HomeMy WebLinkAboutStaff Report 4.A 03/06/2017j=,A(
DATH: March 6, 2017
TO: Hollurable. Mayor and Mcnihm of -the City C.OUncll throug!h City Manager
FROM: I leather I fitics, Planning Manager ' 'P,14
IS I J 10 FCT: IntrocILICti011 01'.211 01-dillanec Approving a Zoning N/lap Amendment and
Adoption of RCSOILItiwis Approving the Unit Development I'llan arld PUD
Standards and the Tentative Suliclivision Mali I'm- the Holly
I [eight,; stlhdjvisinll.
RECOMMENDATION
I
It is recommended that the ("Ity Cciuncil:
a) Introduce an Ordinance approving as Zoning Map AITIendment to rozorle the suh'
JUCI
property fi-orn Residential 2 (R2) to Planned Unit District (PUD),
b) Adopt as Resolution approving the Unit Developn'iew Plan and PUD Development
Standards t6i, the I folly I leights Planned Unit Development, and
c) Adopt as Resolution approving the TClIWtiVC SUbdivisioii Map creating eight residentit'll
lots unci one common P.ITUCI.
BACKGROUND
11a prr�rjecf sitc is as 2.25 -acre parcel at the wQstcrn C(Ige of I)ret. , lijjjjtS„ a � t tit illterSe t*
c c lot)
of` f' AVOILle ffl1d I lolly I leights Drive. 'floc site is bounded by Bodega A venuc to the south,
4: - W Pau and north. and single-11imily homes at Runlam
single-funilly honics - Ii Lane to the Nvest -
Way to the east, Properties slultilvd directly south (across Bodegi Aventic), `vest, and north of
the I -VO ' jCCt Site 11V Witllifl COLIFIty OFS0110111d jLlriSdiCtiOn, Init within the City tit' Petaluma Um
rbi
Grovvth Boundary (UGB),
At present, (lie pro ' juct site Qonslsts of'one. parcel developed withfivu single. -family mily homes, mal
e:°
garage st
rtleturc, till -cc duplexes, and as paved private di-iVOWly (I IOIIV I feiL,!ItS Dl-iVC).
FIxistil-ILresidences ilre modest in size and range from 765 sclunre Ibel to 980 square feet ill floor.
area. Severid mature trecs, zvC icaattc,red thrOUPI)OL11 the. site. '"Fopography trends upward firoin
Bodcga Aventic rising from 127 1,ct (above sca level) Lo 160 feet at the site's northern boundary.
Slopes also trend il) a downward direction from Paula I.anc towards, 11,,intom 1,anc.
Page I
The FwqRcI scelss approval of as Tentative Subdivision Map the; creation of eight (8) 1(*s and
one (1) common parcel A access, drainage, and utilities. Five (5) lots wonld contain existing
single-Nmily hunws and drive (3) lots would conutin ex AKLI dilpleXeS. Proposed lots range in
size from 7.550 square Feet (,,;0 to I I 120 A No new honics or additions to homes are proposed.
Construction activilAes are lunited to she impmenlentN including new sidewalks, curb, and
gutter along I lolly I leigliv, Orive an(] Bodega Avenue, Aamd pKinp, spaces. on I Jolly I leights
Drive, and a fire truck awnamun& The existing residence. On l,o( 5 would be relocated
approximately 204ect back from tile street to nceorinliodato as required fire truck turnaround.
The projcet ineludes a request to rezone be developed site from Residendal 2 (102) to a
residential Pkinned IMU Wrict (PUDY IhC PUMOSC Of 16 IVLIUCSL is W AlOW dMatiOn ITOM
standard zoning district requiJernents dint would he cmawd by the new- lot title.,; surs`raa.rraclira
cxis,ting devclopiumH, mich as deviation,, rel algid to olk4rect monlohile Parking, front setl)acks.
and al5ming multiple dwellinvy residential uses.
The Proposed PUD Development Standards are primarily derived from ffic. R2 zone., but were
rnodised = (a) rctain existing structure placemms; and (b) pnivide new standards controlling
building scale and tmass. The Pr(�jccl "4111 remill in as resklerithl deinky of 418 honing units Iger
acre (hu/wic) which is consistent with allowable donishks or 2-6 to 9.0 Im/ac cis dei-ined ror the,
Low Density Rcsidentint land trisc class i fication of' the Uenerni Plan. Under [lie proposed PUD,
no lot would allow fear the addition of one or more units fix. 6nglc-farnily lots allowing a
dLIJ-)ICX, or dUffleX lot-, allowing as triplex), as the addhion girt" unit(s) Would exceed allowable
densities under the General Plan.
Additionally, tile PUD Proposes admidswative pr(weckires that arc as derivative of' the
Implernenting Zoning Ordhance (IZ0) procedni-es Cor the R2 zone, Such as: 1) exterior
akagions to cWting, s4gle-11mily MUNgs and domn of existing single-finmily dwefling with
subsalywrlt construction Of new single-family dweNhWs are allowed hy-right when eonknubg
to F)LJD standards; 2) exterior ailterartions to multyle-flamily dwellings (eg. (ILIPICXes) and
construction of new nitiltiple-l'amily dwellings are molidred to obtain Administrative Site Plan
and Architectural Review (SPAR) approval; and 3) permit requirements lot- other land uses
and/or development not addressed within the PIH) shal I be determined by the IZO.
A more detailed pr(ject description is provided An We lar inning CAmmiksion stn reywt al
Attachment 4 (pages 2 thr(ILIgh 7),
DISCUSSION.
On Jan"my 10, 2017, the Planning Commission considered tile pr(ajCet at ZI LILdy noticed public
hemirig, The PWnnhg COrninissfom apf,roved at resolution (6-1) recommending that the City
Council approve as Zonhg NilAmendolent to rezone the subject. properly from R2 to PI ID and
approve the Unk Development Plan aiml PUE) Development Standards for the holly Heights
PUD (Attachment 5). The Coninlission a[so passed a rcmdution (6-1) recommending the City
Wuncil aplmive the Tentative Subdivision Map creating eight residential lots and One common
parcel (Attrichment 6).
Page 2
At the vimtingtile. Planning Coniniission expressed concern regarding file Nature devclopincot
potential nii individual lots as wed a,, proposed free renioval and lack of landseaping,, along Holly
I leights Drive, The WillinkMon I'MUSC(I ITIUCII Of tile diSCU.SSion on We cleveloprunn, puwnWd of
the eight resideishl low, parUCLI1,11-ly With respect to the proposed PUD Developnient SUndalUs
(Attachment 2, WAR A [fable S. I ]). MON SpeeifiCally® tile Potential lot' future PRIPCI-ty
ownwN to Cidarge CAting souctums car- huOd [low houses Illut loaxinlize potential under (lie
l lolly f leights PUD devc1opinclit standards.
Stal"t' clarified that proposed Pl)D standards are tylorc restrictive than the existing R2 zoning
standards (e.g., increased rear setbacks (50 thet vs, 20 fect), rnaxiniuni lot area and lot width
provisions) and explained that the proposed standards werc crafted to limit building Inass and
scale to encourage coinpatibility with the neighborhood, Maxitnurn lot size and width standards
were inclutled to retain existing, dmishy and IMI allOW loOIV WMW InLdti-f`anlily dCVCl0p1nCot
than NN -hat is existing, The (Tonm-nission did ittil propose any i-nodirications to tilt PUD
developunclif standards to address such concerns.
The 0-111111lission also expressed concern widi the loss of sevcral existing rnature tams,
particularly trees akmg be eastern edge of the limpedy, as W1 as the lack of' landscaping
iinprovenients proposed as part of the project. The applicant expkdned the need fiat- Wou rerrimal
to acconnnodme upgrades to the exiting I My I leights Drive to providesufficient width for fire
truck access and sidewalk installation- Stan' specifial that tile installation of as landscaping strip
ahng Body I Rights Drive Nvas discussed early In the ruvk%v pascess, however existing
developineig and she limitations did not allow adequate rmmv Wr the hworporation of a
landscape strip alon- I iolly Heights Mve within be cornnion area (Parcel A). Subsequent to the
Planning Coniniis'siun niceling, the applicant has revised plans to ri-iove (lie hatill-rici-head
turnaround and the snet approxinlately Minches vv"t to alh%v preservalk)n of all existing trees
at the eastern ecigo or the property (see Sheet 4 at Allachnient 7), Thrm eNJsting wees at tile
western portion or the drive 101 Wit be removed to accornniodate the new sidewalk and
drivek=a,y work.
Also subsequent to be Planning Conirnission rneeting, the Cily I-Aigineer inade two ininor
revisions to the ToWafive Subdivision Map C'onditions of Approval (as represented in
AtLaGhnient 3, Exhibit A). Specifically, a wquiremem wears added to Condition #15 requiring the
ins ilatioli of privately Owned and operated street lighting aiul as MlUil'ehlCut kvas added to
Condithm 419 that the chairrage system be designed m accon-iniodate potential ftiture ht
coverage,
An analysis of the project as it relates to the applicablc° policies and rel uNnions of (lie City of
Petalunia is provided in tile Planning Collljln,^sion Stal-l"Report (sm Attachnient 4). Staffanalysi:w
MW palm! condmency vvhh the (Incral Plati and I lousing I-Jernent (pages 7 through 9).
InIflulnenting NOW Mdhaiwc ('pager 9 through 111 Chilinviiii Subdivision Map Act and the
petull.1111a SUbdiviAon Ordinanec (pages I I and 12).
A notice or public: hearing was Imblished in the ,fir us (Tanhr on FcWvmT 16, 2017. mel WWI
to aH pnImmy ownmN and uccupants within 5oo met or the pro,ject site. No written or verbal
conallems have been received at (lie tirne OfpUbliShing they staffreport.
logo 3
IWbHc Resotmes Code §2H)84 requkes the C'F.'QA (46defines to include a list ()I' C12sses of
pr qjoets which have. been detcrinined not to have a significant cff`e et. on the ciivironment and
mthich shalL therellore, be considered exempt firom the provisions col` CEQA. In mpowe to that
mandate, the Secretary, rtw Remiumcs has delIned classes nt' prqjccts7r lisicd a( Articic 19 M'die
C'E,QA Guidelines, which do not have as AgAncuta Met on the environment and, therelore. are
dedmvd to he categorically exempt Own the requirement 6or the preparation of^ environn-loitall
documents,
'rhc Imilinsed pr(ject is categorically Q.xempt from the provisions of Cl','QA under O'.QA
Guidelines §15332 (In -Fill Development Prqjects) in that: 1) the prqject is consistent with
_)plicable General Plan and zoninV, dus'i_gnation policies and regulations-, 2) the site is within 0(y
lin its, less than five acres in size. and substanhaHy summ"Wed by urban uses; 3) (lie site has no
Valle as habitat ['or endungemd, rarm or dmawned specks; 4) the pr(ojcct will not result in any
significant efTects relawd to tmAic, noise, air quality, or water quality, and 5) the site will be
mdetfuutHy served by all required utilities and pultdic services, The prqject also (foes not trigger
any orthe exceptions to the excunfition outlined On CEOA Guidelines §1 53K2.
