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HomeMy WebLinkAboutPlanning Commission Resolution 2016-21 11/08/2016RESOLUTION 2016-21 CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF A VESTING TENTATIVE SUBDIVISION MAP FOR BRODY RANCH RESIDENTIAL PROJECT LOCATED AT 360 CORONA ROAD APN 137-061-040 File No: PLMA-15-0007 WHEREAS, on November 30, 2015, the project applicant, DeNova Homes, LLC, submitted an application to the City of Petaluma for a Vesting Tentative Subdivision Map (File No. PLMA-15-0007) to subdivide the 15.93 -acre property located at 360 Corona Road (APN: 137-061-040) into 61 single-family lots (59 detached single-family homes and two attached single-family homes) and one parcel to accommodate 138 multi -family units ("the Project"); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, including an associated Zoning Map Amendment to establish the Brody Ranch Planned Unit District (PUD) on November 8, 2016, at which time all interested parties had the opportunity to be heard; and WHEREAS, at said hearing, the Planning Commission considered the staff report dated November 8, 2016, including the related Zoning Map Amendment and the Mitigated Negative Declaration; and WHEREAS, at said hearing the Planning Commission recommended the City Council adopt the Mitigated Negative Declaration (MND) prepared pursuant to the California Environmental Quality Act (CEQA) for the project via Resolution 2016-19. NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends the City Council approve the Vesting Tentative Subdivision Map for the Project based on the findings made below and subject to the conditions of approval attached as Exhibit 1 hereto and incorporated herein by reference: The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20 of the Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act. a. The proposed map is consistent with the general plan in that it is on property designated for Medium Density Residential and High Density Residential use in the General Plan Land Use Map with a density range of 8.1 to 18 dwelling units per acre for the MDR designation and 18.1 to 30.0 dwelling units per acre for the HDR designation. The project has density of 10.7dwelling units per acre in the MDR area and 27.81 dwelling units per acre in the HDR area. Furthermore, the proposed subdivision, together with provisions for its design and improvements will not be detrimental to the public health, safety, or welfare in that adequate public facilities exist or will be installed, including road, sidewalks, water, sewer, storm drains, and other infrastructure. Lastly, as detailed in the General Plan Consistency section of this report, the proposed map is consistent with the applicable general plan policies. b. As designed, the subdivision is consistent with the General Plan and the Corona -Ely Specific Plan, in that the project density is consistent with that of the General Plan and for the reasons stated in the Staff Report. C. Physically, the site is well suited for residential development in that it is relatively flat, generally rectangular in shape, adequate in size, has direct access to Sonoma Mountain Planning Commission Resolution No. 2016-21 Page 1 Parkway and Corona Road, major thoroughfares, is adjacent to residential uses and structures of a similar density and scale and to the future site of the Corona Road SMART Station, and as designed, has appropriate screening and buffers from the adjacent thoroughfares and railroad tracks. d. Physically, the site is suitable for the density of the proposed development in that the proposed densities of 10.7 dwelling units per acre for the area designated MDR and 27.81 dwelling units for the area designated HDR are within the density ranges specified in the general plan for the site and the site can accommodate reasonable sized single-family and multi -family homes with adequate private and public open space, parking, landscaping and amenities including a playground and pedestrian and bicycle paths. e. As documented in the draft Mitigated Negative Declaration (MND) prepared for the project, the project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Furthermore, the project has been designed to avoid the primary wetlands on the site and the site's drainage features comply with water quality standards. The design of the subdivision and the residential improvements in the subdivision are not likely to cause serious public health problems in that the project will be not expose inhabitants of the homes to any known hazards. g. The design of the subdivision does not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The existing easements to the Sonoma County Flood Control and Water Conservation District along the southerly property line will not be affected by the design of the subdivision or any type of improvement associated with the project. ADOPTED this 8th day of November, 2016, by the following vote: Commission Member Aye No Absent Abstain Councilmember King X Benedetti- Petnic X Chair Gomez X Lin X Vice Chair Marzo X Pierre X Wolpert t Z - V-2 I ; ��_ C Richard o, Vi e Chair ATTEST: APPROVED AS TO FORM: He er Hines, Commi ion Secretary Eric Danly, Cit' Attorney Planning Commission Resolution No. 2016-21 Page 2 Exhibit I BRODY RANCH VESTING TENTATIVE MAP AND PLANNED UNIT DISTRICT CONDITIONS OF APPROVAL FILE NO. PLMA 2015-007 APN 163-010-040 No. Condition of Approval 1. Effective Date. The tentative map approval shall not be effective until the related zoning map amendment is adopted and effective. 2. These conditions of approval and the mitigation measures of the Mitigated Negative Declaration shall be printed on the Building Permit plans. I The plans submitted for building permit review shall be in substantial compliance with the plans date stamped September 20, 2016, except as modified by these Conditions of Approval. 4. The applicant shall pay the Notice of Determination ("NOD") Clerk's fee to the Planning Division. The applicant shall provide a $50.00 check made payable to the Sonoma County Clerk. Planning staff will file the Notice of Determination with the County Clerk's office. The applicant shall also provide a check for the State Department of Fish and Wildlife environnental filing fe.e (as required under Fish and Wildlife Code Section 711.4d) to the Sonoma County Clerk on or before the filing of the Notice of Determination. 5. No building permits shall be issued for any buntings on the site until a Final Map has been approved that covers the project locations for which building permits are sought. 6. Prior to bunting or grading permit issuance, the applicant shall provide a Construction Phase Recycling Plan that would address the reuse and recycling of major waste materials (soil, vegetation, concrete, Kimber,' metal scraps, cardboard, packing, etc.,) generated by any demolition activities and construction of the project, in compliance with General Plan Policy 2-P-122 for review by the planning staff. 7. Prior to issuance of a grading/ building permit, the applicant shall provide a lighting plan for planning staff reviewing and approval. The lighting plan shall include exterior light locations and details of the proposed fixture type and brightness (hunens). All lighting shall be glare -free, hooded and downcast in order to prevent light pollution and glare into bicyclists' and pedestrians' eyes. 8. The applicant shall be subject to any fees in affect at time of building permit issuance. Said fees are due at time of issuance *of building permit at which time, other pertinent fees that are applicable to the proposed project will be required. 9. Signs are not approved as part of this project approval. Signs require a separate sign permit. 10. The applicant shall defend, indemnify and hold harmless the City and its officials, boards, commissions, agents, officers and employees ("hndemnitees") from any claim, action or proceeding against Indemnitees to attack, set aside, void or amiul 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 Planning Commission Resolution No. 2016-21 Page 3 No. Condition of Approval claims, actions or proceedings brought concerning the project, not just such claims, actions or proceedings brought within the tune 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. 11. If the applicant elects to install Public Art on-site, the proposed locations shall be incorporated into SPAR plans and shall be reviewed and approved by the Public Art Committee prior to installation. 12. All standpipes, check valves and other -utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. 13. All earthwork, grading, trenching, backfilling, and compaction operations shall be conducted in accordance with the City of Petaluma's Subdivision Ordinance (#1046, Title 20, Chapter 20.04 of the Petaluma Municipal Code). An erosion and sediment control plan will be required for the subdivision grading plans. The proposed subdivision grading and subsequent development phases that are over one acre in size will be required to prepare a SWPPP in accordance with City and State regulations, and all future development will be subject to City grading and erosion control regulations. 14. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended and the following measures shall be undertaken: a. The Sonoma County Coroner shall be contacted. b. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. c. The project sponsor shall retain a City -approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. d. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American, and shall contact such descendant in accordance with state law. 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. 15. Consistent with Policy 4.2, Program 4.3(e) of the 2015-2023 Housing Element of the General Plan, the applicant shall develop no less than 25 on-site dwelling units affordable in perpetuity to low- and moderate -income households. The affordable units shall be constructed concurrently with the market -rate units. As determined by the Housing Division, to the extent qualified purchasers are available, no less than nine of the affordable units shall be sold to low-income households. The remaining units shall be sold to moderate -income households. Development of the affordable housing shall be consistent with the terms of the August 5, Planning Commission Resolution No. 2016-21 Page 4 No. Condition of Approval 2016 Memorandum of Understanding (MOU) between Housing Land Trust of Sonoma County (HLT) and DeNova Homes. Modifications to the August 5, 2016 MOU shall not apply unless prior Planning Commission approval is obtained for a change pertaining to the total number of affordable units in the Project. Any other change to the MOU may be considered by the Plamiing Manager and at the Planning Manager's discretion, may be deferred to the Planning Commission.for a decision. 16. A landscaped parkway along the entire Corona Road frontage separating the sidewalk from the Corona Road curb as shown in Option 2 on plan Sheet TM -20 shall be implemented. All reconuneridations of the Project arborist pertaining to preserving the health and vitality of the trees shall be implemented. 17. The public parking easement along Street "B" shall be extended west to accommodate three public parking spaces in addition to the nine public spaces included in the plans presented to the Planning Commission. 