HomeMy WebLinkAboutPlanning Commission Resolution 2015-21 11/10/2015RESOLUTION NO. 2015-21
CITY OF PETALUMA PLANNING COMMISSION
RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE ALTURA APARTMENTS
PROJECT LOCATED AT THE NORTHWEST CORNER OF BAYWOOD DRIVE AND PERRY LANE
APN: 005-201-001
FILE NO: PLSR-14-0024
WHEREAS, Robert Lawler submitted an application for Site Plan and Architectural Review,
on behalf of property owner Baywood Equities, LP, for the construction of a residential
apartment development including one -hundred fifty (150) rental units, a community building,
four outdoor common use areas, and other associated site improvements located at the
northwest corner of Baywood Drive and Perry Lane (APN 005-201-001) ("Project"); and
WHEREAS, occupancy in 15% of the Project (i.e., 23 units) is proposed to be restricted to
low and very -low income households for a period of thirty (30) years, which includes fourteen
(14) units restricted to households that earn no greater than 60% of the area median income,
and nine (9) units restricted to households that earn no greater than 50% of the area median
income; and
WHEREAS, the Project would implement a General Plan suggested "road diet" on
Baywood Drive by restriping the existing roadway, between Perry Lane and St. Francis Drive to
reduce the four (4) vehicle travel lanes (two each way) to one (1) travel lane in each direction,
insert a center turn lane, provide on -street parking along both sides of the street, and maintain
existing Class II bike lanes in both directions; and
WHEREAS, prior to acting on this Site Plan and Architectural Review application, the
Planning Commission approved a Mitigated Negative Declaration (MND) on November 10, 2015
via Resolution 2015-20; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site
Plan and Architectural Review of the proposed project on November 10, 2015; and
WHEREAS, public notice was published in the Argus -Courier, mailed to residents and
occupants within 1,000 feet of the project site, and a public notice sign was posted on the
project site in plain sight to passing motorists and pedestrians, all in compliance with state and
local law; and
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, staff presentation, comments received and the public
hearing, the Planning Commission makes the following findings based on substantial
evidence in the record:
General Plan
Planning Commission Resolution No. 2015-21 Page 1
1. The Project is consistent with the High Density Residential General Plan land use
designation because the project includes multiple family housing between 18.1
and 30.0 housing units per acre. As proposed, the Project is 27.0 housing units per
acre.
2. The Project would voluntarily contribute affordable housing, in the manner
described above, without any request for density bonus, incentive or concession
pursuant to Government Code §65915. The City of Petaluma Housing Element
2015-2023 establishes there is an existing unmet need for very low and low
income housing units and insufficient public funds to facilitate their construction.
The Project provides a significant public benefit by providing affordable housing
units at no cost to the public and which contribute towards the City of
Petaluma's Regional Housing Needs Allocation.
3. The Project is, for the reasons discussed in the September 8, 2015 Planning
Commission staff report, consistent with the following General Plan policies: 2-G-2
(Land Use), Policy 1-P-3 (Scale and Character); Policy 1-P-14 (Transition Between
Uses); Policy 1-P-127 (Parking Solutions); Policy 1-P-49 (Existing Trees); Policy 2-P-1
(Development Within UGB); Policy 2-P-121 (Green Building); Policy 2-P-122
(Construction Recycling); Policy 4-P-6 (Tree Planting); Policy 4-P-10 (Electric
Vehicle Charging); Policy 5-P-1 (Interconnected Mobility System); Policy 5-G-5
(Pedestrian & Bicycle System); Policy 5-P-22 (Pedestrian Connectivity); Policy 5-P-
23 (Pedestrian Access); Policy 5-P-24 (Pedestrian Network Near Schools, Transit,
Shopping and Mixed Use Corridors); and Policy 5-P-31 (Bicycle and Pedestrian
Support Facilities).
Implementing Zoning Ordinance
4. The Project is consistent with the Residential High 5 (R5) zoning district since:
a) It consists of an urban housing type at a density between 18.1 to 30.0 units per
acre; and
b) It adheres to all development standards at Implementing Zoning Ordinance
Table 4.9, including minimum building setbacks, maximum building heights,
minimum usable open space, fencing, landscaping and tree preservation,
and parking.
5. All the required findings for Site Plan and Architectural Review found at
Implementing Zoning Ordinance §24.010 (G) (1) can be made, as follows:
a) The Project includes the use of quality materials and is in harmony with and in
proportion with the overall design through its use of horizontal and vertical lap
siding, metal siding, metal roof, metal railings, concrete block walls, and steel
entry and canopies. These materials are applied equally on all building
elevations within the Project.
b) The Project's architectural style is appropriate for the Project, and is
compatible with the overall character of the neighborhood. The Project
integrates traditional building materials (e.g., metal roof, corrugated metal,
lap siding) endemic to Petaluma into a contemporary building form
accommodating multiple dwellings. This design approach is found in other
contemporary multiple dwelling buildings within Petaluma such as the Azure
Apartments (Casa Grande Road/Technology Lane), Theatre District
(Downtown Petaluma), and Logan Place (1206 Petaluma Boulevard North).
Planning Commission Resolution No. 2015-21 Page 2
Existing buildings in the neighborhood surrounding the Project site include the
use of simple building forms, one and two-story building heights, and stucco
siding with asphalt shingle or the roofs. The Project uses similar building forms
and materials in a manner compatible with that found in the neighborhood.
c) The Project's placement of buildings is compatible with the siting of other
structures in the immediate neighborhood. Existing apartment buildings across
from the Project at Baywood Drive place parking to the rear and pedestrian
entrances at the street frontage. The Project follows this pattern and, in doing,
so prioritizes pedestrian access and safety as well as a public streetscape
defined by building architecture as opposed to off-street parking lots or
parking garages. The Project also places building away from nearby single-
family homes at distances ranging from 90 to 220 feet.
d) Although plans associated with this Project show signage, signage is only
permitted after the technical review of a Sign Permit. The Project under
consideration excludes signage; thus, no signage finding is applicable.
e) The Project's bulk, height, and color of proposed structures are in harmony
with that found in the immediate neighborhood. Existing buildings in the
immediate neighborhood surrounding the Project site include the use of
simple building forms, one and two-story building heights, and stucco siding
with asphalt shingle or the roofs. The Project building bulk is consistent with the
intended land use of multiple family dwellings and which is found across the
site at Baywood Drive. The Project's building height of three stories results in
harmony with the immediate neighborhood by increasing the variety and
visual interest. The Project's building height would not, through the use of
ample setbacks, cast shadows upon adjacent, existing buildings. The Project
includes materials and colors that are similar to existing buildings in the
immediate neighborhood.
f) The Project's landscaping is in keeping with the character and design of the
site because it provides plantings that complement each building and a
unique design palette for each of the four common open space areas. The
Project also preserves existing oak trees along the northern boundary of the
site and uses them to enhance a common outdoor area.
g) The Project's ingress, egress, internal circulation for bicycles and automobiles,
off-street automobiles and bicycle parking facilities and pedestrian ways
promote safety and convenience, and conform to City standards. The Project
will provide public sidewalks along both Baywood Drive and Perry Lane, and
also install an interconnected network of sidewalks on-site. The Project
provides a number of bicycle and automobile parking spaces conforming to
the Implementing Zoning Ordinance. The Project's automobile ingress and
egress has been evaluated by the Public Works & Utilities Department and Fire
Department and found to be both adequate and safe. The Project's change
to lane striping on Baywood Drive would implement a General Plan
recommended "road diet." This feature would retain existing Class II bike
lanes and calm traffic without diminishing roadway capacity or resulting in
increased delay at nearby intersections.
C. Based on its review of the entire record herein, including the September 8, 2015 and
November 10, 2015 Planning Commission staff reports, all supporting, referenced, and
incorporated documents and all comments received and foregoing findings, the
Planning Commission hereby approves Site Plan and Architectural Review for the
Planning Commission Resolution No. 2015-21 Page 3
Project, subject to the conditions of approval attached hereto as Exhibit A.