FISCAL IMPAurs
The pratject is subject to cost recovery with all exposes pail by the allAWL Ns orthe soling
or this staff rermirt, as total oF S I 1654AO in cost recovery 6ecs have been paid,
WNWITUMIKHOMIR
AM"= 1: Ordinance approving Zoning Map Amendment
Attuchment 2: Malt Resolution approving PUD
AM A: PIJD Development Standards
T%'Xhihit R: Land I ke wrict hlap/Unit Developnient Plart
Ma chnient :1 DraR Readminn approving die Tunwite SUbdivision Map
Exhibit A: Conditions of Approval
Attachment 4: Pimving ChAnnWon Rnn'Req)n 41 Meeting N4!nutc& Jantuny 10, .101 7
Auachnwnt 5: Pbn&ng COmmission Resolution No, 2017-01
Auachnwnt Q Planning, (Ornmission ResoluaWn No. 2017-02
Adachnwnt 7: TmUMNe Subdivision k1up
ORDINANCE OF THECITY COUNCIL OFTHE CITY OF PETALUMA AMENDING
THE ZONINCMAPCONTAINED ZONING ORDINANCE
TO CHAN(ETHE ZONING'OF ONE PARCEL LOCATED AT998 BODEGA AVENUE
(TO BE SUBDIVIDED INTO EICIf-11'LOTS AND ONE COMA40N PARCEL) FROM
RESIDENTIAL 2 (R2) TC) PLANNED UNIT DISTRICT(PUD) FORTHE 1-111,
HEIG111,11"s PUD
A PN 01 Q-070-044
FILL' NO: PLMA-16-0008
WHU'REAS, C'had Moll ofBear Flag Inc. SLIbmiltcd all application, oil
behalf of property owner Kristy Brooks, for as Zoning klap Amendment to rezone the st-Iliject
property from Residential 2 lR_2) to Planned Unit Diss-ict (IITJD) and as "Voitwive Subdivision
Mal) to stilidivide the sollicd property Into eight (8) lots and one (1) commoil p0rcel foraccess.,
drainage, and utilities, whereas file subject propert'N Includes CIVC existing singly: -family lionles
and three existing dtiplexes on as 2.25-acrc site located al 998 Bodega AVC11LIC (APN 019-070-
044) (the "Pr9clect"), and
WHI-AZEAS, Oil JUnWil-V 10, 2017, the Plonning Commis,rion held aa. (Maly noticed pilblic
beal-inn, It) Consider tile Zoning Map Amendmcm and'fcntative Stilidivision Mal) applications fbi,
(fie Pro.jectat which timc all interested parties had the oppoilunity to be heard, and
WHEREAS, on January 10, 2017 and prior to acting on this requesl, t1te Planning
Cmntni,cLsion Considered tile staft, repod analyring die application, Includin,
g [lie Callf'ornia
Fnviromnen(ul Quality Act ("Cl,"QA") (ictet-iiiination included therein. -and
WHEREAS, on January 110, 2017, the Planning Ganinission recomrnen&d that the City
Cotincit adopt this (Ji-dinance approving as Zoning Mal) Amendment, recommended approval of'
the Linil Dcvelopment Plan & PT.JD Developinent Standards fbi- t1w 11olly Ucights PUD, and
recommendcd approval (if the associated -Ventalive Stitidiviston Map; and
WHEREAS, on March 6� 2017, the (.1ty CoLincil field a dtily noticed pal clic. licaring, 'to
c)sidcr (fie Zoning iMap Amcminmit and Tentative SLibdivisiou Map apt)livatloris for the
Project, at which time all interested parties had the, 0l)j)0I'tL1I1i1y to be licard; and
WHEREAS, on March 6, 2017 :anti prior to aetnig, on this request, tile City Comicil
Considered the stafl, I.Cpor( armlyzing the application. inClUdill" tile California Flivil'Onmental
QL1,11ity Act ("CEI)A") delermination included therein, and the Planning Commission's
JVC0111111cridation, and
WHE'RE'AS, In-ipleirient-ing Zoning Ordinance Chapter 25 pi-ovides for [lac approval of at
loning Map Amendment: and
WHEREAS, on March (1, 2017, the City Council il-ilroduccd this Ordinariccapproving 1-i
Zoning Map Amendment fi:.ir the Holly llcights PUD, and al)proved the issociated Unit
I)CM01)DIent Plan & PUD 1; CV Standards and tl1C'l'CDtatiVC Subdivision Map.
NOW.,11JEREFORle, 1W 11TORDAINVA) 1311'RE, CITY COUNCIL 011" 1 , H E
(_11TY OF PETALUMA AS FOLLOWS.
Section I - Findings. I'Lirsuant to Implementing Zoning Ordinance § R040 and Chaptor
25. tile City Council adopts this ;kinin g Map Anwridnient llor the I ]oily I Icighis PUD based oil
the fiollowing findings:
The pr(ject concems a 125 -acre site with existing development, Tricludin.-,live (5) existing
single-family houses, and three (3) existing duplexes. The proposed Tentative Subdivision
Maj) iSf'(.)I' the I-CHSOJIS diSCUSSed in thc.lanuary 10,2017 Planning Commissionand March 6.
2017 City COUnCil staff'reports, consisitunt Nvith the Petalunia General Pla nr The Project will
re -;tilt ill a residential density of 4.88 Housing, units per acre (ILL/ac) which is consistent Nvith
allowabIc densities of 2.6 to 8.0 leu/ac as dclined J'or the kow Density ResidQn1jul land use
classification ol'the Gencral Plan.
1 The Zoning Map Anicndmonl will remne the parcel 1sorn R2 to PUD. whereas [tic resulting
PUD zone will bc considered for approval by the. City (..'ouncil through Resolution. including
file Unit Dcvelopment Plan and PUD Developructit Standards for flic. I folly I Icights PUD,
3, The Pro , jout will not be detrimental to file public welfare as it: 1.) will preserve tile character
of ill(: existing lleighhod)ood Mild SUITOLInding areas; 21) will control mas,,-;inb,, and scale of
existing, and new residential structirres, through [lie OstablishroCTIL of PUD devel o pill Qnt
standard",m so as not to create out-of1charader development: 3) will l'acilitate [ionic ownership
within Petaluma; 4) will result in residential densities consistent Nvith the General Plan, and
5) will be consistent with General Plan policies for the site.
4, The proposed ptoJecl is categorically excirlipt From the provisions of ('I -'QA under CFQA
Guidelines §`15332 {1n -Fill Development Projects) in lllot. 1) the jlr(_rJcct is Consistent with
applicable General Plan and zoning dcsignation policies and rcgulatlons, '2)) the site is within
city firtll(s, less than rive acres in size. and substantially surrounded by Lurbarl uses; 31) the site
1111S 110 V41LIC aIS habitat lor onclangered, rare.. or threatened species. 4) the pro.ject will not
result in any significant el"llects 1-018tod to ir.-Wlic, noise, air ClUalit.y. or mater cluality-, and 5)
the site will be udcquatcly scrved by all required milities and public services, The proJect also
does not trigger any- oJ` [lie exceptions to [lie exemption outlined ,it CF'iQA Gnidulines
5. Based on its rcv'civ ol" (lie entire record bercin, including the hmuary 10, 2017 Planning
Cormillssion. and March 6, 2017 City Council -,*i b' roports, all supporting, l'O'ercilmi, and
inc orportatcd dOC1.11110111S, and -ill comments received and foregoing findings, (lie City Council
hereby approves as Zoiling. Mill) Arriclichlicill to rezone the subJect property I'l-olil Re'sidential
- 2 (R2 1
) to Planned I Inii District (11( 4)) liar the Holly fleights PUD
( — L
Section 2 — Zoning Map Amendment. The Zoj)ing Map cowallic(l ill the implementing
Zooiiig Ordiliance is licreby amcilded to mocid'y the zonitig diNtrict of finch parcel (APN 0 19-070-
044) located at 998 Bodega Avenue (to lie suhdivided 111to eight lot's arld one common parcel)
firom Residential 2 (R2) to J Jolly Heights Plauned 1 -h -tit District (PUD),
Section 3 -Severability,
ally persoll or circunistalice is licit] illwilid., the remainclur cal' the ordhiatice, including the
,lpp1IC,ItI0I1 Of' SLIC11 plirt or provisioll to 001cl, persons Or circilmstalux" Shull oot he affeeled
thereby arid sliall umutitie Hi, full force and clTect. To this ctid, provisimis of this ordilittlice .11V
SCVer8ble. ']"Ile City CUL11161 hereby declares thlat it would have passed each sectimi, SUbsection,
subdiviNion, paragraph, senteme, clause. or plirase hereof irrespective ofthe fiact that aiiv one or
more sectimis, subsection.s. Subdivisions, paragraphs, selitences, C-lauses, or Phrases be licit]
uticonstitutional. itivalld, or utienforceabtc.
Section 4. This ordinatice shall bee(mile effective thirty} -1
(30) days alter the date of its
MlOpti011 1))the, PCItIlUt"Zi City. COU1161.
Section 5 - Posting/Publishing of Notice. The City Clerk Is hereby directed to post
atid/or publish this ordinarice or a syllopsis of it rot' a Period arid iri the inatitier VCClUired by the
City (211"ll-ten
INTRODUCED atid ordered posted this � insert clayl ol] hisert mooth], 2017.
ADOPTED this I Insert (layl oflioscrt Oviall], 2017 by the 1,611ovVinu \?(Ae.
Ayes:
Noes:
Abstain:
Absent:
I—
;
RES01,11TION OFT11117, CJTV OF PETALUMA crry COUNCIL AP1" ROVINC-1111'.
UNIT DEVELOPNIENTPLAN AND PLANNED UNIT )STRICT {1'1111))
DEVELOPMENT STANDARDS FORT IJE HOLLY 1-11C.I(AITS PUD
LOCATE,]) AT99N HODYGA AVENUE
APel , 019-070-044
NO: PLUIA-16-0008
WHEREAS, Chad Moll of Bear I'lag Enginecrinp. Ine, submitted im application, oil
behalf ot'property owner KHLv Brooks, fi)ra /olling Map Amindment to iwone than sublIect
property Itoiil Rvsidential 2 W� -) to Pkallied Unit Disirict, (PUD). ;'llong xvith all aso
sciated U1111
Developinctil. Plan and I'll[) Devc1opnicot Stan(kirds, and a 'I"entative Subdivision Mal,) to
subdivide tile subject property into el&,IjL (8) lotsand one (1) conirrion parcel I'm, aeecss., drainage,
MI(I UtilitleS, WhelVIS 1110 Stll,�JW prOpOl-ty illCIUCICS fl\,c existing ningle-famity hornes and three:
OXiStIlig dUpIeXCS Oil 8, 2.25 -acre site located at 998 Bodega Avelitic (APN 019-070-044) (the
Pro -just' ); alicl
WHEREAS, oil January 10, 2017, the Planning Commission field a cluly noliccd public,
hearing to consider tile Zolling Mall, Amendment, Phained I.Jnil. District, and 'I'clitative
Sl.lbdiViSi011 M, -;Ip (111pliC4tiOns f'or the ProljQct at whi(1) time all intercsted parties had tile
OPPONLIllity to be heard; and
WHEREAS, can JallLlffl-V 10, 2017 and prior to acting. oil this request, tile Planning
Commission consikkIred the swfl' report analyzing (lie application, including (lie ("alil'ornia
I'luvirojimeiiial Quality Act (4'(.J,QA") (1cmillinatioll included therein, and
WHEREAS, on1anuary tO, 201,71, the Planning (..omnis: kln recommended that the City
('01.11161 adopt [bis RCSOILItion approving the Unit Development Plan & PUD Development
Standards for the I lolly Height-, PUD, attached hereto as E'xhihit A, recommended approval of
the iissociated Zoning Map Amendment, and recommended approval ofthe associated 1'entafive
Subdivision Map.- and
WHEREAS, oil March 6 22017 the City COL11161 lielda duly noticed public licaring to
consider the Zonim1ap Anivndmclit. Plat ocd Unif Distria and Tentative S111)(fivision Map
applications (or the PruJcct, at which Lime all intcrestcd parties had tile 0I)j)0J'tL1llitV to be heard,
and
WDEREAS, oil March 6, 2017 ancl 11601- tip Oil this W-(IlieSt7 (Ile ('ity ('01-111cil
considered tile Stlarl, report mullyzing 1110 application, Including the California Environmental
Quality Act {:"C , U,0A".) determination included flicrein. and the Planning
recollilliendation; ".111d
WHEREAS� Implementing zolling Ordinance Chapter 19 providc,s for (lie approval ol"a
planned Hilit District, "Ind
WHEREAS, on March 6, 2017 the.. City Council introduced this Resolution approving
they Unit Deve'lopillent Plall & 11tl) Development Stanclards, attache(I heretc, as Exhibit A and
Exhil)it B. foi- the I folly Heights PUD.
NON' 7111111REFORE, iw. rr tIESO LVED BY C'ITY COUNCIL OF 'I'llite,
CTT Y 01" 11'J'ALUMA, AS FOLLOWS�
L Al ic 11oregoi jig recitals are true and correct and inc rporated herein by ret'e rence.
2. Pimmuint to ImplCillenting Zoning. 0i'dinance §19.030 and §19.040(,B). the City (Amcil
her ehy illwoves the Unit Development Plan At PI)l) Welopment Standards lbr the I folly
I leights P1 if), Mac, ied hereto as Exhilvit A and Exhibit It, based on the 1-61lowing tindings--
n. 10 pipiect concerns a. 225 -here she Nvith existing, developineut, inchiding live (5)
existhig single-flunily houses miki three (3) existing dtiplexes� 'llie proposed Tentativc
Subdivision Nlap is., liar the reasons discussed in (lie January 10, 2017 Planning
Commission and Much 6, 2017 City Council staffreports, consistent with the Petalunia
General Plaur 'The Pi-qjoct will result in as midemial density 01'41.88 hOUSfin! Units I)cT
11CIV (liu/ac) which is consistent with allowable dmishies or2A to 8,0 hti/aca,,,; defined For
the l,ow Density "Residenliul land use classification of0ic Grencrzll Plan.
Ix The Holly Heights PUD includes an esuthliNhed tl[101-()Up11141-C (1-1011y Heights Drive),
which &H be kwuwd on as separate J-),'IVCCI Unda'COMM011 pdvMe ownesht and hilasect,
Mth an cxhdng Public road (Bodega Avenue). 11ach thorouglil'are is adequate to serve
traffic genernled by existing; developmod. Addidonally, UIRICI- the j)rQjCCt, new sidewalk
segments will promote pedestrian Convenience and safely.
c. Although no new devvlopmcni is prop med =1 uAting structures will remain, the
Imposed PUD regubUtry controls to preserve a unified and organized arrangement of
buH&ngs in as manner cornInible with the sumunding area. ']'Ile SLI)YOUnding In -Ca
includes properties with varied lots sties and Wding heights, whereas residential lots to
the west and within the Chnnity Ewe typically small in size and contain primarily single -
Story homes, and lots to the east witidn the R2 zonc are slightly larger with holh one-
story aluf two-story houses. The PUD slandards propose hq sites, ImUng heights, mal
other hididing, arrangement ('ealures, (e.g, setback,,,,) that are appropriaw in relatim to
nearby, development and Will control Jbiure development to be compalble with
stirinimiding neighbodioods.
& "I"he project she hwhdes pdvme yards and as private d6ve Willi mature landscaping and
trees. Although three Irces are proposed 1 -or retnoval. 10 ZIM01111110datC PFQjCC( COIIStllicti(al
at I Idly I leights lkhm the niq'Icirity of'SUch scale quditieswfll be pi'MI'VOCI, illdUding
trees along the eastern edge of the slit:. Ile Im,ject site is also located in close proxhitty,
to mi entry Gateway (Bodega Aventie at western entrance to Chy 1JGB) under the
Ciencral Plan, however the she is not significandly Osible ('rorn this location,
Additionally, the existing sCCuiC and ]YOUR111 IVS011),ces of open ridgeline's and hillsides
that help define the unique character ofPciduma will be protcocct-
c, The pr(ject "411 not Ire detrimental to the public welfirre as it: 1) Will preserve the
character or the ming mighhodond and smuninding areas: 2) vVil I control massing and
scak of cKling and new residential structures. through the estallfshmerd or Ptd)
2
dQvc.lopnicnt staridurds, so as not to ercutv out-oF-churactcr LICvelopriluill, 3.1 will fite.,
ilif-Itc
110111C owilorshill within Petalmna; 4) Nvill result in residential densities consislew with Ille
General Plan: and 5 will he consistent with General Plan policies f'or the site.
I The proposed pro.ject is categorically excillpt. Frol-TI the provisions of' ("T OA under CFIX,,A
Guidelines §1533", (In-Uill Devclopmcut Projects) ju fhaL: 1) the pro,ject, is UtAlsistent with
applicable General Plan and zoning designation policies and regulations; 2) the site is within
City limits, less thall five actus in size, and substantially SUrrounded by urban uses-, 3) tile site
IMS 110 VZkkle ILII; habitat flor endangered, rare. or threatened species-, 4) the pro -sect will not
residt in any significant ollecls related to tr,111-1c, lloise, lair cluality, or watcr quality, and i)
the site will be adecliumely scrvCd fly c111 t'C(lL0I-Cd utilitics an(l P1,11)1iC Sej-VjCCS, `Jlle J-)r(jeCt aalsca
CjoCS lrl()t llliggel° "IJIV as
f' IIIC CXCCPIiOlIS tea the CXCIllj)ti011 OlItfilled tat C'L,,QA (ILlidelines
§ 15300Z
4Flic t.-Jjiil Develop.nient Plain For Holly Heights PUD shall be stibject to file Conditions of
Approval Cor theTemative Subdivision Map.
5, This Rcsolwion shall become. effective thirty ()0) daVq after the date cal` its adoption by the
City Council, and the City Council's adoj)t'QIl of' this kCS0IUtiOlI shall lie deemed the final
determination by the City.
6Based on its review of the entire record herein, including the January 10, 2017 Planning
Commission ;,md March fi, 2017 City C-'(r)LITICil stall' reports, all 9Ltl)j)OI'tillg, referenced, and
ineorpol-awd docunicrit" and afl comments received and lore ,vain I-111dings, the City Council
hereby capproves tile I-Init I)cvcic)j)IIICI]lr 1-11111 MA Pir-D DCVCJ()PJlleJlt Sland ards, attached
hereto as Exhibit A andEXIlibit 11, fiOr tile I l(-)IIV I lCightS PI -11),
This page intentionally left blank
•
1. Holly Heights PUD
1.1 . Purpose
1.2. Site Context
2. Definitions
2.1 . Purpose
2.2. Definitions of Terms and Phrases
3. Applicability
3.I.Terms
3,2 . Site Location
3.3. Relationship to Petaluma Implementing Zoning Ordinance (I CS)
4. Allowed Land Uses and Permit Requirements
5. Development Standards
6. Administration
7. Access and Parking
7.1 , Purpose
7.2, Bicycle Parking
7.3, Vehicle Parking Spaces
8. Fencing
9. PUD Modificatiorl
1 1 i I I l�l'i'll
This page intentionally left blank
UNMEMEBMUMM
1.1 Purpose and Intent: The Holly Heights Planned Unit Development
Heights PUD") provides land use and development regulations to guide futu
development within the PUD. The Holly Heights PUD applies a modified versi
of the Residential 2 (R2) zoning district in a manner that accornmodat
buildings existing prior to the creation of the PUD, and also allows fut
changes (e.g., building additions, new homes) compatible with neighborl
properties. I
1.2 Site Context� The Holly Heights PUD is located at the edge of Petalurna's
western boundary, on the northern side of Bodega Avenue between Bantam
Way and PaUla Lane, The site is approximately 2.25 -acres and includes eight
(8) residential lots, as well as one (1) common parcel (i -e-, Holly Heights Drive)
consisting of a private drive aisle.
The Holly Heights PUD is located in the West Planning Subarea of the General
Plan and provides a Low Density Residential (RL) land use designation.
Adjacent properties to the north, west and south (across Bodega Avenue) are
located Outside the city limits but within Petaluma's Urban Growth Boundary.
Properties within Petaluma to the east are zoned Residential 2 (R2).
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 Terms and Phrases: All specialized terms and phrases used in
the Holly Heights PUD are defined by City of Petaluma Implementing Zoning
Ordinance ("IZO") Glossary Chapter 27 (Glossary), except as noted herein.
9103--MW.
3.1. Terms, These regulations apply to all land uses, changes to parcel lines
(including subdivisions), and development within the Holly Heights PUD in the
same manner provided at IZO §1.040 (Applicability of the Zoning Ordinance),
3,2, Site Locatiow These regulations are applicable to all properties within the Hol�y
Heights PUD as shown on the Land Use District Map at Exhibit A,
3.3. Relationship to IZO� Except as noted herein, when the Holly Heights PUD
silent on a matter, the IZO shall apply- The Hoily Heights PUD shall prevail in
other cases.
Page 1 of 5
P
Permitted Use
Table 4.1 S
Permit Requirement in Specific Use Regulations
Allowed Land Uses and Permit Requirements
A
Accessory Use
Land Use Type
All Lots taiSpecific
Use
Regulations
Residential
Dwelling, Accessory/Second Unit
AFS
1 .030
Dwelling, Group
S
IC §7.040
Dwelling, Multiple
P
-----------------------------
Dwelling, Single Household
P
Home Occupation
A I S iii
-JZ0 _§7.050
Residential, Accessory Structure
A
Residential Care, 6 or Fewer Clients in Horne
P
Swimming Pool, Hot Tub, Spa
A,S
I §7.080
Services ® General
D2y Care - Small Family
A (2)
uoies:
(1) Excluding the common drive aisle parcel (Le., Holly Heights Drive).
(2) Home Occupation Permit and Business License Required -
(3) Business License Required.
(4) Business License & Compliance with IZO, Section 7,060 Required,
Page 2 of 5
Irp
4 1=4 7
Table 5.1
Development Standards
Development Feature
All Lots tat
Lot Size
Lot area, lot width, and lot depth re-quirernents for each lot ro a new
subdivsion
... ........
Lot Area
6,000 sf (min) to 12,000 sf (max)
Interior t. ot Width
50 ft (min) to 130 (max)
Corner LotWidth
55 ft (mm) to 65 (max)
Minimum Lot Depth
100 ft
Setbacks
Setbacks reilroired
Primary Structure
New Structures I
10 ft (min) to S ft (max)
F rent
Existing Structures = 10 If (T-nin) to 5o ft (max)
Minimum Side - interior (each)
5 ft
— -------- - ---
New Structures - 15 ft
Minimum Street Side, - Reverse Corner Lot
Existing Structures = 5 It
Lot 1 and Lot 5 = 20 It
Minimum Rear
Lot-, 2, 3, 4, 6, 7, 8 � 50 Q
New Garages = 20 ft
Minimum Garage Front
Existing Garages = 10 It
Detached Accessory Structure
Front
Not Permitted
Side - Interior (each)
4 it
Side - Street
it) ft
Rear
5 if
Site Coverage
iThe percent of the Iota] site area (.overed by shrictures, oper) or
unclosed, excluding uncovered steps, patios, and terraces.
Maximum Coverage - Primary Structure
NA
Detached accessory buildings or strUCtUres may not be located in
the required front yard of -i main buildinq, Detached accessory
Maximum Coverage Accessory Structure,
buildings may be located in required side or rear yar°ds. provided
Detached
that in the aggregate, no more than five hundred (500) square feet
or ten percent(10%) of the area of the required yards, whichever is
greater, shall be covejed by such structures,
Maxitnum allowable Wight of sti-actures. See 17-0 Glossary for
Height limit
hPitIlit ineasurement fequitamr-nits, and Chapter 12 for hokild firnit
Maximum Height - Principal Building 25 ft
...... ... ......
Maximum Height - Accessory Structure 15 ft
Maximum Height - Accessory Dwelling 21 ft
Usable Open Space NA
Notes:
(1) EXQILjding the common drive aisle parcel (i,e,, Holly Heights Drive).
Urdrilmamm
6.1 Single -Household Dwelling: Exterior alterations to existing single -household
dwellings and construction of new single-hou se hold dwellings, when conforming
to the standards herein, shall be approved by -right.
6.2 Multiple Dwelling: Exterior alterations to existing multiple dwellings and
construction of new multiple dwellings shall reqUire Administrative Site Plan and
Architectural review by the Planning Manager.
6.3 Other Uses & Development Features: The permit requirements for land uses
and/or development not addressed at Section 6A and 6.2 above shall be
determined by the IZO or, as relevant, by Table 4.1.
7. Access and ParkinE
7.1. Purpose: To facilitate vehicular and bicyc�e access to and within the Holly
Heights PUD through the provision of off-street and shared on -street parking
spaces, as well as access ways for vehicles, bicycles, and pedestrians. Holly
Heights Drive, a private roadway, is intended to provide access and shared
parking to all residential units for both residents and visitorSr.
7.2. Bicycle Parkjng� A minimum of one (1) designated, covered on-site bicy6e
parking space shall be provided for each unit. A single-family dwelling may
utilize a garage to satisfy bicycle parking requirements.
7.3. Vehicle Parking Spaces. The minimum number of automobile parking spaces
shall be determined as indicated in Table 7.1 below.
Page 4 of 5 1
'Table 7.1
Minimum Number of Off -Street and Shared Automobile Parking Spaces Required
Off -Street Parking Spaces
Dwelling .- Single Household, including Attached Townhornes
Dwelling -- Accessory/Second Unit
Dwelling — Single Household Addition of New Bedrooms
1 covered space plus 1 additional
covered or uncovered space
1 covered or uncovered Plus
parking for other dwellings on-site
consistent with parking
requirements Outlined at this table
1 additional space for each
additional bedroom over 4
bedrooms
Dwelling — Single Household Conversion of Required Covered Space(s) converted to living
Parking to Living Space quarters replaced with covered or
uncovered parking space(s)
— ------ .... .. . ..... .....
Dwelling — Multiple Household I covered space for each unit
Shared Parking Spaces (Holly Heights Drive)
All Uses 90)
Note:
(1) Shared on -street parking spaces shall be striped and maintained in perpetuity,
8. Fencing
Table 8.1
Location and Height of Fencing
. . ..... ....
Location of Fence or Wall Maximum Height
Within required front setback or on the front property line 36 inches
Within required street side setback or on the street side Winches
property line
Within required interior side or rear setback
Outside of a required setback
6 ft solid or open fencing
2 ft of additional screening at least 50% open
5 ft solid or open fencing
2 ft of additional screening at feast 50% open
9.1. Modification Procedures: From time to time, it may be necessary and
desirable to modify the Holly Heights PUD, Modifications shall be in accordance
with IZO Chapter 19 (Planned Unit District and Planned Community District).
�_, - -I 2__
Page 5 of 5
I
I
WeNOLLITION OFTHE CITYOF lei 'ALU MA CITY COUNCH, AP11111OVING' A
TENTATIVE SUBDIVISION MATTO CRENIT EIGHT(8) LOTS AND ( I ) N E (1)
COMMON PARCE,11, 111 011 TI -IE' HOLLY 11EICAITS SUBDIVISION
LOCA'I'ED AT 998 BODEGA AVENUL
APIN, ON -070-044
I'll -E, NOPLMA-16-0008
WHEREAS, ('had Moll of'Bear Flag I"zigimering, Inc, Aibnjit(ed in application, oil
heliall'cel' pi,operty mvnel- Krisly Brooks, 11or a Tentative Subdivision Map to subdivide the
sufaject properly into eight (8) lo[sand one (I) common parcel fi)raccess, drafflage,and utilities
and a Zoning Map Amendment to rozone the. subject properly 1'rom Residential 2) (Tt2) to Planned
Un.11 District (PLJD), whereas the sub' I
zject property includes live cxisting single-lan-ifly homes and
three existing duplexes on a 2.25 -acre site located at 998 Bodega Avenue (APP 019-070-044)
(the "Prc7Ject"); and
WHEREAS, on Januar —
y 10, 2017, the P11,11111ing C'0111111iSSiOtl 1101d a (11-11NI WAICC(l pUblic
licaring to consider dieTentativo Subdivision Map, Zoning Map AT11i:11chnow, and Planned Unit
District applications I -or the. Pro.ject 'it which tines all interested parties had the opportunity to be
heard, and
WHEREAS, on .1allUMN 10, 2017 and 1)1-iOl- 10 aCtfllg, 011 this 1-CCILICSt, the P1111111ing
Commission considercd the statT Np011 allalWing the aplifiCation, including the Califorma
F,rivironmonful QUality Act ("CFOA") detern-iination inCIUdQd thercin. and
WHEIIEAS, un J,-111Uary 10, 20 17, the Planning C',ommissI011 1'ecOlonlendcd that the City
C','ouncil vidopt this Resolutioo approving the Tentative Subdivision klap, and recommended
approval of the associated Zoning Mali Amendment and Unit Development Phan and PUD
Guidelines: and
WHEIZEAS,cera March 6, 2017, the City Conned held a dl-lly' noticed public hearing to
consider' the. Tentative Subdivision Map, Zoning kfiap Amendment, and Planned Unit District for
the Prqjecf.I at which limeall interested parties had the opportunity to be Beard,- and
WIJEREAS, on March ti, 2017 and 1. nor to acting on this recluest, the City Coutwil
cOnsidered the stall' report analyzing the application, ifldUding the, Calif-Ornia Unvirojimentaj
QuIality Act ("CEQA") delC1111ifUltion included therein, and the Planning., Commission's
FCC0111 11`101dati oil; and
WHEIZEAS, on March 6 "2111 7 the CitV COL11-161 adopted this It.CSOJUGOII Nj)p1-0V41g the
Tentative Subdivision Mal-) I -or the lJolly licights Subdivision, and approved the associated
Zoning Mal) Amendment and Planned Unit District applications.
NOW T11FREF'014E, BE 11' RESOLVED BY THE CJTY COUNCIL, OF T1114,
CITY OF PE'rALUMA AS FOLLOWS:
1, The lbregonig recitals :arc trucv.nd correct and incorporated 1101-611 by ref'e'rence.
1 The proposed 'Feritative Subdivision Map, as conditioned, is co)nsj,,;(c.w with the provt , sions of
, l'itic 20, SUbdivisions, 01' tile PeLah-111111 NIUniCill.711 Code (Subdivision Ordinance) and (he
California Subdivision Milli Act as outlined below.
3. The City Council licreby approves the Tentative Subdivision Mup bear flie I folly I telghts
SllbdiVisi011, ',LllliCCt 10 tile COnditions ol'Approval attached hereto as Exhibit A, and based
on the t-ollowingfiridings,
it. The pro_jcct concerns as 2.25-aere site -with exisong dcvclo[)menL inClUding Ilive, 5)
existing single-t1lillily houses and three (3) existing duplexes. The proposed Tentative
Subdivision K,fal-) ia, for the reasons diSCUSsecl in the January 10, 2017 Planning
Commission and March 6, 2017 City Colillcil staff -reports, consi-stel-It with the PeLahlina
General Plan. The Pro , jcct witl result ill a rusiolcrilial derisity of 4.88 11Og LISin_Units, JVX
acre (huhle) Which is Consistent with allowable densities of'2.6 to 9,0 Ini/ac as &IFined 1 -61 -
the Low Density Residential land use Jassification of the Gene,,ral Plan.
1). The site is 1)[IVSiCally SUitabic for residential development in Ilial it is mildly sloping, doe's
not Qontain any physical corist rai tits, is not environmentally sensitive, and is intended for
residential development,
c. T'he proposed subdivision inchl(ICS MiDOr COnSkIldi011 'wOT`I( tbal Will not Oau,�C,
substantial environmental damagc, injure lisle or wildlife or their habirai� tror seHous
health problems as the project is: 1) located in an area exhibiting no envii-onmental
suns,itivity (e,g,, wetlands, crceks, hazardous sites): 22) located in an arca absent of a
waterway that would support Fish habitat, 31) located in an area with no significant
wildlife habitat value', and 4.) will not cause scrious health probleins, particukirly with
respect to Wastewater as the Project Connects into the city sewer systelm
of. Property within tile pf'OpOSed SUbdivision does not HICILICIC any easements acquired by tile
public at large,
4The proposed subdivision, together with provisions for its design and improvements, wit] not
IN detrimental to tile Public heaftli, safety, or welfare because adequate public facilities exist
or will be installed, including roads,, sidewalks, water. scwcr, storm drains, and (-other
5. Prior to acting oil IlliAs Tentative Subdivision N4ap approval, the City Council aapprovvd the
associated Zoning -Map Amendment mid the (Jint Development Plan &,-. PUD Development
Standards for tire I tally I leiglits PUD,
6. The proposed project is categorically exempt I.Mm the provislous of ('I --'OA Lulder
(juidelilles §15332 (hi-Fitl Developrimit Pro ' iccts) ill tflkl(: 1) the prolicot is Consistent Witt)
appfic� I Z, I '; ?}flee Site is within
able General Plan arid zoning designation policies and lVgUlaJOoS -
city limits, less than five aoru.q ill SiZe�, and SUbstantially surrounded by urban uses: 3) tile site
has no value as liabital liar rare, or threatened spccics, 4) the proJect will not
result in any significant c(Teds, related 10 11-11IFFIC, IlOiSC, ail- ClUality, or Nvaler quality', and 5')
the site wvill be adequately served by all reLluircd utilities and I)Llhk serviccs, The pro cet aalso
does not trigger ally of the. c\ceptions to flic exemption outlined at C1,"QA Guidelines
7. Based on its review cal' the entirc record herein, including the January 11), 9-017 Nanning
(1,01111,nissioll and marell 6, 2017 City COLIFICil -,,tafl' reports, all SLIPPOI-611g, referenced, and
incorporated documents and all comments rmcived and Foregoing, findings, JJIQ City Cotilleil
hereby approves lhe Tentative Subdivision Map, subjCCt to thC COIlditi011, of' Approval
attached hercto as Exhibit A., for the Holly Heights Subdivision.
TENTATIVE SUBDIVISION MAPCONDITIONS OF APPROVAL
Holly 11cights Subdivision Project
Located at 998 Bodega Avennic
APP: 01 Q-070-044
FILE' NO: PLD VIA- 16-0008
Platilliml Division
I - Approval oftho: Tentative Subdivision Map is conditimied anion approval ol'a Zoning Map
AmendmQnt. and Ille, Ufnit Development Plan. & PUDDevelopmem StondaiAs, fOr tile Holly
Heights PUD consistent willi Ow City CounciPs recomnicildatiolls,
2. PJOI to Building, Permit issuance, the applicant shall list all Conditions ol'Approval oil the
first sheet of lac office anti job sIle copies ofthe plans.
3, Prior to BUildino Permit issuance, the applicant shall he subject tca any fl°.es in effect at that
L,
time. Said fees are due at time of JSSLKjuCC ()j- bUilding POrnut (COMMUCial or
occul-tancy (residential lases',)
) at which time, ether pedinent leers )haat are applicable to the:
t
proposed project will be required.
4, Prior to Building Permit issuance, the jpplicant. shall provide to the Planning Division 1 -or
I`eV1C`%V 4111d approval Covenants, Conditions and Restrictions (CC &Rs) associated with tile,
Homeowner's Association (HOM established for the Really I loights 131 jD, Portioris of the
CC &Rs peoincrit to than City of Petaltlulcl include provisions liar shared anneilitieS, such 'W'i
shared parking spaces, private drive aisle, sidewalks, and utilities are as shared maill(eflailce
responsibility ofall property owners Within tile PUD.
5. Prior to approval of tile Final Map, the applicant shall install a minii-num tit' one (I)
designated, covered on-site bicycle. parkingspace Im each carport U1111 01'dLJj11CXCS Within tile
Holly liciplits PUR
6� In the event that human renlaills aI'C MICOvered durinv eard-iii-ioving activities, all con-struction
exeavation activitics shall be suspended and the folt0WiI1g 111CUSUI-CS Shall bU Lit-I&I-t,11Wn:
a, The Sonoma C0UtltV COr011er'SlIall be contacted,
h� 11' the coroner determines the ren -mins to be Native American the corouer shatll contact
the"Nalive ArucricanHeri(oge Commission within 24 hours.
c. The project spousor shall retain a City -approved quillifted archaeologist 1o) provide.
adequate inspection, retrieval, il'appropriate.
(1, The Niative American I leritage Corumission slialf identify die person or per-sonN it
believes to be file most likely descondCd I'Min flie deceased Native Anicrican, and :d-mll
Q,ontact Such Cle"Scendant In "ICC01-dallee with state. . law.
4
C The project spollsol. Shall be I SAIrilig tlUlt 1111111011 I-C1110inS Wid WSSOCknCLI
-espollsible for ell,
goOd:; are 1'61-16ed With appropriate digmity rat a ploce dnd process suitable Its the
Illost likcly descendent,
T In the event that archawfogiQal remains arc, Qncoullmvd during grading, work shall lie ImItcd
temporarily and a qualified archaeologist shall be consulted Jor evaluation oftlic artillacts and
to recommelld fiIIIIII-C Idiffll. The local Native American community shall also be notified and
consulted in the, event ariy archaeological remains are uncovered,
8. "I'lic site shall be kept clear at all tinics ol-all garbagc all(] debris. No outdoor stonagc shall be
permitted as part of this approval.
1). ('ollstrudlon '-w0vides -'shall comply with. ])QI- Fo rma lice standal-ds specified in 1111PIcluell I i jig
Zoning Ordinance Chapter 21 mid the I , Ichaturna Municipal Code Sections (noisc, (fust, odor,
etc.) unless [is Otherwise notod/condittoned above or in the initial studyknvironmental
document.
t is - i I -c I -
approvul does not purt-lit the reoloval of' any trecs outside orf' those trees i(Ictiti 1, ( C6
removal on Project plans date stamped Febt-trary 8, 2017.
H. *1 lie applicant shall defend, indemnify and hold harmless the City and its o(ficials., boards,
commissions, agents, officers and employees (Indeninitucs') From any ct;.jim, aefion or
procceding against IndenlIMCCS to aitaCk, Set aside, void or annul -,in), of the approvals of the
project to the nlaxinwill extent pumitted by Government Code section 66477,9, To the
eNtent perliliLted by Government Code section 66477.9. the applicant's duty to defend,
hidernnify and hold harrilless in accordance with this condition shall apply to any and all
claijlls. actions or proceedings bl-ought COFICernill" the jlf.(sjCCL lloLj(14;t such claims, actIMIS Or
proceedings brought within the time period provided for M applicable State and/or locut
statutes. The City shall promptly 110tif the SUbdiVider Of 111Y SLICII
I Y claim, action or
proceeding concerning the subdivision. The City shall Cooperate Fully in the delense. Nothim,
contained in this condition shall prohibit the City frorn participating in the delense of ally
claim, action, or proceeding, and ifthe City chooses to do so, applicant sliall reimburse City
for attonleys, fees and costs Incurred by the City to the maximuln exlent permitted by
Government Code. Sect ]on 66477.9-
flel)MIMCIlt Of'ILlbliC Works and Utilities
The Following onditions of'Approval from the Department of' Public Works and tAilifics shall
be addressed on tile Subdivision Improvement Pians and girl Map wiless otherwise 1-10ted,
Frontaoc improvements alongy Bodega Avenue :,Jiall be Insialled as shown on sheat 6 of the
tentative map. A 2 -inch grind and ovClIaV shall be inSt,111CCI h-0111 the OLII.,,'i(IC curb returns to
C., I
the southerly edge of the existing stamped asphalf concrete arcai. Vehicle and hike lane
striping andL�
pavelnellt legends. inCILIC11110 tfiC, St"InIped pavement areai, :-;hall be re-established
per City requirements. A pUblie access easement is required to ho dedicated to the City of'
Potalu,nia f,"iw the proposed pedcstrion rujilps and crosswalk. Coollorms arc .5ubjccl to City
approval.
-,1- 5
13, 'Tile proposed street, sidewalk, curb/guttcr, Slrcedighfs, SCWCI' 111d sWlrrll L1111ill IiIIUS SCITiMI
the subdivision shall he privately owned and maintained. The street section shall he built to
City SU-mdards HICIII(fing at minimuin ot'28-leet wide with parking on one side of the strect
fronting lots 2-8 mid 204'ect WIdc (no rare -street 1);a1ing) fronting lot I as Shown oil this
1011tatiVC alap. The minimum strL]CIUI',Il StrCet sWCtioii shall be 4 -inches of asphalt concrete
ovcr 12 -inches ofelass'22 aggregate base,
14. A ininimum 2 -inch grind and AC overl(ay will be required on ill] utility trench cuts along the
lengoth ol'the trench, for as minimum of'/, (Ile SUVOI Width Within BOLICga Avenue or any other
O'lected Citv streets.
A strectlighl sball be inslullcd leer City standards at tile intersection oftlic private street and
-hall be installed. The Cit
Bodega Avenue. HD strectlight fixturQs s
City will provide, the
developer the LED specification pnor to submittal of the final map and improvenicilt plans.
Fin -al sircef light 10cniions shall be detcrinined at. the tinic ol" improvement plan review sand
approval, Privatcly owned and operalod street lighling shall be installed oil I folly I feights
Drive, suljcet to approval by the City ofPcialuma.
M "No parking" :signs and/or red curbs shall be installed oil 20-1-601 wide porlions ol'the privatc,
strect. Fire laric land no slopping any tiaic signs shall be insttillcd in the tkirRuround areas,
17, A stop sign and legend with as continental style crosswalk shall be installed on the private
drive at Bodega Avenue per City standards. All striping shall be thern-topla,--,,tic per Caltrans
s
,r tandards,
18. Traffic control plans tire required for all stages of construction and shall be per, latest Manual
on I hii1orm Traft ic Controrl Devices M JTCD) standards.
19. The storm drain system shall getierall-,11 be constrUCtCd ala SIIa�Wll 011 the tentc.itive imip. All
proposed storm drillill lilies located oil private property, includinthe pr()poSed urridQrground
cletention./trealmerit vaull ill Parcel A sluill be privately owned kind maintained. The Storm
draill System design shall be reviewed and approved by tile Sonoma County Water Agency
prior to approval of' the final map and subdivviion 1111provVyllullf, pkalls, 'File druinakle system
shall he designod to acconinloclate PC.)telltrial J`JaJtjj°e lot C()VCr'jge,
20. Prior to Issuance of as building permit, all operations and maintenance munual is required tbr
(I)e I)FoPOSCLI CIOCIM011 11,9SM and public storm water treatment systems, and shall be
submitted with the final map and improvemcnt plan application fior rcvicv and approval by
the City Frigincci% Tile manual shall include annual nispeclion, by as Civil Umpincer registered
in the State of California, to ensure the detention and treatment syslcm is operaiting as
designed and constructed, as Nvell as provisions to make any necessury relPlirs 11) the systole.
A signed and scaled copy €.a1`thereport shall be, provided annually to the Office of the: City
1`111011001%
21. The pro - jcxt shafl comply withF1.10 City requirements --for crosion and q0dillWlt C011trOl best
management practices during construction. The appliemit shall complete, sign and subillit the
City's standard Construction 11"rosion and Sediment Control Plan Applicant Pack(igc witil the
'iubdivi,
sion improvement plans.
6
11, The project shall comply with F,,12 (.1ty requiremerits for posl coiistruclion storm Nvatur hest
111,111agemerit practices. The subdivider S11,111 enter into (lie City's standard storm water quality
maiMenance agreement prior to approvil (.)I' the final mapThe agreemetit shall be recorded
mid run with the Imick Ati ciperatioris, nand maiwetimice plan sluIll be StIboliLted with the
subdivision improveniciA pJLm application. The proposed 110A shtall be respow4ible tor
,11,1 P0,St COMAIALCII011 StO1111 Miter (ILKIlity best mariagellient prac(lccs 'Ind SN'111 be.
meluded M (lie I IO A documents,
23, 'No lot -to -lot drainage is allowed without drainage casemenis, subJ co to tile approval of' the
City Private ch-ainaoc w-sterris that direct storm water away fi-om neighboritig
properties arid residcues and toNvards the private strect/Parcel A shall be installed ori each
proposed tot.
24. The proposed sewer system shall remain private. Prior to approval or tl)(,,, sobdivisjoil
improvement plails, provide sewer videos mid coadition assessmein of the exisling sewer
marina atid laterals. All cnick-cd or brokco pipe, ars determined by the City, shall be repaired as
part oFthe subdivitsiort improvements and prior' to C01ISti-LICtiOn (WOIC \,\'UtOdit)C.
The propo.w.d 8-irich water maill Shall be colitairied Witilill 111 exclusive 10 -foot wide public
5
water main casement clediemed to the City (-in the final nial). Fire flow and pressure
CL)ICUlations for the tiew water maria' and hydr4mts shall be SUbmitted, with the subdivision
improvemew plans. All riew water services shall be 1.5 -inches irf diurneter with 1 -inch
mclen,�
6..4.11 water main valves shall be located at curb exMisions,
27. All. existing, relocated wid/or U111.1sed water and sewcr mains and seivicos shall be identified
Xtra -ig, and abancloticd at the main 1) " y s a d, s
mi corfstruclion drawif ; L cr (At t 11 ard
28, Grading, fior street improvements shall conlorm to the proJect geotechnical investigation
I-CI)OIal 'MI)II-titted as part ot'the corfstructiori dOC1,111101tS.
29. Draft Joitit O'Clid) PIUMS araC I-OCILlo-ed with, ttie public Improvement phill submiltal. 1IG&F,
a 1 1
pproval of thc,join( trojich IN I-CCII-61W prior to the Stell't OFMIV COM(R)Cti011,
30, Any existing wells or septic systems shall be properly ubaudooed per S000rna Courity
standards. My existiiig easciments liar leach fields aud vvcll,, to tic removed/ahmidoned shall
he LlUAClIiIIICd,
31 . All ocecssary casemeMs sharp be dedicated Oil the filial Inap.
Any existiop verlicad clectrIU-11 HoC011111101iC,Iti(II utilities a11Ig the jlrkrjL:Ct ii•c,rrtatge.,
includilig Bodcgo Ave.mw and Holley lfci,hts Latic. cts well as traversirfg, the site shall be
placed Urider.-rouod.
33
lined inspcction/cerlificaw of occupancy shall bc not issued 6>r° Clic pro,)posed residential
structure relocatiom until all ptiblic and internal stAidivishm improvements have been
winpleled and accepted by 1,11C City Of PetalLHML
34. Cornwctiun them are required I& the 1woposed new water services. Fees shall be jwdd prior to
1-inal map approval,
31 A home ownerN asweltion (I JOA) andlor maintenance agreemews shall be rcquircd fior any
shmvd uVIRies or facilities and shAl be recorded with the linal niap. Parcel A shall be a
corninon parcel and hwhWed in the I RIA. The FIOA shall identify 010 Utility Or t'aCility to be
maintained, the panics responsible for maintenance and I -lie t"unding ni.echarnsin For
inaintentuice, replacenient and repair. All agreements shall Lac reviewed and approved prior to
recordation.
36. %pue 1hwl mapand subdivision inym-ovemcm lei uis pw, we hite�i (Ity policies, su:lnckards,
codes, resohnions and onhimnees. Subdivision iniprovernent plan and Orr al nuip applications
and fivcs, as well as technical review deposits are I-CClUn-CLI. Public iinprovorms shall he
designed wid umsoucted in accordance with City of Petaluma Standard -S, Caltrans and
NlanLldi oruninT, surnwintzrol (NRUTS),
1- 8
ati01% -4.
DATP: January 10, 2016 AtINDA ITENT No. NA
170: Planning Commission
17110114: Jacqueline Overzet, Associate Planner
R EV I EW I 'D BY )feather Ilines, Planning Knuiger
SUBJECT: ROLLY "EIGITUS SUDTVI SION PROJEC'
Zcming N4ap Aanenchneril- Manned Wil Development, and Wantive
Sul-ldivisimi h4ap
998 Bodega Aven Lic (A PN: 0 19-070-044)
1,1101 PINIA-16-0008
RECOMMENDATION
It is t`CC0lTfluCndCd 111al the Planning (�'onuuiqsion adopt:
I. A rcrolution rcconiniending the City COLIFICil approve as Zonint, Map Amendment it)
re/one the suh.ject propcily from RcsidywhJ 2 (112) to Planned U'nit District PUD) and
approvo the I.Inh Development Man and PI )I) INKopricM Standards for the Holly
I IeighLs Planned Unk, Dcvelopnicin (Attachnicut A): and
Adopt a NSUILItion reconunendirtg the Chy C.01.1ricil approve the Tentative Subdivision
N -lap creating eight residential lots and one common parcel (Attachment B),
B-ACNGRQJNQ
Iffal Loaahn and Chdaw-1
The pro�jcct site is a 225auv parcel at the we,401-11 CCIPe Of Peta I Lill la"S fifnibi, at (11C intersection
or Bode ga,Avenue and Holly I feights Drive (Figure 11. The she is hounded Q BLdCgU AVUuUC
to the south, sirigled1unily homes at Pmda I ano to the west and north, and Mnglb-Nmily banns
at Bantani Way to the cast. Properties situated directly SOUth (across Bodega Avenue), west. and
nor h 4 the lar dect site, nre within unirly or Mumma jurkd&Wn, hut w4hin the (IV of
PetalUrnu Urban Growth Boundary (UGIR),
At present, the pr(�jcet site. consist oT one parcel develkoped ividi live single-l"arnily horrics, Oue
detached garage structure, three duplexes, and a paved pHyme driveway (Holly Heights Drive),
Exislig residences are, modest in sizc and range thim 763 square fleet to 880 SqUal-C feet in 11001 -
area, Several mature nves are scattered throughout the she. Topography trends Upward rrorn
Baclega Avistme rkirig hurn 127 lbo (pbove sea ley&) to 160 feet, at the she's nod%ll boundary,
Shrpes aa also trend in downward directicui From Nulu Larne lowaals HaWani lmnz
NYC I
A - (
Figure 1 — Project Location and SurrOUnding Vicinity
vehicular accQss to [Ile protect site is provided oil' of Bodcga Avenue via the existing I folly
I leights private drive. Bode as AMILIC pl-OVideS (,)Ile VdIiUdar travel lane in each direction and as
central (urn lane. A sidewalk is present ant Bodega Avenue cast of' the project site, however no
sidewalks are present to the west at Bodega Avenue or along Holly Heights Drive,
l-'IOJEC'T[)ES('Rl,i"I'TON
Tentative SufAvisioll Mal)
The Tentative Subdivision Map proposes the creation of eight (8) lots and one (1) common
parcel I'm- access. drainage and Utilities. FiVQ (5) lots WOUld Contain existing single-family horses
and three (3) lots would contain existing dulflexcs, Proposed lots range in size 1r ma 7,550 SLlUarCL
I'Cet (sr) to 1 j 20 st', No new homes or additions to homes are proposcd.
Construction activities are limited to site improvements, including new sidewalks, eurb, and
gutter along liolly Heights Drive and Bodega AVe-flUe. SIWI-Cd parking spaces on Holly (-Heights
Drive, and a fire 0-LICk tUrnaround (Figure 2 below). The existing residence on Lot 5 WOUld be
relocated approximately 20-reet back rrom the street to accommodate as I-CCILlired fiat; trUCk
U1111arOnIld.
Reference Sheets 3, 4, 5, and 6 at Attachulcut C 1,61. R11-01cr dc(ails.
Page 2
r
-77-
it
° I j 9�6 I �� I l ! i � i Iw � .. IF..
1111 F1
7
Figum 2 --- Proposed Site Plan
Avcvs.v (intl hn,kaig Plan
The pro ' ject j')rOVidCS VCIIiCLIItr access along at 20 -loot to 29-156ot \,vide private drive. New
sidewalks are proposed along the private drive and along the site's Bodega AVOILIC Frontage.
Holly Heights Drive can accommodate FIN U'Llck access through the creatioti of R I- , Ire truck
t urnarOLIJId at proposed I,ot 50
F, x i s ( i i i g, cin -site automobile parking itICILides covered sprees at garages tined carports and
Uncovered spaces within driveways. To supplement existing, onsite parking, the pro. icet propo.ws
nine (9) riev uncovered alld Orlassigned shared parking spaces within at cornmon area lot
including holly Heights Drive. Shared parking WOUld be striped.
L,
With respect to bicycle parking, existing garages at Lots I thrOLIg!h 5 include extra space for
bicycle st.orage. The proJect also proposes one (1) covered wall-niouracd bicycle parking raoh fire
each Ullit, at existing duplexes on Loos 6 thl'OUgh 8,
Refercnec Sheets 3, 4, and 6 at Attacbment C and PUD Development Standards Table 7.1 at
Attachment A, Fxhibil 2 fear rurtherparking and acccss improvement details.
Utilities
"I'lle pro ' ject site is currently served by city water, at private smer line connecting intra Bodega
AMILIC: 'and ovorlicad electrical powA
er, s parot of the pr.jecl, existing water set -vice will be
relocatud and designed to current city standards, ilICILI(filIg U rIOW 8-iFICII pUbliC. WHtCI' 111,611
within the common area parcel to be stubbed out at cach proposed lot. ThQ, existing scwcr systeili
will remain private, and existing electrical power to the site: Nvill be undergroundod beneath the
common area parcel. The pro-jocl also proposes to imtall as storm drain manhole and at media
filtration catch basin at Bodega Avenue,
Ref'erence Sheet 5 at Attachment C ror flurtherdetails.
Page 3
Ave Removall
The project proposcs to reillove Seven (7) trces on-site to necon-iniodote 1111provenicilts tes tile,
I folly Fleigl*" drive aide, hwhWAg one Pine, two kiquid Ainbur, and four l --,Ina species. 'Frces to
be, rernovcd do not ql.lalif�V Us "protected trecs' as dellmd at InIdernetiOng Whig OrTmanw,
(IZO) if 17.040. 11clerence Shed 4 at AtlachrneiO C IS 11inher u -cc removal Mils.
COV01-10111S, COnditionsi andflestriclions
Ile prijeel pn-)pows to eaaWish as I lonicowncrs Association (JOA) and rdmcd COvownts,
Conditions and Restrictions (CCck, Rs). lhwlhns of die (MRS pertinent to the~ City of Pdall,Mla
include provisions For shared amenities. such as shared parldrip, spaccs, privaic drive aide,
sidewalks, and Whites are as shared nahitclunce responsibility or of pnTewy ownein min we
IND, If the pro jeet is approved, popmal CCS&R-, NVOUld be reviewed and approved by staff
(hrOUgh the 1)1,111 check I'CViCW JA'OcCS.S.
Masing,Schudide
Projoct-related construction actiOlks mentioned above are anticipated to Cornillence it) .tune
2017 and Incl ,lune. 20 1 K
Planned Unit DeveloPnient
The Ividect includes at reCILICS1. tea I-CZonc the dewkyed site; Front Residential 2 (R'2) tea gra
residential Manned Unit Msh-icl (PUM I'lic littrpme oFdlis request is to afloNv deviation Frorn
standawd zoning district reqUirernMILS that would be created by (lie new kit fines. Specifically, the
she includes existing off-street auumi,A% parting at garapVs, carports, and driveways, provided
an a ratio less than standard zoning requirenients, Also. existing priniary structurei tit Holly
Heights Drive are shed whK inininumn Front setbacks per standard requirenients. Therefore. tile
Holly Heights PUD includes moll'ied pmviskms accornnioduting existing developnicrit.
Stanclard% for the proposed Verily Heights 14JD care; pawided at Attachinerit A, Exhibit 2.
Detads regardhig perlidued leered us", she plarl, access and parking, devekipillent standards, trec
ivnioN. ruld Old% are sunimarizood below, Also ref'ercrice Aflachinent Aj Exhibit 3 for the
f folly I loights PUD I"and Use District Map
pemimed Land INS
Proposed Wnd uses kkntMed at Table I be0w are primarily derived rroul the Residential 2 (R2_)
zonc, Allowable hind uses were rnodd-ted fironi the R2 zone to) exclude lodging, rcrercational,
educational, public assenibly, annywritatioij aimd sonic survict: uses. Ile helow table also
pq)oscs nitihiple-dwelling residmAll uses as lWrIllittal, Which CUITCatly CXiSt tit tile site (i.e.
dUpleXeS), hovever such uses would be ctnifixiled by 'tile PUD developinern standards and
Goticral Plan density requirc(nents.
Page 4
TA—VIE
Land Use Type
Residential
Dwelling, Accessory/Second Unit
Dwelling, Group
Dwelling, Multiple
Dwelling, Single Household
Home Occupation
Residential, Accessory Structure
Residential Care, 6 or Fewer Clients in
Home
P Permitted Use
S Specific Use Regulations
A Accessory Use
Use Not Allowed
IAll Lots in
Is
Swimming Pool, Net Tub, Spa A,S
Services - General
Day Care - Small Family I A (2)
Notes:
(1) Excluding the common drive aisle parcel (i.e,, Holly Heights Drive).
(2) Home Occupation Permit and Business Licenso Required.
(3) Business License Required.
(4) Business Hcense & Compliance with IZO Section 7.060 Required.
Specific Use
Regulations
20 §p,930
IZO §7,040
Hamm
Pe velopmew slandal-CA
Tablc I below shows Proposed development standards. Agaiii, proposed clevelopincrit standards
are primarily derived fi-0111 the R2 zone, but wcrc modified to: (a) retain existing SIRICILwe
placement; and (h) provide new Mandards controlling building scale and mass. 'rile purpose all
the latter modification was tca maintain conipalibility with nearby i'esidences and ilICILKICS the
following:
• Maxinluni lot area to retain density at single-family horries and cluipleNes,
• Maxii-nurn lot widlh to control overall building scale and site (level opm ent (c,g, I(A
I-rier-er will) new� significantly jai -get, hoille)
® WXiIIII-1111 Front YHI'd SetiXICk to ensure residences ore placed close to tile sidewalk and
pedestrian -oriented; and
• Mininiun-i rear setback requirements, were increased l'or Lots 2, 3, 4, 6, 7, and 8 to
preserve tile existiru, development pattern ol-large rear yards.
I
Page 5
Development Feature
All Lots (1)
Lot Size
Lot area, lot width, and lot depth tvritfirernents tot (,,act) lot in a now
subdivision
Lot Area
6,000 sf (min) to 12,000 sf (rnax)
Interior Lot Width
50 ft (min) to 130 (max)
Corner Lot Width
55 ft (min) to 65 (max)
Minimum Depth
100 ft
Setbacks
StrtLaticlts rocloired
Primary StwetLRO
Now Structures = 10 it (min) to 15 It (max)
Front
FxIsting StrLlCtUrPS 3 n 10 ft (min) to 50 It (Tnax)
MiniMLIM Side - [ritorior (each)
5 ft
- - - --- --- ------------- ----- -
New Structures "� 15 ft
Minimum Street Side - Reverse Corner Lot
Existing Structures -- 5 ft
Lot I and Lot 5 r 20 ft
M41intUrn Rear
Lots 2, 3, 4, 6, 7, 8 = 50 ft
New Garages = 20 ft
Minimum Garage Front
Existing Garages -'-_ 10 It
Detached Acces5oty Structure
Front
Not Permitted
Side - Interior (each)
4 It
Side - Street
10 11
Rear
5 ft
1 Site Coverage
'Ora percent of the total site area covered by stniclares, open or
enclosed, excluding uncovered steps, patios, and terraces
Maximum Coverage - Primary Structure
NA
- -- - ------ - --
Detached accessory buildings or strUCtUreS may not be located in
the required front yard of a main building. Detached accessory
Moximum Coverage- Acces-cry Structure,
buildings may be located in required side or rear yards, provided
Detached
that in the aggregate, no more than five hundred (500) square, feet
or ten peroerrl(10%) of the area of the required yards, whichever is
greater, shall be covered by such structures.
Maxim arn allowable heiight of stracturvs. Soc, IZO Glossary for
Height limit
lwqht measurernont ruquiremools, and Chapter 12 fear ho4ght limit
modifications,
MaXiMLIM Height - Pi incipal Building
25 ft
Maximum Height - Accessory Structure
16ft-
Maximum Height - Accessory Dwelling
21 fl
Usable Orien Space
NA
hIotes: (1) EXCILIding tho common drive aisle parcel (i -e,, Holly Heights Drive).
Pagc 6
1"ciicing,
Proposed standards for fencing, within the PM are cmistent xvith IZO l-VLlUi1'C1nUntS, CXcept that
the rilaximum prewrihed ferlCC height within I-ftludcd hunt setbacks or at tile front prolletly line
is 36 inches to promote at) environment where neighbors interact with one another-
1iefcrencc PUD Development Standards Section 8 at Attarehment A, MUM 2 Ir RwUwr
Mcing dclaW
,1(-hPi11iN11Y11i1YC MWLethires
The Holly Hoigins PIM liropows dma 1 cxwrkr ahawkins to existing single-flarnily dwellings
and construction of new single-firnidy dwellings am alkwed by -right when confiwniing tel PUD
standards; 2) exterior Owm6wo to rnuhifik-f'mily dwcUkgs (e.g, (ILIPleXCS) and COnStrUctiOn Of
jlctv nitiltiple-fivildy dwellNgs arc required h) obtain Achrinimrative Site Plan and At-chitecturod
RevKw (SPAR) appnwd; and 3) pertr6t rcquirenients ('01' ether land USCS MILI/Or development
not addressed within tile PUD shall be determined by tile IZO or as relevant by 'Fable 4.1
(Allovvcd (,and Uses and Pert -nit ReqVremenn) ofthe PIH) Standards.
11tese lwoceduras am derivative of IZO adminkuralive PrOCedUrCS f6r (lie, R2 zone, and the
proposed PUD provides specific development standards (Q.g., rnaximurn front yard setbacks,
maximuni kit ama, nwxknwn is width, ininimurn rear setbacks) to control building scale and
nrass. Q is anticipated that such standards will retain density at single -Family dwellings and
duplexes, Baal' gUard 11ture development to he pn1mrHonal -and harnioniOLIS With eXiSting
development pattUrritS, and err taro it pedestrian-oriolted street, all without reqUiring additional
SPAWlt beyond thm idMined above.
RcIbmuQc PUD Development Standards Section 6 at Attachment it, Fxhibit 2 for duails
DISCUSSION
Conmul 1%
The prt*ct site has as General Man land Me designation of' lmw Delmily Residential (1111, as
shumm in Figure 3 below. 'The T. QlassificatOn iN intended [or single-t'anlily residential
developillerlL and allows for a resMANl detwhy between 21 and 8.0 housing, urniks per acre
Orthwh The pmposed ptidect %%Kndd rendt in retaining c0sting densities ranging Crom 5A it)
7A8 hu/ae.
Page 7
RR
Flt
rebecca r
t;
C
bodega ave
hqq
E
R VL
LAND USE CLASSIRCATIONS'
ft"m '0
k" 51wW
L"<tl uta
(CW)
Cry pa*
j"w-.1 ("'Iy P"4
CfV1,6VAN)
ko
0t,w F'fg,01T
Un— %cp'—w RAN
Figure 3 — General Plaii i,and Use Map Designations
The pro ' jcct site is located within the West subarea of the General Plan. This subarea includes all
of Downtown west ofPcialmna Boulevard, commercial LISCS, residential neighborhoodsr. schools,
parks, ChUrc-lies and Otfiff I-eli.giMls ffiCilitiCS, .1f1d 01)ell Space. The subject site lies at the most
western CXtC]lt Of this SLIbarea , at the edgo. of City limits. The following,
proviks 111 alialysisr-
against applicable Genet -A Plan policies.
Chut,Ver I.- Lond Use, Grmvlh Mamigremcni, and the Buill Envii,onment
Policy I -P-3 Preserve the overall qcaie and character of cstablishod resicleiifial
neighborhoods.
'the prolvsud project ivill preserve the chart'icter and sc(de (rffhe established
residential neighborhood in that exisling developmellt 11piil rcrrrrradtr (111(11)1°"Posed
de velolm tent ,sherd arils fin' jj'je 110/1j1Ic. ra;lrl,s 1'1/1) ensure fidure a(khtions
andlor new homes are compt-dible with thea surrountfing ure(:t,
Policy I -P-27 kY)COU1`.IgC ilMOV.itive site and buildkig design to iddrcss parking %olutiolvs SLICII
as shared, Structured or unde)-ffOL111d IbCilitiCS.
Ilea 110111" lleis�ljls inclades exisling (Avelopmear 1hev doos not curvent4y
mml standard onsife petrkitaif requirements q0he JZO, since the Iii:) 1voldel
repire 24 on-sitc pt-trking space"; and existing (It' velopment provides 18 on -silo
pay'king spacus 17w pr()i0el provieYes fml innovative p-IrIfing solution to restrain
exisling residences while also providittg adefilional peirking. As proposed, the
all existir�t,,- et -rile parking trin(l j)).0j'j(j0S nine
C relunm , (9) new, shared
erre-.street parking striewes.
n
Page 8
Chrilwei, 2: Cwninuniiy Desii!n, Charticlel" an(l (-;ree" Buil(ling
Policy ONS! 14 WNW design and devckpment standards in the Development Code renecfivt•
or AdWonal development patterns: allow ]'(.)I- srnafler lots and setbacks, and
hwkWhV design and structure massing controls to prevent large homes on small
lots.
Ae piol)osvcl lloll),, lkights PUD hichicles to ensurefiltury odelitiolis
010/or neiv humt'%S We V01111)(Ilihle afith fwai-t�y resicletwes, 7his incluiles the
lvovision qf'stonchirf.1v to relclin the shigle-
fiwnilj! ch(vwt.,ter q/ the arcu, shollo1V
Selbackv resllhil'v iii daatilrlirr,i .s ('Ivimlee-1 to on(l wassiirg ctimmls.
Chwer 5: AMMy
Policy 5-11-22 preserve ,Ind enhance pedeskun connectivity in ex1sting ncyhNwhmds and
s-cquire as well-connected pedeSIrrian nctworlc linking new and existing
developments to adjacent land uses.
The plrtalecl will inlrmhax fiew olrwat; flol4v Ifeinghis Orive oi-0 (it
Bo(lei;o A venue, fin,ther enhancing- Ileclostricin uonnevtivitv wiihin the cxistil�g
ne�ghbcwhootl oriel /(..j aeljacenl Imul tises.
Cholver I L, lhiiaing
Owl I Pmvide adqUate residw-uh! devchMment OppOrtUrtiliCS LO aCCO1111110date
prcoected residential grovah and 17acifitate mobility within (be ownership and
rental markets.
The IWNOU witl lileilittile home amersho) throil�,Yh the ci-ealion of new
resi(lenlifil lots. 1lciclilioimlly, the .silt' is 'within the tligtm Gi-owth
1301111&11-j3 (UGJ�) Oln/ IFY1 MXYMmilothlic /olar'14C1.111 resitlewiell 11st: s c lilt/ gron'th-
INA icy 2.2 MW 11exibUity within the City's sMndmAs and WgUlations to encounipe a
variciy OHIOLISing (YpeS.
The Inyposeil MID will allowfi-w flexihilil)Y, fimn clevelolinteill slowlarclv q/ the
R2 mnw to cowde xnKler ivshkntWl lory wilh tWitign amd W
Oyso lwesel-ve exislin'ix housiraq slock within the Citr
hl1T7lCfJ?C17liPlg Z,017ilri' 01'C1ilIMICT
The }arc -posed Holly lleights PUD and scope orthe planning Com III is'sh)W s IvView is subject to
die Provisions of HOMO (IlindingM, The propowd PUD rnay lic approved by (lie City
WWI upon memmendation ordic Planning, Commissi ni. fit recommending the approVIrA, (.11'
modification, of'said PULL the Commission nu-Ist Find that sAd PLUX (w nuMMakin themol.
denHy ivsults in a more CWSHaNC LWO of Ind and as bruer physical envimnineM hap woLdd be
possible under any AnWe zoning district ()I- combbatimi of'zoning districts, and in addition to
Page 9
such gennal findioL,.s. the I- tanning ChunniWon and City Council shark niake the following,
specific findings (staffanalysis in italics):
Any 144) in pulmsed an lamest er(y whieh has as mbable relatilmship to one (1) or niore
thomuodimn and that said thoroughlaros am adcqwHe W cany any addithmal safFic
geneWed by the develfTinera.
The ffollv Ileiqhls PUD ino/ndev an establi,-died Ihoroqghliwe (Ilol�v lleghfs Orive), which
QU be huMed on a squvide Inink under twmnmn 1whWe onwwwhip and hoawwt with nit
(a'Visling Ijublit. J.00el (Mr kgn Ownup). Eoch Ihorrnqyhfaro is udequan, If) yer)v OvIfit.
,gtncrafed /)�, exisling develo[wwal, Addiliona,Vi°, undev the I)rqject, ]WIV Shklli'alk SC�11,111enfS
will In-olnole pedesil,hin convenience and sqjigtv
2. The Plan Rw Be ImuMmed devc1opincia presents as WNW and organized arrangulneru (it'
Inuililings and survicu fliciliks which are arlmijidate in relation to ad�jaeent or tiearh,v
pinopertics and that adeqnate landscaling arK!hm- screening is included fl'necessary to ius'Urc
compatibility.
Alfhrnl h tie) new develoInnent is proj)osed and twisting s/ructurcs a,ill relnainthe In,ol')Osed
11JI-) Jvgnlafol,r con1l'ols to Preserve is una fied and orcganized aviynygoinent rjf bidldin,gs in a
101ont,k"l, COMI)f1tible with the surroundinrg al -ea. The siwi-ounditki-., ai-ea includes In-ol)ei-lies
with varied lots Yves and hOdUgg, he,►,#hls, whereas i-esidentlal lots to the west and within the
(son, ewe ypkiWv smaU in ske and confain pranai-ily, single-stor-y hmnc5, and lots to the
eaV within the R2 lone (we .slightly lurgef. with both enIC-StOrj! and lino-slory k,)tisesThe
PEW Stroultayk In-olmse lot Sizes, bltildhc,, heights, and whe,,r huildin�g
(e.g. selbacks) that twe [alproln-ittte in velatkni to neewhi, de-welolmient and will conti,olJolunt,
develolanient to he con7j)alible a4th Sun-oundin,", tle�(,hbcwhoods%
3. The nutmal and scenic quaRks oF die, site are protCcLed. with adequate available pUbfic and
PdVWC SPCCS &Signated on the (.;nit DevelopmentTlan or General Developnim Plan.
7be proal Me WON prAvIe )Wv aiml a InInVe di-ive vvio(i Ynanwe landscol)ijig city(/
trees. Althoughscven It-ocs are lwoliosedfiPr ivnioU In acconnnockde jwojecl construction it/
IA91Q, 11cights Drive, the nuyoro, qfsUch Sreak, queduies min he joreseived The P-qjectsite
is also located in close 17ro1'iality to an eafj-,ij Gale I'vett " (7),ode3ga Avenue (it llseslerpl enfl-ance
tea Oty UG11) toider the (Swra/ Nan, ho"wiwr the Me is nof si1 nr'ficanl4j, visibleftool this
Mention. Athh'tionalb, the twisthUl scenic and natuital resources of o1jen rokelines and
hillsides that hell) thfine the unique charucter of Pc wN be 1,wotectext
4. The developornmu or me subject property, in the rnanner proposed by the applicant, will ncil
be defrinient.ill to UIC public Welfare, will be in the hem interests of the Oty; and will be ni
kceping with the general intent and jrit 0 the iNnang reguraticnis or the City or Petaluma,
with the llialurna General Mom and with any applicable plans adopted by the City,
71m, In-nlect ivdl not be derilownud to the public "Qn-e as U: 1) WH Inwsoiv the Kwacwr
qf1he ex[,Wng aeir,hborhood nildsorrouf1ding olvan 2) 1011 conif-01 lnassintfi and scelle of
Page 10
A (a)
exisling ancl neiv residential s1ruchires, 1hroiq,,h the eslablishmeni of 111JI) develolnneill
siant kj I -(71,V, .s�() fj.%� j7(,Il I() 41)%f(-Ite oul-ol-'eharacler 3) Will
ftk'lfiftlha 110nie
0111117CITShil) o,ifhio Peloluwa,, �4) ivill result ill 1-Csith,11tial densilk's coilsivent I'vUh the Cyellercll
Non,, and -5) trill he mmMant with Get-ierol Plan policiesfin- flit, site.
?ShchAvAn AJatr Ordinance
Antative Sulxlivwon Nbps a1v Su4ject to the Califlornia Subdivision Map Act wind Chtiptcr 20
(SuHivisimm) of the Pdalunia Municipal Code. 1-4ider the standards of' review ol'thosc statutcsq
the ptulmised subdNislon inay be approved based on the fiollowing firdings (,,,taff analys-is in
AM):
1) The 1mvposed map and Alnevement ot'subdivision �ar� Consistent Nvith 01Q, 6Cneral Plan
including ally ectives,
, policies, land uses, and prograins.
Yhe 1)rojecl ivil/ result hy imm, Us tuml assovialed di,vellings roaqwenr Wth ineskknAl
densilic,v allon,ed under the General Mitt The prqjea is also consivent ivilh various
Genert-11 PhIn P(MM inchitting Policy 1-03 (Pivseriv Scale and Charociel): Polk c ' at I -
P-27 (A'ncoitr(t,-e Innovolive S'itt, Design fir Parkin ,r Soheliovs),, