HomeMy WebLinkAboutResolution 2017-013 N.C.S. 01/09/2017Resolution No. 2017 -013 N.C.S.
of the City of Petaluma, California
RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL
APPROVING 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, on November 8, 2016, 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), at which time all interested parties had the
opportunity to be heard; and
WHEREAS, on November 8, 2016, the Planning Commission considered a staff report
and accepted public comment regarding the project including the related Zoning Map
Amendment; and
WHEREAS, on November 8, 2016, the Planning Commission also considered a
proposed Mitigated Negative Declaration (MND) prepared pursuant to the California
Environmental Quality Act (CEQA) ; and
WHEREAS, on November 8, 2016, the Planning Commission adopted Resolution Nos.
2016 -19, 2016 -20, and 2016 -21 recommending the City Council approve the Project; and
WHEREAS, on January 9, 2017, at a duly noticed public hearing, the City Council
considered all written and oral public testimony, the Planning Commission recommendations,
and the administrative record for the Project and proposed Vesting Tentative Subdivision Map.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves the Vesting
Tentative Subdivision Map for the Project based on the findings made below and subject to the
conditions of approval attached as Exhibit A hereto and incorporated herein by reference:
Resolution No. 2017 -013 N.C.S. Page 1
1. 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
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.
Resolution No. 2017 -013 N.C.S. Page 2
f. 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.
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Apprff
o
Co uncil of the City of Petaluma at a Regular meeting on the 9th day of January, f
2017, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN
ATTEST:
Albertson, Vice Mayor Barrett, Mayor Glass, Healy, Kearney, King, Miller
None
None
None
City Clerk
City Attorney
�t
N f.
Mayor
Resolution No. 2017 -013 N.C.S. Page 3
EXHIBIT A
BRODY RANCH RESIDENTIAL PROJECT
VESTING TENTATIVE SUBDIVISION MAP
CONDITIONS OF APPROVAL
FILE NO. PLMA 2015 -007
APN 163 - 010 -040
Resolution No. 2017 -013 N.C.S. Page 4
Planning Division
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.
3.
The plans submitted for building permit review shall be in substantial compliance with the
plans prepared by Steven J. Lafranchi & Associates and date stamped received 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 environmental filing fee (as required under Fish and Wildlife Code Section
711.4d) to the Sonoma County Clerk on or before the filing of the Notice of
Determination.
5.
No building permits shall be issued for any buildings on the site until a Final Map has
been approved that covers the project locations for which building permits are sought.
6.
Prior to building or grading permit issuance, the applicant shall provide a Construction
Phase Recycling Plan that would address the reuse and recycling of major waste materials
(soil, vegetation, concrete, lumber, metal scraps, cardboard, packing, etc.,) generated by
any demolition activities and construction of the project, in compliance with General Plan
Policy 2 -P -122 for review by the planning staff.
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 (lumens). 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.
Resolution No. 2017 -013 N.C.S. Page 4
10.
The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ( "Indemnitees ") 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.
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 SVJPPP 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
Resolution No. 2017 -013 N.C.S. Page 5
Resolution No. 2017 -013 N.C.S. Page 6
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,
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 Planning Manager and at the Planning Manager's discretion, may be
deferred to the Planning Commission for a decision.
16.
Affordable units required by Condition of Approval No. 15 shall not be located in multi-
family Building Nos. 6, 7, or 8.
17.
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 recommendations of the Project arborist pertaining to preserving the
health and vitality of the trees shall be implemented.
18.
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.
19.
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.
20.
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.
21.
Plans submitted for Site Plan and Architectural Review shall include photovoltaic solar
panels on each of the 59 detached single family homes and on both of the attached single
family homes (duet).
22.
Plans submitted for Site Plan and Architectural Review shall include photovoltaic solar
panels on the multi- family buildings and /or surrounding site area to the maximum extent
feasible.
23.
Plans for Site Plan and Architectural Review shall include bulb outs on interior private
streets to incorporate street trees to the maximum extent possible.
24.
Front yard landscaping shall incorporate trees and shall be maintained by the
Homeowners Association.
25,
The CC & Rs for the project shall include a provision requiring that all garage parking
spaces be available for vehicular parking and all garage storage in shall be minimized to
not interfere with vehicular parking.
Resolution No. 2017 -013 N.C.S. Page 6
Mitigation Measures
AIR QUALITY - - - - - - -- -
- - -_Q- - -- - --
26.
