
retention of Corona Road's special character.
- b. Heritage Homes of Petaluma noted that the house "is a contributor to a cohesive
collection of small historic farm complexes and buildings that make Corona Road
an important link to Petaluma's agricultural past."
G. The following character defining elements of the farmhouse at 498 Corona Road are to be
preserved:
1. The front -facing pedimented lower cross gable that is sided with fish scale;
2. The primary hipped roof;
3. The small covered porch area with scroll brackets replication in-kind and replacement
of missing scroll brackets at the eastern post of the entry porch;
4. The 8 -inch horizontal clapboard siding, and
5. The window surrounds.__
H. The location of the landmark is 498 Corona Road and the boundaries of the landmark are
Lot 6 of the Corona Road Subdivision (being the first 193 feet from Corona Road of
assessor's parcel number 137-061-009.
Section 2. Severability.
If any provision of this ordinance or the application thereof to any person or circumstance is held
invalid, the remainder of the ordinance, including the application of such part or provision to
other persons or circumstances shall not be affected thereby and shall continue in full force and
effect. To this end, provisions of this ordinance are severable. The City Council hereby declares
that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or
phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions,
paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
Section 3. Effective Date.
This ordinance shall become effective thirty (30) days after the date of its adoption by the
Petaluma City Council.
Section 4. Publication.
The City Clerk is hereby directed to publish or post this ordinance or a synopsis for the period
and in the manner provided by the City Charter and any other applicable law.
INTRODUCED and ordered posted/published this 26`h day of January, 2015.
ADOPTED this day of , 2015 by the following vote:
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ATTACHMENT 5
RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL
APPROVING A TENTATIVE SUBDIVISION MAP FOR
THE CORONA ROAD SUBDIVISION
LOCATED AT 470 AND 498 CORONA ROAD
COMPRISING A TOTAL PROJECT AREA OF 10.1 -ACRES
APNs 137-061-009 & 011
PROJECT FILE No: 09 -TSM -0344
WHEREAS, the applicant, Corona Road Associates, L.C.C., submitted an application
for a Tentative Subdivision Map to subdivide approximately 10.1 acres at 470 and 498 Corona
Road, APN 137-061-009 and 011 into a 31 -lot single family residential subdivision, comprised
of the existing house at 498 Corona Road remaining at its current location and the creation of 30
new --vacant- residential lots, along with associated requests for Annexation, Pre -Zoning, a
landmark designation, and authorization to construct a detention basin, the applications are
collectively referred to as the "Project; and
WHEREAS, on January 28 and July 22, 2014, the Planning Commission conducted duly
noticed hearings on the Project, including the tentative subdivision map, at which time the
Planning Commission considered staff reports analyzing the Project and related Mitigated
Negative Declaration (MND) and considered the MND and all documents and evidence
submitted; and
WHEREAS, on July 22, 2014, the Planning Commission adopted Resolution Nos. 2014-
18 and 2014-19 and 2014-20 and 2014-21 and 2014-22 recommending adoption of the MND,
supporting the annexation, pre -zoning the annexation lands in the manner consistent with the
General Plan designation, and designating the house at 498 Corona Road as a local landmark,
_
_---and approval of the tentative subdivision map; and
WHEREAS, on January 26, 2015, the City Council conducted a duly noticed public
hearing on the Project, including the tentative subdivision map; and
WHEREAS, on January 26, 2015, the City Council considered a staff report analyzing
the Project and related Mitigated Negative Declaration (MND) and all documents and evidence
submitted; and
WHEREAS, on January 26, 2015 the City Council approved a Resolution adopting the
MND and Mitigation Monitoring Reporting Program, adopted a Resolution supporting the
annexation of 470, 496, 498, 520, and 522 Corona Road, introduced an Ordinance pre -zoning the
annexation lands to RI and R2, and introduced an Ordinance designating the house at 498
Corona Road as a local landmark.
NOW, THEREFORE, BE IT RESOLVED that the City Council finds and detemnines
as follows:
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1. The proposed Tentative Subdivision Map, as conditioned, is consistent with the
provisions of Title 20, Subdivisions, of the Petaluma Municipal Code (Subdivision
Ordinance) and the California Subdivision Map Act.
2. The proposed subdivision, together with provisions for its design and improvements, is
consistent with the City of Petaluma General Plan 2025 (General Plan) because:
a. Residential density of 9 units over the 5.6 gross acres of subdivision lands nearest
Corona Road (north portion of APN 137-061-009 and 011) pre -zoned RI (Residential
1) is consistent with the General Plan Very Low Density Residential land use
designation for the site and with the General Plan density range for the site, calculated
on net acreage of approximately 4.7 net acres using the Very Low Residential density
range of 0.6 to 2.5 dwelling units per net acre, resulting in a range for the Project
between 2.8 and 11.8 total units.
.. _. _.......
b. Residential density of 22 units over the 4.5 gross acres of subdivision lands farthest
from Corona Road (south portion of APN 137-061-009 and 011) pre -zoned R2
(Residential 2) is consistent with the General Plan land use designation for the site
and with the General Plan Low Density Residential density range for the site,
calculated on net acreage of approximately 3.2 net acres using the Low Density
Residential density range of 2.6 to 8.0 dwelling units per net acre, resulting in an
allowable range for the Project between 8.3 and 25.6 total units.
c. The project includes annexation of land outside of City limits and within the UGB
and the extension of both potable water and sewer services, pursuant to 1-P-38.
d. The project proposes that Corona Road remain a rural two-lane road, pursuant to 2-P-
104.
3. The proposed subdivision, together with provisions for its design and improvements, will
not be detrimental to the public health, safety, or welfare because adequate public
facilities exist or will be installed, including roads, sidewalks, water, sewer, storm drains,
and other infrastructure.
4. The Project is consistent with the City of Petaluma Implementing Zoning Ordinance
because the pre -zoning to RI and R2 is in accordance with the General Plan, all lot sizes
and dimensions conform with RI and R2 respectively.
5. Payment of the in -lieu housing fee is preferable in this case, as the small size of the
project makes an on-site project of 5 units (15% of 30 units) impractical to administer
and likely not financeable. Housing staff recommends payment of the in -lieu payment to
the City's Housing Funds as a more appropriate requirement, pursuant to Housing
Element Program 4.4d.
6. The Project site is physically suitable for the density and the type of development
proposed because the density for the Project is consistent with each of the two General
Plan density ranges on the site and the site accommodates a Project which is generally
compatible in character of use and physical design with surrounding uses.
5-Z
7. As concluded in the Initial Study/Mitigated Negative Declaration for the Project, neither
the design of the subdivision nor the proposed improvements is likely to cause substantial
environmental damage, or substantially or avoidably injure fish or wildlife or their
habitat.
S. On the basis of the above findings, the Petaluma City Council approves the Tentative
Subdivision Map, subject to the following conditions of approval:
TSM CONDITIONS OF APPROVAL
CORONA ROAD ANNEXATION AND SUBDIVISION
470 and 498 Corona Road
(with 496, 520, & 522 Corona Rd included in the annexation and 0 Riesling being the basin site)
APN 137-061-009 & 011
(with 137-061-007. 008, & 010 included in the annexation and 137-070-049 being the basin site)
Project File No: 09 -TSM -0344
Planning Division:
Approval of the Tentative Subdivision Map is conditioned upon approval of annexation
and pre -zoning boundaries consistent with the City Council's reconnnendations.
2. Prior to the 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.
All mitigation measures adopted in conjunction with the Mitigated Negative Declaration
for the Corona Road Annexation and Subdivision project are herein incorporated by
reference as conditions of project approval.
4. Upon approval by the City Council, the applicant shall pay the Notice of Determination fee
pursuant to Fish and Game Code Section 711.4(d) and the California Environmental
Quality Act (CEQA) to the Planning Division. The check shall be made payable to the
County Clerk, in the amount required and published by the Sonoma County Clerk for such
fee. Plamring staff will file the Notice of Determination with the County Clerics office
within five (5) days of receiving Council approval (after the second reading of the Pre -
Zoning Ordinance), provided that the applicant provides the required environmental filing
fee to the City within one day of project approval.
Prior to approval of the Final Map, the applicant shall record Deed Restrictions on:
a. Lots 1, 2, and 6 stating that "Fencing within 30 feet of the Corona Road property line
(lots) shall be open, rural designs not more than 42 inches in height and any future
driveway paving shall be limited in width for the first 70 feet from the Corona Road
property line, pursuant to Corona Ely Specific Plan Policies 33 and 34".
b. Lots 1 and 2 stating that "New homes, additions visible from Corona Road, and any
outbuildings within 80 feet of Corona Road shall be subject to Site Plan and
Architectural Review. Any SPAR approval shall find that the rural feel of Corona
Road has been maintained".
c. Lots 1, 2, and 4 stating that "A public pedestrian and bicycle access path runs from
public Street B (state name) to Corona Road across this lot".
The Deed Restrictions shall be reviewed and approved by the City Attorney and provided
to the City in executed form suitable for recordation prior to approval of the Final Map.
5-4-
6. Prior to approval of Final Map, the applicant shall work with the project planner to submit
for address assignment. Pursuant to the Building Division, no additional fee shall be
required.
7. Prior to Improvement Plan approval, the improvement plans shall call out improvements in
the public right-of-way including the street trees, the ground cover, and the street lights in
the planter strips and the parking canoes, pursuant to staff review and approval. Staff shall
coordinate review of the street trees with the Tree Advisory Committee.
8. Prior to Improvement Plan approval, the detention basin sheet(s) shall show a sign to be
posted on the east side of the multi -use path between Corona Creek and the detention basin,
providing public information explaining the basin function and its potential hazards and
safety features. The sign shall be metal and/or wood, post mounted, with a total height not
to exceed 6 feet, and a sign board approximately 24 inches high and 18 inches wide,
subject to review and approval of the Planning Division. Content shall be as stated above
and shall be approved by the City Engineer and Planning Division prior to Improvement
Plan approval.
9. Prior to issuance of any grading or building perrrut, the applicant shall:
a. Submit to the City Planning Division a copy of the 401 certification from the State
Regional Water Quality Control Board.
b. Submit to the City Planning Division a copy of the Ann y Corps Section 404 Individual
Perni t authorization.
c. As directed by the Army Corps of Engineers and State Water Board Quality Control
Board, the applicant shall show proof of purchase from the appropriate Mitigation
Bank for wetland mitigation credits and/or incorporate suitable measure into the
project design via the detention basin to offset impacts to seasonal wetlands. Submit to
the City Planning Division written approval of the mitigation bank purchase(s) and/or
- - any other written record of compliance. - - - - - -
10. Prior to issuance of any individual lot grading or house building permit, the subdivision
building elevations, site plan, front yard landscape, and exterior lighting plan shall be
subject to Site Plan and Architectural Review and Approval by the Planning Commission.
11. Prior to each new home's Site Plan and Architectural Review at Plamiing Commission, the
applicant shall submit the GreenPoints Checklist showing that each new house is designed
to achieve at least 50 GreenPoints under that cycle's residential Build It Green program.
The Initial Study/MND Greenhouse Gas discussion (page 44) was based on the project
having at least a 50 -point rating. Prior to building permit issuance, the Checklist shall be
submitted and the building permit plans shall show those measures. Each home shall
successfully pass the GreenPoint Rated inspections, per the submitted Green Point Rated
checklist, meeting the minimum requirement condition of approval threshold. Confirmation
of passed inspections will be provided by a certified Green Point Rater via a confmnation
letter at time of final city inspection.
5-S
12. All construction trucks hauling soils from the detention basin site shall be subject to
refinement of AQ -2 to cease trucking during school drop off and pick up periods; that is, on
days school is in session, trucking trips to and from the site may begin at 9am and shall
cease between 2:40 and 3:10pm (1:40 and 2:10 pm on Wednesdays), though may be
recommenced from 3:10 to 4:00pm (2:10 to 4:00 on Wednesdays). Soil hauling work and
detention basin grading work shall be done during school breaks if at all possible, and in
such case, all haul trips shall occur between gam and 4:30pm.
13. Prior to issuance of any grading or building permit at Lot 2 or driveway work at Lot 1, a
security deposit shall be posted to cover the value of protected palm trees 29 and 30 during
the construction process, pursuant to section 17.060E
14. Prior to issuance of a building or grading permit, any protected tree with a canopy within
20 feet of the limit of work shall be evaluated by an arborist. The Tree Protection Zone
shall be established (see also Mitigation Measure Bio -9) and any recommendation (for
example: place 4 -inch layer of chipped bark mulch over the soil and/or prune to clean and
reduce end weight of the canopy per International Society of Arboriculture pruning
standards) included as part of the proposed work. Temporary protective tree fencing shall
be secured with in -ground posts. Proof that the temporary fencing has been installed shall
be submitted to the Planning Division by photographs prior to building or grading pen -nit
issuance and shall be maintained in place for the duration of adjacent construction.
15. Prior to the issuance of any building permits for new house construction or subdivision
improvements, the detention basin shall be in place and operational to ensure floodplain
capacity.
16. Prior to the issuance of any building permits for new house construction, those house plans
shall note the installation of high efficiency heating equipment (90% or higher
heating/furnaces) and low NOx water heaters (40 or less) in compliance with General Plan
policy 4 -P -15D (reducing emissions in residential units). All residential units designed
with fireplaces shall meet the requirements of Ordinance 1881 N.C.S. for clean -burning
fuels.
17. Prior to the issuance of any building pernuts for new house construction, those house plans
shall include pre -wiring for solar facilities for each dwelling, in accordance with Council
Resolution 2005-151, and are subject to staff review and approval.
18. The farmhouse at 498 Corona Road shall be placed on Petaluma's local register of historic
landmarks by the City.
19. Prior to the issuance of any building permits for new house construction for the
subdivision, the landmark designation shall be recorded by the applicant with the Sonoma
County Recorders office as a deed restriction, and proof of such recordation shall be
provided to the Planning Division.
20. Prior to the issuance of any building permits for new house construction for the
subdivision, pursuant to CUL -1, the required 498 Corona Road rehabilitation work shall be
5 -C
done and, pursuant to the Initial Study/MND discussion, the replacement of missing or
distress materials with matching original materials shall include the 8 -inch horizontal wood
clapboard siding where it has been removed from the east side of the house, those scroll
brackets that are missing from the eastern post of the entry porch, and the Corona Road
facing windows (see CUL -2).
21. The project shall pay all applicable Development Impact Fees and other fees as required by
City ordinance or regulation. The 30 new homes shall be subject to the applicable in -lieu
housing fees, as this is the Housing staff recommended alternative method of meeting the
intent of the inclusionary requirement.
22. Prior to acceptance of the subdivision by the City of Petaluma, the project shall pay
Communities Facilities development fees and City and Neighborhood Park fees, as well as
water and sewer hookup fees for the four existing houses being annexed as part of this
project: 496, 498, 520, and 522 Corona Road, pursuant to City Council Resolution 8955.
23. This Tentative Subdivision Map shall be null and void unless annexation to the City occurs
within one year of project approval by Council (Ordinance adoption), pursuant to
MuniCode 20.16.005B.
24. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indenuiitees") 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.
Department of Public Works (Engineering Division):
The following conditions shall be addressed at the time of final map and improvement plan
application.
Frontage Improvements and Streets (show on Subdivision Improvement Plans and Final Map):
25. City standard improvements shall be installed including but not limited to: 36 -foot wide
street with two 10 -foot wide travel lanes and two 8 -foot wide parking strips, sidewalk, curb
and gutter, driveway approaches, landscaping, streetlights, public utilities, fire hydrants and
hydrant markers, signage and striping. The public sidewalk shall be 5 -foot wide with a
public landscape strip of 4.5 feet wide. The developer shall dedicate 56 -feet of public right
of way on the final map for proposed public Streets A and B and Monica Way.
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26. The proposed cul-de-sacs shall be 96 feet in diameter include three spaces each of interior
island parking as proposed on the tentative map. The public right of way in the cul-de-sac
area shall be located 10 -feet behind the cul-de-sac and shall be dedicated to the City on the
final map.
27. The structural street section for public Streets A and B, and Monica Way, shall be 4 -inches
of asphalt concrete (AC) over 12 -inches of class 2 aggregate base (AB).
28. All new streetlights shall have LED heads. Streetlight spacing shall be subject to the
review and approval of the City Engineer.
29. No parking signs and red curb shall be installed on Monica Way adjacent to lots 17 and 31,
within street curves and curb returns, on emergency vehicle access easements and shared
private driveways, and in front of fire hydrants and mailboxes. No parking signs and red
" curb shall be installed on the northeast side of the existing Monica Way.
30. Bollards shall be installed in the multi -use path, at the entrance to public Street B and
Corona Road. The proposed multi -use path shall be asphalt concrete. A smooth, level
conform shall be provided at the cormection point to Corona Road and a driveway
approach at public Street B.
31. A stop sign and stop bar limit line with street naive signs shall be installed on Monica Way
at public Street AB.
32. The minimum longitudinal gutter slope is 0.5% per City standards.
33. Construction access to the Corona Road project area for all site improvements shall be
limited to Corona Road and is prohibited via Andover Lane and Monica Way. During
--- construction of residences, construction vehicle access shall be limited to Corona Road to
all extents possible. The developer shall be responsible for repairing any damage to Corona
Road caused by construction equipment, subject to County of Sonoma standards and
requirements.
34. All public improvements and utilities shall be designed and constructed per City Standards
as well as Caltrans and MUTCD standards as determined by the City Engineer.
35. All public improvements including sidewalks, driveway approaches and curb ramps shall
be accessible.
36. All public improvement work shall be completed prior to issuance of a final
inspection/certificate of occupancy for the last 20% percent of writs.
37. Traffic control plans are required for all stages of construction and shall be per latest
Manual on Uniform Traffic Control Devices (MUTCD) standards.
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Drainage and Grading:
38. The proposed detention basin shall be designed and constructed in accordance with the
preliminary recommendations by the project Geotechnical Engineer, project Civil Engineer
and City of Petaluma consulting hydrologist. The construction level geotechnical and
hydrology reports and project improvement plans, shall include final recommendations for
the detention basin, subject to approval by the City Engineer. The developer shall fund all
costs necessary for the final design and hydraulic modeling work by WEST consultants.
The proposed basin shall be lined with compacted fill as recommended in the March 31,
2014 letter from Reese and Associates Consulting Geotechnical Engineers. A synthetic
liner shall not be used. Hinged trash racks at culverts and safety measures shall be installed
on the detention basin drainage/culvert system, subject to approval by the City of Petaluma.
39. The developer shall prepare a Letter of Map Change (LOMC) application, to remove the
project site and surrounding areas, from the special flood hazard area. The application shall
be submitted to the City of Petaluma Floodplain Administrator and Federal Emergency
Management Agency (FEMA) upon completion of the detention basin. The approved
LOMC shall be received by the City of Petaluma prior to issuance of any building permits
for new structures.
40. The storm drain system and calculations shall be reviewed and approved by the Sonoma
County Water Agency, prior to issuance of any construction permits. At the discretion of
the City Engineer, the City may refer the final detention basin design and calculations to
the Water Agency for review and approval, prior to issuance of any construction permits.
41. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of the
City Engineer.
42. The project shall comply with the City of Petaluma Phase II Storm Water Management
-- ---
Plan including attachment four post construction requirements. - The improvement plans
shall be routed to the Marin -Sonoma Mosquito and Vector Control District to review and
provide recommendations on stonn water best management practices.
43. On-site storm drain treatment systems shall be privately owned and maintained.
44. Prior to final map approval, and pursuant to Resolution 94-210 (Liberty Farms
Subdivision), the Corona Road Subdivision's interest in the existing temporary 10 -foot
wide private storm drain easement (Doc# 1994-0110223) on Lots 39 and 40 of the Liberty
Fames Subdivision shall be quitclaimed. Drainage from the Corona Road Subdivision shall
not be allowed to continue in the rear of Lots 39 and 40 of Liberty Farms and shall be
collected on the Corona Road Subdivision and discharged to a public stoma drain system.
45. 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, treatment and safety systems
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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,
prior to October 150', to the Office of the City Engineer.
46. 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.
47. Grading shall conform to the preliminary geotecluucal investigation reports prepared by
Giblin and Associates and updates by Reese and Associates as well as all final,
construction level reports.
48. The City shall ensure ongoing maintenance of Corona Creels to allow adequate flow
_. capacity to manage flooding.
Water. Sewer and Utilities:
49. The three parcels in the unincorporated area currently outside the boundary of the
subdivision (APN: 137-061-007, 008, and 010) shall have individual water services, meters
and sewer laterals installed and connected prior to acceptance of the subdivision by the
City of Petaluma. Should the property owners opt out of connecting at time of the
subdivision construction, the developer shall install water and sewer stubs to the property
line and have 10 years to complete the connections per City Resolution No. 8955. Prior to
acceptance of the subdivision improvements, the Corona Subdivision developer shall
provide adequate surety to the City of Petaluma to insure the services are installed within
the 10 -year period mandated by Resolution No. 8955. Additionally, the developer shall
provide the City of Petaluma documentation from the County of Sonoma that the existing
septic systems and proposed well are functioning property, are not in a failed condition and
are not a threat to public Health or safety. ht either scenario, the developer is responsible for
paying all sewer and water connection and annexation fees as part of the subdivision
development. The location of all water services and meters as well as sewer laterals shall
be shown on the subdivision improvement plans.
50. The proposed well on parcel 6 shall be reviewed and approved by Sonoma County
Environmental Health. An approved backflow prevention device shall be installed on the
well per City standards. The developer shall provide the City Engineer documentation from
Sonoma County Environmental Health that the new well has been completed, operable and
approved for use. The new well shall be operable prior to discontinuation and abandonment
of the existing well. The well will not be necessary should all parcels connect to City water
at the time of the Corona Road Subdivision develops.
51. Each lot within the subdivision shall have individual water services and sewer laterals. All
water services shall be a minimum of l V inches with a 1 -inch meter. All water meters shall
be located in the public right of way landscape strip between the curb and sidewalk.
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52. All wells and septic systems proposed to be abandoned shall be per Sonoma County
Environmental Health requirements.
53. All landscaping shall meet City water efficiency standards for low water use.
54. 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.
The developer is responsible for repairing, to pre -project conditions, any damage to
existing City infrastructure caused by Corona Road Subdivision development related
activities, as determined by the City of Petaluma.
55. All water main valves shall be located at curb extensions.
56. Landscaping in public utility easements shall be limited to ground cover and shallow
rooted, low lying shrubs. Trees are not allowed.
57. A 10 -foot wide public utility easement is required along all project street frontages and
shall be dedicated to the City of Petaluma on the final map.
58. Overhead utilities along the street frontages, within the project site or traversing the site
shall be placed underground.
59. All existing unused water and sewer mains shall be identified on construction drawings and
abandoned per City standards.
60. 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.
Final Map: _
61. Dedicate the necessary public right of way, public access and utility or private easements
on the final map. Any easements located outside the boundary of the subdivision shall be
dedicated via grant deed with a legal description and plat.
62. An irrevocable offer of dedication for future public pedestrian and bicycle path is required
along Lot 6 and shall be consistent with the proposed irrevocable offer for Lots 1 and 2 as
shown on TM -6.
63. The project lighting and landscaping assessment district shall include funding for perpetual
maintenance of the proposed public detention basin, public storm water runoff treatments
system, public pathways, public landscaping, and public streetlights installed as part of the
subdivision.
64. A funding mechanism, such as a homeowner's association or maintenance agreements, for
long term maintenance of privately shared facilities such as, parking, driveways, pathways,
utilities and drainage systems and shall be submitted with the final map application, and is
subject to approval by the City of Petaluma.
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65. Prior to final map approval, the developer shall submit an application for final annexation
map to the City of Petaluma.
66. 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.
67. 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.
Fire Marshal:
68. Prior to improvement plan approval, those plans shall show that the cul-de-sacs will be
posted with "No Parking Fire Lane' signs and/or "red -curbing," subject to review and
approval by Fire Marshal Office.
69. A fire sprinkler system designed and installed in accordance with NFPA13-D is required
for all structures detailed in this project proposal. Due to the mitigating conditions listed
below, the sprinkler systems for (some/all) of the units must be upgraded to meet the
requirements of a FULLY SPRINKLERED system. This includes sprinkler protection of
the attic, garage, attached carports, bathrooms over 55 sq. ft., closets over 34 sq. ft. or 3 ft.
deep, and/or other attached structural elements of the building. The system shall be
calculated for a two -head for the most remote two heads. All systems require 3 set of plans
to be submitted to the Fire Marshal's office for review and approval.
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ATTACHMENT 6
RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL
APPROVAL OF CONSTRUCTION OF A DETENTION BASIN ON
CITY LANDS EAST OF RIESLING ROAD
BETWEEN CORONA CREEK SCHOOL AND KENILWORTH JH SCHOOL
0 Riesling Road
APN 137-070-049
Project File No: 09 -TSM -0344
WHEREAS, the applicant, Corona Road Associates, L.C.C., submitted an application
for a Tentative Subdivision Map for a 31 -lot residential subdivision to be comprised of the
existing house at 498 Corona Road remaining at its current location and the creation of 30 new
vacant residential lots, along with associated requests for Annexation and Pre -Zoning; and
WHEREAS, the Flood Insurance Rate Map (FIRM) revisions were finalized by the
Federal Emergency Management Agency (FEMA), and adopted in February of 2014 and show
much of the proposed annexation area within the 100 -year floodplain for nearby Corona Creek;
and
WHEREAS, to address the 2014 Flood Insurance Rate Map showing the annexation area
and surrounding area, the applicant proposes a detention basin at the open field abutting Corona
Creek, upstream of the project site, northeast of Riesling Road, on approximately t4.6 acres of
Urban Separator lands between Corona Creek (northwest of Kenilworth Junior High) and the ball
field of the Corona Creels Elementary School; inside the City limits and at the UGB line; and
WHEREAS, the detention basin proposal and design have been fully analyzed on behalf
of the City by water engineering consultants, and found to successfully remove the subdivision
and annexation and adjacent existing houses to the east and south from the 100 -year flood plain;
and
WHERE,AS, the Initial Study/MND concludes that the proposed detention basin together
with Mitigation Measures HYDRO 2 through 4 (agreed to by Corona Road Associates, L.C.C.)
ensures that flood risks are reduced to levels below significance; and
WHEREAS City Engineer and the Water Division have reviewed the proposal, accept it,
and find that it will remove housing from the flood hazard associated with the 10 year and 100
year flood; and
WHEREAS, after public review and input at duly noticed public hearings on January 28
and July 22, 2014, the Planning Commission of the City of Petaluma adopted Resolution Nos.
2014-18 and 2014-19 and 2014-20 and 2014-21 and 2014-22 recommending adoption of the
Mitigated Negative Declaration, support of Annexation, Pre -Zoning the Annexation lands in the
manner consistent with the General Plan designation, designation of the house at 498 Corona
Road as a local landmark, and Tentative Subdivision Map approval of 10.1 acres into a 31 -lot
subdivision, all relating to the Corona Road Annexation and Subdivision project, and
WHEREAS, at the January 28 and July 22, 2014 public bearings, the Planning
Commission also received public comment and considered the proposed detention basin, and
adopted Resolution 2014-23 recommending the City Council authorize construction of the
detention on City lands in the Urban Separator east of Riesling Road; and
WHEREAS, on January 26, 2015, the City Council conducted duly noticed hearings on
the Project, including the tentative subdivision map;
WHEREAS, on January 26, 2015, the City Council considered a staff report analyzing
the Project and related Mitigated Negative Declaration (MND) and all documents and evidence
submitted and then:
• - Adopted a Resolution adopting the MND and Mitigation Monitoring Reporting Program;
• Adopted a Resolution supporting the annexation of 470, 496, 498, 520, and 522 Corona
Road;
• Introduced an Ordinance pre -zoning the annexation lands to RI and R2, in the manner
consistent with the General Plan designation;
• Introduced an Ordinance designating the house at 498 Corona Road as a local landmark:
and
• Adopted aResolution approving the Tentative Subdivision Map
NOW THEREFORE, BE IT RESOLVED that the City Council authorizes, as
modified by the project Mitigation Measures and Conditions of Tentative Subdivision Map
approval, construction of the detention basin at the open field abutting Corona Creek, upstream
of the project site, northeast of Riesling Road, on approximately t4.6 acres of Urban Separator
lands between Corona Creek (northwest of Kenilworth Junior High) and the ball field of the
Corona Creek Elementary School; inside the City limits and at the UGB line, based on the based
on the following findings:
1. The addition of the basin does not significantly change the use of the urban separator or
prohibit residents from venturing out into the urban separator lands.
2. Location of the detention basin is consistent with the Corona Ely Specific Plan which
designates that the urban separator serve the purpose of preserving views to Sonoma
Mountain and serving as a barrier between residential uses and those occurring on
County lands (such as agricultural uses). With the basin addition, the urban separator
lands will continue to serve as a separator between residential uses and those occurring
on County lands and existing views to Sonoma Mountain will remain as the detention
basin is an excavation rather than projection.
3. Location of the detention basin is consistent with the Corona Ely Specific Plan which
designates that the urban separator be passive open space and be 300 feet in depth. With
construction of a detention basin, the subject urban separator segment will continue to
serve as passive open space and be 300 feet in depth. As in the current condition,
particularly as now designed with 5:1 slopes; nothing prevents residents from venturing
out into the urban separator lands.
4. There is a precedent for detention basins in the urban separator lands, there is one in the
Heritage Subdivision urban separator (between Lansdowne Way and Westminster Lane)
and three in the Shelter Hills Subdivision urban separator (at St Augustine Circle).
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5. The proposed Corona Subdivision with the Riesling Road detention basin replaces the
lost floodplain storage due to build out of the proposed Corona Subdivision and reduces
water surface elevations below existing elevations at the project site
6. Construction of the detention basin within the City's Urban Separator will provide the
following benefits to the greater public good:
a. The proposed detention basin will provide area -wide excess water storage capacity
during the 100 -year storm event. This storage will reduce the downstream water
surface elevation below existing elevations and reduce the overflow potential of
Corona Creek;
b. Existing surrounding homes that the new FIRM map shows as being located within
the 100 year event flood zone will be removed from the flood zone and will not be
required to have Flood insurance;
c. The 100 -year water surface elevation will be reduced in Corona Creek by an average
of about 0.5 feet;
d. The 100 -year water surface elevation will be reduced in the Petaluma River by an
average of about 0.01 feet; and
e. The project will construct the approximately 760 linear feet of urban separator
streetscape improvements which did not occur with build -out of the Graystone Creek
subdivision. As required by the Corona Ely Specific Plan including Policies 124 and
125, the project will construct a 25 -foot wide, Urban Separator edge improvement,
along the frontage of Riesling Road. Commencing at Riesling Road, the Urban
Separator edge improvement will consist of a 6 foot landscape strip, an 8 foot multi-
use concrete path, an 11 foot landscape strip, and a 3 foot high open -type vehicle
barricade at the top of the detention basin bank.
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