18. In Table 6 of the Planned Unit District (PUD), the accessory structure height standards shall be reduced from 15 feet to a maximum of 12 feet. 19. In Table 6 of the PUD, the standard for the aggregate width of multi -family structures adjacent to Sonoma Mountain Parkway which may have a 15 foot setback shall be increased from 100 feet to 120 feet. MITIGATION MEASURES AIR QUALITY 20. AQ -l: All diesel -powered off-road equipment larger than 50 horsepower and operating on site for more than two days continuously shall, at a minimu m, meet U.S. EPA particulate matter emissions standards for Tier 2 engines or equivalent. BIOLOGICAL RESOURCES 21. 13I0-1. In order to avoid impacts to bat maternity and/or bat hibernation periods and ensure protection of any bat species potentially present within onsite structures, a biologist shall conduct a preconstruction survey of trees and structures that would be removed or demolished by the project 15 days prior to commencement of ground work to determine if there is evidence of bat use (guano accumulation, acoustic or visual detections). The survey shall be conducted by a qualified biologist with experience conducting surveys for bats. If no evidence of bat use is found, then there would be no further regard for special -status bat species. If bat use is found, the biologist shall determine if young are present. If young are found in any tree or structure that will be impacted by the project, such activities shall be avoided until the young are flying and feeding on their own. A non -disturbance buffer zone shall be determined by a biologist at the same time of the survey. If mature bats are found roosting in a tree or structure without the presence of young, the adult bats shall be flushed out using a one-way eviction placed over the tree cavity or structural opening for a 48-hour period prior to the time the tree or structure would be removed or demolished. 22. 13I0-2. To avoid impacts to nesting raptors and birds protected under the MBTA, a nesting survey shall be conducted prior to the commencement of any tree removal if this work occurs between Febivary 1st and August 31st. The nesting survey shall Planning Commission Resolution No. 2016-21 Page 5 No. Condition of Approval include the examination of all trees within 200 feet of the project site, including those not identified for removal. If construction work occurs after August 31st and before Febi nary 1st, a nesting bird survey world not be needed. In the event that nesting birds are discovered, an adequate buffer shall be established by a qualified ornithologist around' the nesting site(s) until the completion of the nesting cycle. The buffer area shall be marked with construction fencing. No construction activity shall occur within the buffer area until a qualified ornithologist has determined that the young have left the nest, typically around mid-July or as otherwise determined by the ornithologist. 23. BIO -3. If construction work occurs between March 1 st and August 31 st a nesting survey shall be conducted not more than -15 days prior to the conunencement of work in order to avoid impacts to passerine birds or nesting waterfowl. The nesting survey shall be conducted on the project site and within a zone of influence where waterfowl could be disturbed by vibrations or noise generated by construction activities. If passerine birds or waterfowl are discovered nesting on or adjacent to the project site, a non -disturbance buffer of 75 feet shall be established by a qualified ornithologist. The buffer area shall be marked with construction fencing. Nesting buffers should be maintained -until September I st, or until a qualified ornithologist determines that the young have fledged. If buffers are removed prior to September I st, the biologist shall prepare a report providing details of the nesting outcome and their decision to remove the buffers. This report shall be submitted to the City of Petaluma's Community Development Department prior to the removal of these buffers. 24. BIO -4. In order to avoid impacts to the wetland to be preserved onsite, the pedestrian trail and footbridge shall be designed in a mamler that restricts direct access to the wetland area. Signage, fencing, and paving treatments shall be utilized to discourage access into the sensitive wetland area. 25. BIO -5. To offset impacts to the 0.185 acres of US waters, credits shall be purchased from an approved mitigation bank at a ratio of two acre for every one acre impacted, or as otherwise directed by regulatory agencies, in addition to the preservation of the remaining wetlands onsite within the project's open space area. The ratio of 2:1 is proposed or as otherwise required by resource agencies given the low -quality habitat of the onsite seasonal wetlands. The applicant shall provide proof of purchase of credits and notification to the City and regulatory agencies. 26. BIO -6. The applicant shall install temporary orange exclusion fencing (or staking) between the wetland area to be preserved and the limits of grading for the duration of site preparation and construction activities in order to prevent inadvertent disturbance during project related activities. Following completion of construction activities, the exclusionary fencing shall be removed. 27. BIO -7. Replacement trees totaling 144 inches or as otherwise specified by the City's Tree Preservation Ordinance shall be introduced onsite to off -set the removal of the 6 protected trees. Tree ,mitigation may be through in-kind replacement or in -lieu Planning Commission Resolution No. 2016-21 Page 6 No. Condition of Approval replacement. Replacement trees shall be at least 24 -inch box size. The City may accept payment of in -lieu fees by ,the applicant, which shall also be based on a minimum 24 -inch box size. CULTURAL RESOURCES 28. CUL -1. The applicant shall retain the, services of a professional archeologist who meets the Secretary of the Interior's Standards Professional Qualifications for Archeology to monitor ground disturbing activities located in the northwestern portion of the site in the vicinity of the former adobe structure. If a potentially significant archeological resource is encountered the archeologist shall be provided sufficient time to evaluate the resource and make treatment recommendations in accordance with CEQA Guidelines § 15064.5. 29. CUL -2. If during the course of ground disturbing activities, including, but not limited to excavation, grading and construction, a potentially significant prehistoric or historic resource is encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city -approved cultural resource specialist to adequately evaluate and determine significance of the discovered resource and provide treatment recommendations. Should a significant archeological resource be identified a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. GEOLOGY AND SOILS 30. GEO-1. As determined by the City Engineer and/or Chief Building Official, all recommendations outlined in the Geotechnical Investigations dated October 16, 2015 prepared for the subject property by Stevens, Ferrone, and Bailey Engineering Co., Inc., including but not limited to, site preparation and grading, excavation, seismic design, and foundations system design are herein incorporated by reference and shall be adhered to in order to ensure that appropriate constriction measures are incorporated into the design 'of the project. Nothing in this mitigation measure shall preclude the City Engineer and/or Chief Building Official from requiring additional information to determine compliance with applicable standards. The geotechnical engineer shall inspect the construction work and shall certify to the City, prior to issuance of a certificate of occupancy that the improvements have been constructed in accordance with the geotechnical specifications. GREENHOUSE GAS EMISSIONS 31. GHG-1: In accordance with Section A4.106.8.2 of the 2013 California Green Building Standards Code, the project shall provide at least 3% of the total condo parking spaces as capable of supporting filture electric vehicle supply equipment. Of the spaces and equipment requirements of the California Green Building Standards Code and as required by City of Petaluma General Plan Policy 4-P-9, the project shall be constructed to include electrical vehicle charging stations at a ratio of least 1% of the total parking spaces. HAZARDOUS MATERIALS 32. HAZ-1. Prior to any activities involving the demolition or alteration of the existing Planning Commission Resolution No. 2016-21 Page 7 No. Condition of Approval buildings on site, an asbestos survey adhering to sampling protocols outlined by the Asbestos Hazard Emergency Response Act and material sampling to determine lead presence will occur. Construction activities that disturb materials or paints containing any amount of lead -and/or asbestos may be subject to certain requirements of the Occupational Safety and Health Administration (OSHA) lead standard contained in 29 CFR 1910.1025 and 1926.62, AHERA requirement, and any other local, state, or federal regulations. hi the event that such substances are found, the applicant will adhere to all requirements put forth by OSHA and other agencies regarding the treatment; handling, and disposal of these materials. 33. HAZ-2. Prior to an), subsurface construction activities, a Site Management Plan (SMP) shall be prepared and implemented to monitor for and appropriately manage any hazardous features unearthed during construction activities. The Site Management Plan shall at a minim2mi provide detail on the protocol to be followed in the event that an underground storage tank is encountered and proper procedures for excavation, remedial action and noticing to the appropriate regulatory agency (Sonoma County Department of Health Services). 34. NOISE NOI-l. To reduce noise levels noise levels in the rear yards of single-family homes to a CNEL of 60 dBA the following noise barriers shall be incorporated into the project design as specified below: 1. A noise barrier with a minimum top of wall elevation of six (6) feet above yard grade level on the rear and side yard property lines of the single-family residential lots 18 to 25 and 61 along Sonoma Mountain Parkway and on the side yard property lines of single-family residential lots 1, 9, and 47. To reduce noise levels in the outdoor activity and open space areas designated for the multi -family homes to a CNEL. of 65 dBA the following shall be incorporated into the project design as specified below: 2. A noise barrier with a minimum elevation of eight (8) feet above residential grade level on the property lines of the multi -family residential areas along the SMART rail line and Corona Road. 3. A noise barrier with a minimum elevation of six (6) feet above residential grade level on the property lines of the multi -family residential areas along Sonoma Mountain Parkway. Noises barriers shall be constructed without cracks or gaps in the face or base, or where they adjoin structures. To be effective, noise barriers shall have a minimum surface weight of 3.0 pounds per square foot. Small, dispersed gaps for landscape Planning Commission Resolution No. 2016-21 Page 8 No. Condition of Approval irrigation or drainage are acceptable so. long as they do not exceed more than 0.5% of the total barrier face. Acceptable noise barriers include double sided wood fencing, Gabion Walls or other means with demonstrated noise attenuation. Double sided wood fencing shall be comprised of 1 x 8 redwood boards butted to each other and staggered on both sides of the fence and limited to 6 feet in height along Sonoma Mountain Parkway and at lots 1, 9, and 47. Along Corona Road, 8 foot high wood fencing shall be provided between buildings. The Gabion wall, located in the southwestern portion of the site shall be comprised of steel columns supporting gabion baskets filled with stones and limited to 8 feet in height. 35. For expanded detail on the characteristics of these barrier walls and figures of where they will be placed, refer to the technical report prepared by Illingworth and Rodkini . NOI-2. In order to achieve interior noise standard of 45 dBA CNEL the following shall be implemented: 1. Some form of forced air mechanical ventilation, satisfactory to the local building official, shall be required in all residences with partial or full line of sight to the SMART rail line, Corona Road traffic, and/or Sonoma Mountain Parkway traffic. 2. Given the anticipated exterior noise levels along Sonoma Mountain Parkway, Corona Road, and the SMART rail line, sound -rated windows and doors at single family homes on lots 1, 9, 10, 18 through 25, 47 through 51, and 61 and at the multi -family residences facing or perpendicular to Sonoma Mountain Parkway, Corona Road, and the SMART rail line to maintain interior noise levels at or below 45 dBA CNEL. The degree of sound mitigation needed to achieve an interior CNEL of 45 dBA or less would vary depending on the final design of the building (relative window area to wall area) and the design of the exterior wall assemblies. However, based on the future exterior noise levels and typical residential construction, we would expect that windows and doors facing or with a view 'of Sonoma Mountain Parkway, Corona Road, and the SMART rail line may require STC ratings of between 28 and 32. 3. The specific determination of exterior wall assemblies and window/door STC ratings shall be conducted on a unit -by -unit basis during the project design. The results of the analysis, including the description of the necessary noise control treatments, shall be submitted to the City along with the building plans and approved prior to issuance of a building permit. 36. NOI-3,In order to achieve an interior noise standard of 45 dBA CNEL and/or the recommended sleep disturbance/annoyance criteria of 55 dBA Lmax the following shall be implemented: 1. With Quite Zone Implementation: To reduce interior maximum levels due to train engine noise to the recommended 55 Lmax levels, windows with STC 1 Environmental Noise Assessment Prepared By Illingworth & Rodkin, September 2016. Planning Commission Resolution No. 2016-21 Page 9 No. Condition of Approval ratings of between 30 and 32 shall be provided in the single-family residences with views of the SMART corridor and windows with STC rating of between 32 and 34 shall be provided in the multi -family residences with view of SMART corridor and adjacent to Corona Road at grade crossing. 2. Without Quite Zone Implementation: To reduce interior maximum levels due to train horn and engine noise to the recommended 55 Lmax levels, the exterior walls of the exposed residences shall provide for acoustical upgrades to allow for 50 to 55 STC ratings (as appropriate). With upgraded exterior walls, windows with STC ratings of between 36 and 38 shall be provided in the single -fancily residences with views of the SMART corridor and windows with STC rating of 40 shall be provided in the multi -family residences with views of the SMART corridor and adjacent to Corona Road at grade crossing. 37. NOI-4. Construction activities shall,comply with the following measures and all shall be noted on construction documents: 1. Pursuant to the Municipal Code, restrict noise -generating activities at the construction site or in areas adjacent to the construction site to the hours between 7:00 a.m. and 10:00 p.m., Monday through Friday and 9:00 a.m. to 10:00 p.m. on Saturday, Sunday and State, Federal or Local Holidays. 2. Equip all internal combustion engine driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. 3. Locate stationary' noise generating equipment (e.g., compressors) as far as possible from adjacent residential receivers. 4. Acoustically shield stationary equipment located near residential receivers with temporary noise barriers. 5. Utilize "quiet" air compressors and other stationary noise sources where technology exists. 6. The contractor shall prepare a detailed construction plan identifying the schedule for major noise -generating construction activities. The construction plan shall identify a procedure for coordination with the owner/occupants of nearby noise sensitive residential land uses so that construction activities can be scheduled to minimize noise disturbance. 7. Generators: No generators shall be utilized during nighttime hours (Le., sunrise to sunset) to power equipment (e.g., security surveillance) when normal construction activities have ceased for the day. All such equipment should be powered through temporary electrical service lines. 8. Designate a "disturbance coordinator" responsible for responding to any complaints about construction noise. The disturbance coordinator will determine the cause of the'noise complaint (e.g., bad muffler, etc.) and will require that reasonable measures be implemented to correct the problem. 38. Construct frontage improvements along Sonoma Mountain Parkway, Corona Road and Wellington Place as shown on the tentative map and as required or modified by these conditions of approval. 39. Construct a new transit stop/turnout on southbound Sonoma Mountain Parkway, east of Planning Commission Resolution No. 2016-21 Page 10 No. Condition of Approval Wellington Place, in the location shown on the tentative map. The dimensions of the turnout shall meet City standards. Install a 4 -foot deep by 15 -foot long concrete pad and shelter at the southerly end of the turnout. Install a signpost to be installed near north end of bus stop area, for a bus stop sign and no parking sign. Install a blue perforated metal 6 feet bench with anti -vagrant bars to be installed towards south end of new concrete pad, per City specifications. Hardwired electrical facilities shall be installed for the stop. 40. The exact pavement sawcut line on Corona Road shall be determined and approved by the City. A minimum of a �/2 half street pavement crack seal and microsurfacing seal shall be installed on Corona Road along the project frontage, from the railroad grade crossing to the roundabout. 41. A pavement crack seal and microsurfacing seal per City requirements shall be constructed on Wellington Place (curb to club) from the intersection of Sonoma Mountain parkway to project limits near Corona Creek. 42. A 2 -inch pavement grind and overlay shall be constructed on Sonoma Mountain Parkway at and within the intersection of Street A/Mauro Pietro Drive and within the full street area (curb to curb) on Sonoma Mountain Parkway between the end of the existing median and Street A/Mauro Pietro Drive. 43. Prior to the issuance of the First building permit for a residential structure, the applicant shall pay a fair share contribution to the City towards pedestrian crossing improvements at the Corona Road railroad grade crossing. The applicant shall coordinate design requirements with Sonoma Marin Area Rail Transit and provide a preliminary cost estimate of the improvements to the City for review and approval. The fair share shall be based on the number of residential units within the project area and within a'/z mile radius of the future train station site, east of the railroad tracks. 44. All existing pedestrian ramps along the Sonoma Mountain Parkway, Corona Road (including the roundabout) and Wellington Place frontages shall be removed and replaced with new pedestrian ramps that meet current City requirements and accessibility standards. 45. All portions of existing broken, displaced, cracked and/or settled City sidewalk, curb and gutter along the Sonoma Mountain Parkway, Corona Road (including the roundabout) and Wellington Place frontages shall be removed and replaced with City standard sidewalk, curb and gutter. 46. A rapid rectangular flashing beacon enhanced crosswalk system with advanced warning signage and pavement markings shall be installed on both crosswalks across Sonoma Mountain parkway at the intersection"of Street A/Mauro Pietro. The systems shall be hardwired and shall meet City specifications and requirements. 47. Striping and signage shall be required per City specifications. Thermoplastic striping shall be required for all street striping. 48. Bicycle and pedestrian warning and wayfinding signage shall be installed at the intersection of Street A and Sonoma Mountain Parkway. The wayfmding signage shall direct cyclists and pedestrians to the Class I path within Parcel A, Corona Creek and Corona Road and adjacent land uses. 49. Grading shall conform to the project geotechnical investigation report submitted with the tentative map application and the geotechnical report prepared as part of the construction documents. Planning Commission Resolution No. 2016-21 Page 11 No. Condition of Approval 50. Any existing structures above or below ground shall be removed if not a part of the new subdivision. Structures shall include, but shall not be limited to buildings, concrete pads, fences, retaining walls, pipes, debris; -etc. 51. All streets within the subdivision shall be privately owned and maintained with public access and public utility easements as shown on the tentative map, dedicated to the City of Petaluma. 52. The private streets shall generally be constructed as shown on the tentative map, including conforms to Sonoma Mountain Parkway and Wellington Place; 36 -feet wide with two 10 -foot travels lanes and two 8 -foot parking lanes, as well as sidewalks on both sides of the street. 53. The private shared driveways shall have a paved surface of at least 20 -feet wide and a pavement section of at least 3 -inches of asphalt over 12 -inches of class 2 aggregate base. Private shared driveways shall be posted for no parking. Surface drainage shall not be allowed to flow across the public sidewalk and shall be collected and directed to a storm drain system. 54. A minimum 2 -inch grind and AC overlay will be required on all utility and joint trench cuts along the length of the trench, for a minimum of `/z the street width within Sonoma Mountain Parkway, Corona Road or other existing affected City sheets. 55. All private interior street improvements shall be designed and constructed to City standards with a minimum pavement section of 4 -inches of asphalt concrete over 12 - inches of class 2 aggregate base. The minimum longitudinal gutter slope is 0.5% per City standards. All other street related improvements such as sidewalk, curb, gutter, signage, striping, etc, shall be designed and constructed to City standards. 56. Street lights in the interior streets shall be,publicly owned and operated, and installed per City standards. LED streetlight fixtures shall be installed. The City will provide the developer the LED specification prior to submittal of the final map and improvement plans. Streetlight poles shall match existing poles as required per the Corona Ely Specific Plan. Final street light locations shall be determined at the time of improvement plan review and approval. Pull boxes and electrical conduits shall be installed per City requirements. 57. "No parking" signs and red curbs shall be installed on curved sections of interior streets and on all curb returns. . 58. Crosswalks shall be installed between all pedestrian ramps. A stop sign and legend shall be installed at all interior street intersections per City requirements. 59. All improvement work shall be completed prior to issuance of a final inspection/certificate of occupancy for the last 20% percent of units. 60. Traffic control plans are required for all stages of construction and shall be per latest Manual on Uniform Traffic Control Devices (MUTCD) standards. 61. The storm drain system shall generally be constructed as shown on the tentative map. All proposed storm drain lines located on private property shall be privately owned and maintained. The storm drain system design shall be reviewed and approved by the Sonoma County Water Agency prior to approval of the final map and subdivision improvement plans. Submit final construction level hydrology calculations with the final Planning Commission Resolution No. 2016-21 Page 12 No. Condition of Approval map and the subdivision improvement plan application. 62. Prior to issuance of a building pernuit,-•an operations and maintenance manual is required for the proposed detention basin/wetlands area and public storm water treatment systems, and shall be submitted with the final map and improvement plan application for review and approval by the City Engineer. The manual shall include annual inspection, by a Civil Engineer registered in the State of. California, to ensure the detention and treatment systems are operating as designed and constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. 63. Prior to acceptance of the public improvements, the developer shall enter into a Storm Water Quality Treatment Facility Access and Maintenance Agreement/Declaration with the City of Petaluma, subject to City approval. The agreement shall include language that the subsequent entity responsible for -maintenance shall comply with terms of the agreement in perpetuity. The agreement shall be recorded. 64. Erosion control and water quality control measures shall be employed throughout the construction life of the project. The necessary documentation including Notice of Intent, Storm Water Pollution Prevention Plan (SWPPP) and Notice of Termination shall be filed as required by the responsible agencies. The project shall comply with the City of Petaluma Phase 11 Storm Water Management Plan including attachment four post construction requirements. 65. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of the City Engineer. 66. The water main system shall generally be constructed as shown on the tentative map and be capable of delivering a continuous fire flow as required by the Fire Marshal. Provide final, construction level water system flow and pressure calculations with the subdivision improvement plan and final map submittal. All new water services shall be 1.5 -inches in diameter with I -inch meters. Water meters shall be located within public easements. 67. All water main valves shall be located at curb extensions. 68. Landscaping in public utility easements shall be limited to ground cover and shallow rooted, low lying shrubs. Trees are not allowed. 69. All existing unused water and sewer mains and services shall be identified on construction drawings and abandoned per City standards. 70. 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. 71. The sanitary sewer system shall generally be constructed as show on the tentative map. All sanitary sewer lines on, private 'property shall be designated private and privately maintained. 72. Any existing wells not proposed to be reused for irrigation purposes, and any existing septic systems shall be properly abandoned per Sonoma County standards. Any existing easements for leach fields and wells to be removed/abandoned shall be quitclaimed. 73. The water and sewer in the private courts shall be private. Driveways A -F shall have the meters in a public easement in front of the complexes. No meters will be permitted in the driveways or at the end of the driveways. Install sewer manholes as required by the Planning Commission Resolution No. 2016-21 Page 13 No. Condition of Approval Utilities Division. 74. The private driveway at the end of Street C shall have private Sewer and Water. Install a SSMH in the Cul-de-sac for transition from private to public. Meters shall be installed on lot 31 in a public easement to serve Lots 31-35. 75. A 15 -foot wide concrete pathway shall be constructed over the watermain in the access from Street B to the cul-de-sac. A driveway ramp shall be installed on Street B for maintenance access. No trees shall be planted in the alley or within 10 feet of the main. 76. The proposed drainage from Street B and the outfalls for the wetlands system shall be privately owned and maintained. 77. All landscaping shall meet City water efficiency standards for low water use including the following: Prior to the issuance of a building permit, the applicant shall submit an irrigation design plan as specified in PMC Section 15.70.050 (C)(5). Please refer to the PMC for detailed requirements of this plan. The irrigation design plan shall include the following: • Landscape water meters, dedicated water meters or private submeters shall be installed for all multi -family residential landscape • Automatic irrigation controllers utilizing evapotranspiration or soil moisture sensor • Pressure regulating devices • Manual shut-off valves as close to the point of connection of the water supply • Backflow prevention devices • Flow sensors required in residential landscapes of 5,000 sf or larger • Master shut-off valves • Isolation valves installed at point of comlection and before each valve or valve manifold • hrrigation system shall be designed to prevent runoff, low head drainage, overspray, etc. • Relevant t information from soil report shall be shall be utilized • Design of irrigation system shall conform to the hydrozones • Must be installed to meet the irrigation efficiency regarding the MAWA calculation • Mulched planting areas -require low volume irrigation • Sprinkler heads and emission devices shall have matched precipitation rates • Head-to-head coverage required, sprinkler shall be designed to have highest possible distribution uniformity • Swing joints or other riser -protection required on all risers • Check valves or anti -drain valves required on all sprinkler heads where there may be low point drainage • Areas less than 10 ft in width shall be irrigated with subsurface irrigation, runoff prohibited • Overhead irrigation not permitted within 24 inches of any nonpermeable Planning Commission Resolution No. 2016-21 Page 14 No. Condition of Approval surface • Slopes greater than 15% require point source or low-volume irrigation • Each valve shall irrigation a similar hydrozone • Emission devices to be selected based on what is appropriate for plant type in that hydrozone • Trees to be placed on separate valves • Hydrozones shall not mix low and high water use plants • Show or list hydrozones on irrigation plan or landscape design plan • Hydrozone table that lists each hyrdozone, plant factor, irrigation method, landscape area and percent of total landscape 78. Prior to issuance of first certificate of occupancy, the applicant shall submit the following in accordance with PMC Section 15.70.050. Please refer to the following sections of the PMC for detailed requirements of each item: • Grading Design Plan (if applicable) PMC Section 15.70.050 (C)(6) • Soil Management Report — PMC Section 15.70.050 (C)(3) • Certificate of Completion—PMC Section 15.70.050 (D)(1-3) to include the following attachments: o Certification by either the signer of the landscape design plan, the signer of the irrigation design plan, or the licensed landscape contractor that the landscape project has been installed per the approved landscape water use efficiency standards. o hrigation Schedule — shall be regulated by automatic irrigation controllers, applied water should be the ETWU. Annual water applied shall be less than or equal to the MAWA. o Landscape and Irrigation Maintenance Schedule - including routine inspection, adjustment and repair of irrigation system, fertilizing, pruning, weeding, etc. 79. Landscape hrigation Audit conducted by a certified landscape irrigation auditor. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape. Audit reports shall meet the criteria listed in Section 15.70.050 (D)(2)(c) 80. All necessary right of ways and easements shall be dedicated on the final map, subject to City approval. 81. Public access easements for the proposed Class I bicycles and pedestrian pathways shall be dedicated to the City of Petaluma. 82. The easements for the shared driveways shall be at least 20 -feet wide and include private access, private water line, private salutary sewer and private drainage. 83. Public utility easements (PUE) shall be provided adjacent to and parallel to both sides of new streets and within the public right-of-way. Any proposed PUE's less than 10 feet wide shall be approved by the responsible public utility agencies. Additional PUE's may be required in shared driveways. 84. Easements shall be dedicated to the City for the nine proposed public parking stalls on the private Street B near Wellington Place. The public parking stalls shall be signed appropriately for enforcement purposes. Planning Commission Resolution No. 2016-21 Page 15 No. Condition of Approval 85. Any existing overhead distribution utilities (electrical and communication) along the project frontages and traversing the site shall be placed underground. 86. The areas proposed on sheet TM -13 on the tentative map to be within a Community Facilities District shall be privately owned and maintained through a homeowner's association or other privately funded'mechanism. 87. Maintenance agreements shall be required for any shared utilities or facilities within common areas and shall be recorded with the final map. Agreements shall identify the utility or facility to be maintained, the parties responsible for maintenance and the funding mechanism for maintenance, replacement and repair. All agreements shall be reviewed and approved prior to recordation. 88. Each multi -family building shall have its own bike racks (inverted U style) and lockers installed in accordance with City requirements. 89. Prepare final map and improvement plans per the latest City policies, standards, codes, resolutions and ordinances. Final map fees and technical review deposits shall be required at the time of the application submittal. Public improvements shall be designed and constructed in accordance with City of Petaluma Standards, Caltrans and Manual of Uniform Traffic Control (MUTCD). 90. Prior to issuance of any permits, a subdivision agreement package including City standard surety bonds and insurance, is required for the subdivision improvements. Fire Department 91. To mitigate limited access, the three-story multi -family buildings shall be equipped with a Class 1 Standpipe in each shared stairwell, and buildings' sprinkler system shall be designed per NFPA 13 with a 4 head talc. for Residential Occupancies (to include an FDC and sprinkler coverage in attics, garages, bathrooms, closets, and covered porch areas). Planning Commission Resolution No. 2016-21 Page 16