ADOPTED this 10th day of November, 2015, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember Barrett
X
Vice Chair Benedetti-Petnic
X
Gomez
X
Chair Lin
X
Marzo
X
Pierre
X
Wolpert
X
ATTEST:
JpC-C lyn Lin, G. air
APPROVED AS TO FORM:
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2015-21 Page 4
SPAR CONDITIONS OF APPROVAL
Altura Apartments
Northwest Corner of Baywood Drive and Perry Lane
APN 005-201-001
File PLSR-14-0024
Planning Division
Standard Conditions of Approval
Exhibit A
The plans submitted for building permit review shall be in substantial conformance with the
following:
a. Plans on file with the Planning Division and date stamped October 28, 2015, except as
modified by the following conditions; and
b. Project narrative on file with the Planning Division and date stamped October 28, 2015,
except as modified by the following conditions.
2. The colors and materials, including the lighting fixtures, shall be in substantial conformance
with those noted on the plan set and the color board in the project file and date stamped June
19, 2015.
3. This approval is granted for and contingent upon construction of the project as a whole, in a
single phase, with the construction and/or installation of all features approved and required
herein. Modifications to the project, including but not limited to a change in construction
phasing, shall require Site Plan and Architectural Review in accordance with Implementing
Zoning Ordinance (IZO) §24.010.
4. All mitigation measures of Resolution No. 2015-20 approving the Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program are incorporated by reference
and made conditions of approval.
5. Prior to the issuance of any construction permits, these conditions of approval and the
Mitigation Monitoring and Reporting Program shall be included with the plan set. A copy of
the approved plans shall be maintained on-site when construction activities are occurring.
6. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted other than typical bulk materials, i.e., lumber, appliances, window systems, etc.,
temporarily stored through the normal course of construction.
7. The applicant shall be subject to all applicable Development Impact Fees. Said fees are due
prior to the issuance of a certificate of occupancy; other pertinent fees that may be applicable
to the proposed project may be required.
Planning Commission Resolution No. 2015-21 Page 5
8. No signage is proposed or approved via this permit. A separate sign permit shall be approved
prior to the installation of signage.
9. All exterior lighting shall provide a "soft wash" of light against the wall and shall be hooded
and directed downward with no direct glare into bicyclists' or pedestrians' eyes, and shall
conform to City Performance Standards.
10. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle
and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from
all sides and avoid placing racks too close to any wall or structure.
11. All planting shall be maintained in good growing condition. Such maintenance shall include,
where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and
regular watering. Whenever necessary, planting shall be replaced with other plant materials
to insure continued compliance with applicable landscaping requirements. Required
irrigation systems shall be fully maintained in sound operating condition with heads
periodically cleaned and replaced when missing to insure continued regular watering of
landscape areas, and health and vitality of landscape materials.
12. Construction activities shall comply with performance standards specified in IZO Chapter 21
(Performance Standards), except as modified by the conditions herein and mitigation
measures applicable to the project.
13. Upon the approval of Resolution No. 2015-21, the applicant shall provide the Planning
Division with the Notice of Determination fee required by. Fish and Wildlife Code Section
711.4(d). The fee payment shall be made by check payable to the Sonoma County Clerk, in
the amount required and published by the Sonoma County Clerk for such fee.
14. The applicant shall defend, indemnify, and .hold harmless the City or any of its boards,
commissions, agents, officers, and employees from any claim, action, or proceeding against
the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or
annul any of the approvals of the project, when such claim or action is brought within the
time period provided for in applicable State and/or local statutes. The City shall promptly
notify the applicants/developers of any such claim, action, or proceeding. The City shall
coordinate in the defense. Nothing contained in this condition shall prohibit the City from
participating in a defense of any claim, action, or proceeding and if the City chooses to do so
appellant shall reimburse City for attorneys' fees by the City.
15. The contractor(s) shall implement basic and additional air quality construction measures set
forth by BAAQMD, including the following:
a. Water all active construction areas (staging, parking, soil piles, graded areas, unpaved
driveways, etc.) at least twice daily.
b. Cover all haul trucks transporting soil, sand, or other loose materials offsite.
Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas. Sweep streets daily (with water sweepers) if visible soil material is deposited onto
adjacent roads.
Planning Commission Resolution No. 2015-21 Page 6
d. Limit traffic speeds on any unpaved roads to 15 mph.
Suspend construction activities that cause visible dust plumes that extend beyond the
construction site.
f. A certified mechanic shall verify that equipment used for construction purposes is
properly tuned and maintained in accordance with manufacturer specifications.
g. Idling times shall be limited to 5 minutes or less pursuant to the "no idling" rule for in -
use off-road diesel -fueled vehicles. During construction, signage shall be posted at the
construction site indicating the idle time limitation.
h. All diesel -powered off-road equipment larger than 50 horsepower and operating at the
site for more than two days continuously shall meet U.S. EPA particulate matter
emissions standards for Toer 2 engineer or the equivalent.
i. Diesel -powered generators or air compressors shall not be used on-site for more than two
days continuously, unless under emergency conditions.
j. Post a publicly visible sign with the telephone number of designated person and person to
contact at the City of Petaluma 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.
16. Construction site watering shall be performed in conformance with the City of Petaluma
Water Shortage Contingency Plan Stage 2 provisions. Use of potable water is limited to one
truck load of potable water per day for the purposes of dust control. Additional daily water
needs shall be met with recycled water.
17. If during the course of ground disturbing activities, including, but not limited to: excavation,
grading and construction, a potentially significant prehistoric or historic archeological
resource is encountered, all work within a 100 foot radius of the find shall be suspended for a
time deemed sufficient for a qualified and city -approved cultural resource specialist to
adequately evaluate and determine significance of the discovered resource and provide
treatment recommendations. Should a significant archeological resource be identified a
qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be
carried out during all construction activities.
18 -In the event that paleontological resources, including individual fossils or assemblages of
fossils, are encountered during construction activities all ground disturbing activities shall
halt and a qualified paleontologist shall be procured to evaluate the discovery and make
treatment recommendations.
19. In the event that human remains are uncovered during earthmoving activities, all construction
excavation activities shall be suspended and the following measures shall be undertaken:
a. The Sonoma County Coroner shall be contacted to determine that no investigation of the
cause of death is required.
b. If the coroner determines the remains to be Native American the coroner shall contact the
Planning Commission Resolution No. 2015-21 Page 7
Native American Heritage Commission within 24 hours.
c. The project sponsor shall retain a City -approved qualified archaeologist to provide
adequate inspection, recommendations and retrieval, if appropriate.
d. The Native American Heritage Commission shall identify the person or persons it
believes to be the most likely descended from the deceased Native American, and shall
contact such descendant in accordance with state law.
e. The project sponsor shall be responsible for ensuring that human remains and associated
grave goods are reburied with appropriate dignity at a place and process suitable to the
most likely descendent.
Special Conditions of Approval
20. Prior to building permit issuance, an affordable housing agreement shall be executed to
implement the affordable housing as proposed by the applicant. The agreement shall be
recorded and shall be binding upon all future owners and successors in interest. The City
Manager shall approve and the City Attorney shall approve the form of the agreement. The
..agreement shall include the following:
a. Occupancy in 15% of the project (i.e., 23 units) shall be restricted to low and very -low
income households. Fourteen (14) units shall be restricted to households that earn no
greater than 60% of the area median income, and nine (9) units shall be restricted to
households that earn no greater than 50% of the area median income.
b. Affordability restrictions shall run for a period of thirty (30) years.
c. The location, unit sizes (square feet), and number of bedrooms of the affordable units.
d. The rules and procedures for qualifying tenants, establishing affordable rent, filling
vacancies, and maintaining affordable units for qualified tenants.
e. Provisions requiring the owner to verify tenant incomes and maintain books and records
to demonstrate compliance with this condition.
21. Prior to building permit issuance, the following architectural details shall be reviewed and
approved by the Planning Manager.
a. External leader heads, downspouts, shoes and splash blocks;
b. Transitions between wall materials of different types;
c. Window recesses and trim;
d. Plaster texture specification(s);
e. For pitched roofs, the dimension of fly rafters, rafter tails, rakes, and eave length;
f. For flat roofs, the material and dimensions of eaves; and
Planning Commission Resolution No. 2015-21 Page 8
g. All roof penetrations
22. Parking for at least four (4) bicycles shall be provided near the entrance to the tot lot.
23. Signage for on-site pedestrian crosswalks shall be provided, as determined by the Planning
Manager and City Engineer.
24. All external downspouts shall be painted to match background building color(s). Scuppers
without drainage pipes may not be installed because of probable staining of walls (overflow
scuppers are exempt).
25. Prior to building permit issuance, the Planning Manager shall approve a final landscape plan
including:
a. Planting locations and numbers;
b. Hardscape materials;
c. Playground equipment within the `Tot Lot' area shown on Sheet L1 of the plans on file
with in the Planning Division and date stamped June 19, 2015.
d. Planter box specifications, irrigation systems and signage for the `Community Farm' area
shown on Sheet L1 of the plans on file in the Planning Division and date stamped June
19, 2015.
e. No synthetic turf.
Compliance with this condition shall be achieved after verification of compliance with all
water efficiency standards, as noted in conditions from the Public Works & Utilities
Department below.
26. The final landscape plan required by Condition No. 25 shall, with regard to trees in planters
on both sides of the drive aisle at the eastern property line and trees on both sides of the pool,
include tree species that are evergreen, of round shape, and at least thirty (30) feet tall at
maturity.
27. Pursuant to Mitigation Measure GHG-1, the, project is required to provide a minimum of
seven (7) parking spaces capable of supporting future electrical vehicle charging equipment.
Three (3) of those spaces are required by Mitigation Measure GHG-1 to provide actual
electrical vehicle charging stations. The four (4) remaining parking spaces required to
provide future equipment shall be evenly distributed throughout the project site.
28. Unit Nos, A2, A-3, and A3 -A shown at Sheets A-2 and A-3 of the approved plan set shall
maintain the room adjoining the living room and outdoor balcony in conformance with the
following: (a) no closet; and (b) a minimum 4.foot opening, without doors, into another room
or a half wall (4 foot maximum height) between the room and another room. These criteria
conform to the Implementing Zoning Ordinance definition for rooms not considered a
"bedroom" and are necessary to ensure the subject rooms are not converted to "bedrooms"
without additional review under applicable standards (e.g., off-street parking).
Planning Commission Resolution No. 2015-21 Page 9
Building Division
29. Prior to building permit issuance, demonstrate to the Chief Building Official or his delegate
how the project conforms to the Cal Green Tier 1 requirements with Modified Tier 1 for
construction and demolition.
Public Works & Utilities Department
30. Frontage improvements shall be constructed along Baywood Drive, including but not limited
to, constructing a crack seal, dig out and Type II micro surface per Caltrans standards within
the limits of street work, signing, striping, fire hydrants, landscaping strip, removing the
existing curb gutter and sidewalk and replacing it with new, City standard curb, gutter and
sidewalk, replace the existing streetlights with LED streetlights, installing new streetlight
conduit, wiring and pull boxes with locking lids and removing the existing overhead
streetlight wiring.
31. Frontage improvements shall be constructed along Perry Lane, including but not limited to,
two ten (10) foot wide travel lanes, one eight (8) foot wide on -street parking on the north side
of the street as well as City standard LED streetlights, signing, striping, fire hydrants, curb,
gutter and five (5) foot wide sidewalk. Remove the existing vegetation and debris within the
Perry Lane right of way. Provide a City standard street and sidewalk barricade at the end of
Perry Lane.
32. The structural section for Perry Lane shall be four (4) inches of asphalt concrete over twelve
(12) inches or Class 2 aggregate base per City specifications and standards. The existing
pavement section on Perry Lane may be core sampled to determine if the section meets the
above requirement and. if so, the existing section may remain and a two (2) inch grind and
overlay will be required in these areas.
33. The proposed lane reconfiguration on Baywood Drive shall extend from near Perry Lane to
St. Francis Drive, and shall consist of the following basic design features: two travel lanes
(one in each direction), one dual left turn center lane, two Class II on street, signed and
striped bike lanes and on -street parking on both sides of the street. The exact dimensions of
lanes, including transitions, shall be subject to approval by the City Engineer and shall meet
the Manual on Uniform Traffic Control Devices (MUTCD), Caltrans and Association of
State Highway Transportation Organization (AASHTO) standards. In review of the
application, the City Engineer shall also evaluate the potential for including vehicle travel
lanes less than twelve (12) feet if deemed consistent with public safety.
34. Prior to occupancy, the existing crosswalk at Baywood Drive immediately south of
Cottonwood Court shall be upgraded to an Actively Enhanced Crosswalk with Rectangular
Rapid Flashing Beacons or other pedestrian -activated equipment.
35. Street trees shall be installed along both Baywood Drive and Perry Lane, with final tree
species to be approved by the Petaluma Tree Advisory Committee.
36. The existing driveway approach at the intersection of Baywood Drive and Perry Lane shall
be removed and replaced with a paved City standard intersection configuration including a
stop bar, sign and legend on Perry Street. A signage and striping plan is required for both
Baywood Drive and Perry lane improvements. The plan shall include pedestrian and vehicle
Planning Commission Resolution No. 2015-21 Page 10
warning signage as required by the City Engineer.
37. All existing joint poles and overhead utility lines, less than 12KV, surrounding the project
frontages and traversing the site shall be removed and utilities shall be placed underground.
Submit a copy of the draft joint trench plan to the City for review and approval as part of the
public improvement plans.
38. A City -Standard, solar powered bus shelter shall be installed at the existing bus stop
northwest bound on Lakeville Highway, just south of Baywood Drive. The applicant is
responsible for obtaining an encroachment permit from Caltrans for this work.
39. The landscape plan shall be revised to remove proposed trees from: (a) atop the existing
storm drain line along the northerly property line; (b) at the twenty (20) foot wide sewer
easement and existing eighteen (18) inch sewer main at the intersection of Baywood Drive
and Perry Lane; and (c) within the existing public utility easement in the dog park area.
Landscaping shall be limited to low lying shrubs and ground cover in these areas, subject to
City approval.
40. All landscaping irrigation shall meet the City's water efficiency requirements.
41. Dedicate public access and utility easements as required by the City. Easements shall be
dedicated to and accepted by the City of Petaluma. A public emergency access easement
(subject to Fire Marshal approval) and a public utility access easement is required within the
drive aisle area necessary to access the City's utility line.
42. The proposed storm drain detention pipe system at the southwest corner of the site shall be
located outside of the existing public utility easement.
43. The proposed on-site water, storm drain and sewer systems shall be privately maintained and
owned.
44. All manholes, valves and surface boxes for public utilities shall be relocated to grade, per
City standards. All conforms are subject to approval by the City Engineer.
45. On construction drawings, provide rolled curb or equivalent access means for City operations
equipment to access the existing City sewer and storm drain lines located on private property.
Preserve the existing access point to the Sonoma County Water Agency Property located at
the end of Perry Lane.
46. The proposed pool is currently not allowed to be filled through February 2016 per current
City of Petaluma emergency drought regulations, and shall not be filled until the emergency
drought regulations either expire, or are repealed, and no subsequent regulations either
modifying the current drought regulations or adding additional restrictions are enacted or
promulgated. If current drought conditions continue, this date could be extended through
modifications to the existing regulations or promulgation or enactment of additional
regulations.
If the applicant desires to apply for and receive a building permit for the proposed pool
during the period when emergency drought regulations prohibit it to be filled with water, the
applicant shall prepare and implement a safety plan, as approved by the Chief Building
Planning Commission Resolution No. 2015-21 , Page 11
Official and Planning Manager, to prevent tenants and their guests from falling in the pool.
47. The applicant shall submit a Notice of Intent and Storm Water Pollution Prevention Plan
(SWPPP), and obtain approval for the State Water Resources Control Board, through the
SMARTS system. The applicant shall file a Notice of Completion at the end of construction,
at completion of the project.
48. All improvements shall be designed and constructed in accordance with City of Petaluma
Design and Construction Standards and Specifications as well as Caltrans and MUTCD
requirements.
49. All public sidewalk, driveway approaches and curb ramps shall be accessible.
50. A public improvement plan application, including all fee deposits, shall be be submitted to
the Department of Public Works and Utilities prior to issuance of a building permit. The
plans/application shall be approved prior to construction of any public improvements.
51. Prior to approval of the public improvement plans, the applicant shall submit an agreement
for construction of public improvements including the necessary surety and insurance
requirements. Contact the City Engineer's Office for to obtain the agreement package
information.
52. The applicant shall submit an application to the Sonoma County Water Agency to review and
approve the proposed storm water hydraulic calculations. Water Agency approval is required
prior to issuance of any construction permits.
53. Submit final, construction level calculations for both storm water runoff and storm water
treatment.
54. The project shall provide for sub -metering of the water system and shall enter into the City's
standard sub -metering agreement.
Planning Commission Resolution No. 2015-21 Page 12