A 1: All diesel-powered off -road equipment ui ment lar er than 50 horsepower and operating on
P q g
site for more than two days continuously shall, at a minimum, meet U.S. EPA
particulate matter emissions standards for Tier 2 engines or equivalent.
BIOLOGICAL RESOURCES
27.
BIO -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.
28.
BIO -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 February 1st and August 31st. The nesting survey shall
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 February 1 st, a nesting bird survey would 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.
29.
BIO -3. If construction work occurs between March 1 st and August 31st a nesting survey
shall be conducted not more than 15 days prior to the commencement 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 1st, or until a qualified
ornithologist determines that the young have fledged. If buffers are removed prior to
September lst, the biologist shall prepare a report providing details of the nesting
Resolution No. 2017 -013 N.C.S. Page 7
Resolution No. 2017 -013 N.C.S. Page 8
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.
30.
BIO -4. In order to avoid impacts to the wetland to be preserved onsite, the pedestrian trail
and footbridge shall be designed in a manner that restricts direct access to the
wetland area. Signage, fencing, and paving treatments shall be utilized to discourage
access into the sensitive wetland area.
31.
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.
32.
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.
33.
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
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
CUL -1. The applicant shall retain the services of a professional archeologist who
34.
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.
35.
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.
Resolution No. 2017 -013 N.C.S. Page 8
GEOLOGY AND SOILS
36. 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 construction 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
37. 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 future 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
38. HAZ -1. Prior to any activities involving the demolition or alteration of the existing
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. In 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.
39. HAZ -2. Prior to any 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 minimum 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).
a NOISE -
40. NOI -1. 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
Resolution No. 2017 -013 N.C.S. Page 9
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
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.
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
Rodkinl.
41. 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
1 Environmental Noise Assessment Prepared By Illingworth & Rodkin, September 2016.
Resolution No. 2017 -013 N.C.S. Page 10
Resolution No. 2017 -013 N.C.S. Page 11
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.
42.
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
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 - family 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.
- - - - -- ----- - - - - --
-- - - - - --
43.
-- - - - - -- ----------------
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
Resolution No. 2017 -013 N.C.S. Page 11
Resolution No. 2017 -013 N.C.S. Page 12
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 j
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.
Public Works & Utilities (Engineering Division) The following conditions shall be addressed at
the time of final map and improvement plan application.
44.
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.
45.
Construct a new transit stop /turnout on southbound Sonoma Mountain Parkway, east of
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.
46.
The exact pavement sawcut line on Corona Road shall be determined and approved by the
City. A minimum of a 1/2 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.
47.
A pavement crack seal and microsurfacing seal per City requirements shall be constructed
on Wellington Place (curb to curb) from the intersection of Sonoma Mountain parkway to
project limits near Corona Creek.
48.
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 fall street
area (curb to curb) on Sonoma Mountain Parkway between the end of the existing median
and Street A/Mauro Pietro Drive.
49.
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 %2 mile radius
of the future train station site, east of the railroad tracks.
50.
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_
Resolution No. 2017 -013 N.C.S. Page 12
Resolution No. 2017 -013 N.C.S. Page 13
standards.
51.
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.
52.
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.
53.
Striping and signage shall be required per City specifications. Thermoplastic striping shall
be required for all street striping.
54.
Bicycle and pedestrian warning and wayfinding signage shall be installed at the
intersection of Street A and Sonoma Mountain Parkway. The wayfinding signage shall
direct cyclists and pedestrians to the Class I path within Parcel A, Corona Creek and
Corona Road and adjacent land uses.
55.
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.
56.
Any existing structures above or below ground shall be removed if not a part of the new
subdivision. Structures shall include, but shall not be limited to buildings, concrete pads,
fences, retaining walls, pipes, debris, etc.
57.
All streets, sidewalks and pathways within the subdivision shall be privately owned,
maintained, and replaced (when needed) and shall be subject to public access and public
utility easements as shown on the tentative map, which easements shall be granted to the
City of Petaluma.
58.
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.
59.
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.
60.
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 %2 the street width within Sonoma
Mountain Parkway, Corona Road or other existing affected City streets.
- - --
61.
- -- -- — - - - -- - - -- - - -- -
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 127
Resolution No. 2017 -013 N.C.S. Page 13
Resolution No. 2017 -013 N.C.S. Page 14
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.
62.
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.
63.
"No parking" signs and red curbs shall be installed on curved sections of interior streets
and on all curb returns.
64.
Crosswalks shall be installed between all pedestrian ramps. A stop sign and legend shall
be installed at all interior street intersections per City requirements.
65.
All improvement work shall be completed prior to issuance of a final
inspection/certificate of occupancy for the last 20% percent of units.
66.
Traffic control plans are required for all stages of construction and shall be per latest
Manual on Uniform Traffic Control Devices (MUTCD) standards.
67.
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
map and the subdivision improvement plan application.
68.
Prior to issuance of a building permit, 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.
69.
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.
70.
Erosion control and water quality control measures shall be employed throughout the
construction life of the project. The necessary documentation including Notice of Intent,
Storm Water Pollution Prevention Plan (SWPPP) and Notice of Termination shall be filed
as required by the responsible agencies. The project shall comply with the City of
Petaluma Phase II Storm Water Management Plan including attachment four post
Resolution No. 2017 -013 N.C.S. Page 14
Resolution No. 2017 -013 N.C.S. Page 15
construction requirements.
71.
No lot -to -lot drainage is allowed without drainage easements, subject to the approval of
the City Engineer.
72.
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 1 -inch meters. Water meters shall be located within public easements.
73.
All water main valves shall be located at curb extensions.
74.
Landscaping in public utility easements shall be limited to ground cover and shallow
rooted, low lying shrubs. Trees are not allowed.
75.
All existing unused water and sewer mains and services shall be identified on construction
drawings and abandoned per City standards.
76.
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.
77.
The sanitary sewer system shall generally be constructed as shown on the tentative map.
All sanitary sewer lines on private property shall be designated private and privately
maintained.
78.
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.
79.
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
Utilities Division.
80.
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.
81.
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.
82.
The proposed drainage from Street B and the outfalls for the wetlands system shall be
privately owned and maintained.
83.
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
Resolution No. 2017 -013 N.C.S. Page 15
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 connection and before each valve or valve
manifold
• Irrigation 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
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
84. 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
Resolution No. 2017 -013 N.C.S. Page 16
Resolution No. 2017 -013 N.C.S. Page 17
that the landscape project has been installed per the approved landscape
water use efficiency standards.
• Irrigation 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.
• Landscape and Irrigation Maintenance Schedule - including routine
inspection, adjustment and repair of irrigation system, fertilizing,
pruning, weeding, etc.
85.
Landscape Irrigation 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)•
86.
All necessary right of ways and easements shall be dedicated on the final map, subject to
City approval.
87.
Public access easements for the proposed Class I bicycles and pedestrian pathways shall
be dedicated to the City of Petaluma.
88.
The easements for the shared driveways shall be at least 20 -feet wide and include private
access, private water line, private sanitary sewer and private drainage.
89.
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.
90.
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.
91
Any existing overhead distribution utilities (electrical and communication) along the
project frontages and traversing the site shall be placed underground.
92.
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.
93
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.
94.
Each multi- family building shall have its own bike racks (inverted U style) and lockers
installed in accordance with City requirements.
95.
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
Resolution No. 2017 -013 N.C.S. Page 17
Resolution No. 2017 -013 N.C.S. Page 18
constructed in accordance with City of Petaluma Standards, Caltrans and Manual of
Uniform Traffic Control (MUTCD).
96.
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
97.
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 calc. for Residential Occupancies (to include an
FDC and sprinkler coverage in attics, garages, bathrooms, closets, and covered porch
areas).
Resolution No. 2017 -013 N.C.S. Page 18
Brody Ranch Subdivision
Planned Unit District (PUD)
OCTOBER, 2016
Revised 10 -13 -16
Resolution No, 2017 -013 N.C.S. Page 19
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Resolution No. 2017 -013 N.C.S. Page 20
Brody Ranch Subdivision
Planned Unit District
Table of Contents
1.0 Brody Ranch PUD
1.1 Purpose
2.0 Definitions
2.1 Purpose
2.2 Definitions of Specialized Terms and Phrases
3.0 Applicability
3.1 Terms
3.2 Location
3.3 Relationship to IZO
4.0 Land Use Districts
4.1 Purpose
4.2 Land Use Districts Established
4.3 Land Use District Map
5.0 Allowed Land Uses and Permit Requirements
6.0 Development Standards
7.0 Access & Parking
7.1 Purpose
7.2 Bicycle Parking
7.3 Vehicle Parking Spaces
7.4 IZO Provisions Not Applicable
8.0 PUD Modifications
9.0 Site Plan and Architectural Review (SPAR)
9.1 SPAR Procedures
10.0 Landscape and Fencing
11.0 Lighting
Exhibit A: Land Use District Map
Resolution No. 2017 -013 N.C.S. Page 21
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Resolution No, 2017 -013 N.C.S. Page 22
1.0 Brody Ranch PUD
1.1 Purpose: The purpose of the Brody Ranch Planned Unit District ( "Brody Ranch
PUD ") is to provide a compatible mix of land uses that promotes single household
dwellings, including attached townhomes and multiple dwelling households prioritizing
pedestrian and bicycle access to public transit and public spaces within the community.
2.0 Definitions
2.1 Purpose: To establish the definitions of terms and phrases that are technical,
specialized or that may not reflect common usage.
2.2 Definitions of Specialized Terms and Phrases: All specialized terms and
phrases used in the Brody Ranch PUD are defined at City of Petaluma
Implementing Zoning Ordinance ( "IZO ") Chapter 27 (Glossary), excepted as
noted herein.
3.0 Applicability
3.1 Terms: These regulations apply to all land uses, subdivisions, and development
within the Brody Ranch PUD in the same manner provided at IZO §1.040
(Applicability of the Zoning Ordinance).
3.2 Location: These regulations are applicable to the property within the PUD as
shown at Exhibit A.
3.3 Relationship to IZO: Except as noted herein, when the Brody Ranch PUD is
silent on a matter, the IZO shall apply. The Brody Ranch PUD shall apply in all
other cases.
4.0 Land Use Districts
4.1 Purpose: To precisely indicate the areas to be used for each particular land use
within the Brody Ranch PUD.
4.2 Land Use Districts Established: The Brody Ranch PUD is divided into three
land use districts:
a) Single Household Dwellings
b) Multiple Household Dwellings
C) Open Space
4.3 Land Use District Map: The boundary of each land use district is shown on
Exhibit A.
Resolution No. 2017 -013 N.C.S. Page 23
5.0 Allowed Land Uses and Permit Requirements
Table 5.1
Allowed Land Uses and Permit
Requirements
P Permitted Use
C Conditional Use Permit Required
S Permit Requirement in Specific Use Regulations
A Accessory Use
- - -- Use Not Allowed
LAND USE TYPE
Permit Required by Zone
Specific Use
Regulations
Single
Household
Dwelling
Multiple
Household
Dwelling
Open;
Space
OPEN SPACE
Trails
- --
- --
P
Community Playground
- --
- --
P
Community Picnic Areas
- --
- --
P
RESIDENTIAL
Dwelling, Multiple
- --
P
- --
Dwelling, Single
P
- --
- --
Home Occupation
A
A
- --
IZO 7.050
Accessory Dwelling
- --
- --
- --
Resolution No, 2017 -013 N.C.S. Page 24
6.0 Development Standards
Resolution No. 2017 -013 N.C.S. Page 25
RE, RE, QumEmE, NT BY DISTRICT
DEVELOPMENT FEATURE
SINGLE HOUSEHOLD DWELLINGS
MULTIPLE HOUSEHOLD DWELLINGS
OPEN SPACE
LOT SIZE
Minimum area and width required for each lot in a new subdivision
Minimum Area
3000 sf
NA
NA
35 ft Interior 40 ft corner
NA
NA
Minimum Width
Minimum Depth
70 ft
NA
NA
SETBACKS
Minimum setbacks required.
Primary structure
5 ft
Oft
Front
0 ft
Oft
Side — Interior
loft
Oft
Side — Street side
Not
loft
Oft
Rear
Permitted
30 ft. setback. Portions above 15ft in
Same as Single Household Dwellings, except, up
to 120 feet of aggregate building width may have a
height at 30 ft setback line shall be
15 ft setback and portions above 15 ft in height at
Sonoma Mountain Parkway
setback an additional foot for every foot
the 15 ft setback shall be setback one additional
(Building Plane Line)
above 15 feet.
foot for every foot above 15 feet in height.
Minimum setbacks required.
Accessory Structure
Not Permitted
Not Permitted
Front
4 ft
4 ft
Side — Interior
Not
Permitted
5 ft
5 ft
Side — Street
Oft
5 ft
Rear
The percent of the total site area covered by structures, open or enclosed, excluding uncovered
Site Coverage
steps, patios and terraces,
Maximum Coverage
Primary structure
60%
NA
NA
Accessory structure
detached
10% of the required setback area or
NA
NA
500 A,, whichever is greater
Height Limit
Maximum allowable height of structures. See Glossary (Chapter 27) for height measurement
Maximum Height
requirements, and Chapter 12 for height limit modifications.
30 ft
40 ft
Principal Building
Accessory Structure
Not
12 ft
12 ft
Permitted
Accessory Dwelling
25 ft
NA
400 sf /unit
NA
USABLE OPEN SPACE
300 sf/unit
May include common open space
FENCING, LANDSCAPING &
TREE PRESERVATION
See Section 10.0
Not Permitted
PARIaNG
See Section 7.0
SIGNS
See IZO Chapter 20
Resolution No. 2017 -013 N.C.S. Page 25
7.0 Access & Parking
7.1 Purpose: To facilitate public access to the open space and public path through
the provision of on- street parking spaces and access ways for vehicles, bicycles
and pedestrians. To provide adequate on- street parking spaces for the public
and residents at on- street parking spaces within the Brody Ranch PUD.
7.2 Bicycle Parking: Bicycle facilities shall be provided in accordance with IZO
§11.090 (Standards for Bicycle Facilities).
7.3 Vehicle Parking Spaces: Except as provided below, individual uses within the
Brody Ranch PUD are exempt from the requirement to provide off - street parking
facilities. Rather, the Brody Ranch PUD shall, at all times, maintain shared on-
street parking facilities:
Single Household Detached Dwellings: 2 covered and 2 uncovered.
Single Household Attached Dwellings: 2 covered and 1 uncovered.
Multiple Household Dwellings: 99 dedicated covered, 39 dedicated uncovered,
21 visitor /undedicated and 4 accessible.
On- Street: 125 visitor /undedicated spaces
On- Street: 9 public parking spaces
7.4 IZO Provisions: The following IZO standards shall not apply in the Brody Ranch
PUD:
a) §11.030(B) (Off- Street Parking Facilities to Serve One Use)
b) §11.030(C) (More Than One Use on a Site)
C) §11.060 (Number of Bicycle Parking Spaces Required)
8.0 PUD Modifications
8.1 Modification Procedures: From time to time, it may be necessary and desirable
to modify the Brody Ranch PUD. Modifications shall be in accordance with IZO
Chapter 19 (Planned Unit District and Planned Community District).
9.0 Site Plan and Architectural Review (SPAR)
9.1 SPAR Procedures: All new development or changes to the exterior of existing
structures or site features shall require Site Plan and Architectural Review in
accordance with IZO Chapter 24 (Administrative Procedures). The Director may
grant administrative Site Plan and Architectural Review for minor additions or
modifications to existing buildings and /or site features.
9.2 SPAR Findings: All new development or changes to the exterior of existing
structures or site features shall, in addition to the findings required by IZO
Resolution No. 2017 -013 N.C.S. Page 26
§24.010(G)(1), also be found to be substantially consistent with the building form,
materials and architectural style of existing buildings at the Brody Ranch PUD.
10.0 Landscaping and Fencing
10.1 Private landscape areas within the interior fence boundaries of the single family
residential lots are not subject to the following PUD restrictions.
10.2 Overall project landscaping and fencing maintenance shall follow an approved
landscape maintenance manual provided for the project by the Landscape
Architect. The governing HOA shall use the submitted manual as a guide for
landscape maintenance requirements throughout areas designated to be
maintained by the HOA per the approved improvement plans.
10.3 All landscaping, fencing, landscape structures and related hardscaped areas
that are to be maintained by appointed HOA or Landscape Assessment District
shall maintain consistency with the approved landscape plans design and intent.
10.4 Other landscape areas not to be maintained by HOA or individual home owners
will be maintained by a Landscape Assessment District governed by the City of
Petaluma. These areas include landscaping along the wetland/ multi -use path,
landscaping along Corona Rd, Sonoma Mountain Parkway and landscape strips
located between Wellington Street and the sidewalk at lots 56 -61.
10.5 Owners of single family residences can make alterations to their front yard
landscapes so long as they follow the PUD guidelines and receive approval by
the appointed HOA.
10.6 Landscape areas along the delineated wetland shown on the approved
landscape construction drawings shall not negatively impact the wetland habitat
or natural characteristics and shall comply with the recommendations provided
by Monk and Associates Biological Assessment Report.
10.7 Trees shown on the approved subdivision map to remain shall be retained and
best arboricultural practices shall be used in their care. Tree mitigation
requirements shall follow the City of Petaluma's Tree Preservation Section of the
IZO as necessary to mitigate future removal of any protected trees shown on the
approved landscape construction plans.
10.8 All landscaping and irrigation shall comply with the current City of Petaluma
adopted water ordinance.
10.9 Future replacement of plants may be allowed if plants used are from the
proposed plant lists as shown on said plan. The Planning Director must approve
modifications to the approved plant list.
10.10 All fence replacement must match design and detail shown in the approved
landscape construction plans. Modifications to the approved fence design may
be approved in accordance with Section 19.040.E.4 of the Implementing Zoning
Ordinance as well as the requirements of the CC &R's.
10.11 Fencing height and location of all fencing facing public streets and SMART shall
comply with recommendations provided in the Environmental Noise Assessment
by Illingworth and Rodkin, Inc. All other fencing shall comply with the City of
Petaluma IZO for fencing height and location restrictions.
10.12 Minor entry features associated with fences shall be subject to the City of
Petaluma Zoning Ordinance requirements for minor entry features.
11.0 Exterior Lighting
Resolution No, 2017 -013 N.C.S. Page 27
11.1 Lighting shall be maintained in such a manner as to provide safety and comfort
for occupants of the development and the general public.
11.2 Lighting design shall be such as not to produce hazardous and annoying glare to
motorists and building occupants, adjacent residents, or the general public.
11.3 Lighting shall be oriented away from the properties adjacent to the PUD and
sensitive habitats such as wetlands, creeks and open space areas where lighting
is not proposed to be used.
11.4 Exterior lighting fixtures design and locations shall maintain consistency with the
SPAR approved light fixtures and lighting plan.
Resolution No. 2017 -013 N.C.S. Page 28
EXHIBIT "All
LAND USE DISTRICT MAI
/l
TAIN r,4 >
MOON
SOHO Mq ,
/� f ! r� �' '' .� /'-'� ,� ,r,JJ,'"r rr�y r✓' ✓`ffr � r: err ;, ,, `.f � ,-w r,,.yr O
r
,r r
r/ ���✓� ��+ ����,r / /�!r„ r' r j, r'!,`s „ r1" f �/, r� ! r r'.f ,i
- '�ta
`l ! i ✓ � � ,r' r r � -' r rrrr r✓'� / r = � ! r ,r �-y � ,ir,,pp ✓ r V
r�, -; -� ;,- --�-�= ����� ;rJ' '� , jr�rl r,, r f �, r'' ; pM ., ,,,,,r.'✓% r,+,/ .-r '' '� ; �
p/% r ! '`f. / / ✓ •�` r' %r�r,/�� /.% r'� /o ''� ,! � r ✓� ;,. /rr.% r. '' r !°,�
� - � r�'r � ��'F /' / .� � r'rr ,r �''� r r ✓ ,�`� !/ ,; />, r r /i '
i✓ " / / %/��'�l // ,��� r',f,/,!r�����"�p' ,�' ✓ r j.' `'p r ,,.✓ yp ;pp p J, � ,:' ,,• f: tD
z ' p'r � �'/r,r� � �� i� ,� ' / '"�'' w'�� ✓ .,., 'f`,✓ pr ,,, `,- .'/ ,� ;, ,,. ' r r' /,,
r rf/ % / / � ,r '. /r ✓�' r rr r i ., rrr r, r r ,+ .,1, `,-` -' /, f
�i /;��� /� !'�r�i'/f%' ,iiir' � ', r''�,t✓r ✓ ,,v,r� 1r , r,'-,'
r!' ;%%''rte , r ,� rr" r ✓r � r r /.r
S,N.A,R, T,
LEGEND
SITE BOUNDARY
SINGLE — FAMILY
MUL11— FAMILY
OPEN SPACE
Resolution No. 2017 -013 N.C.S. Page 29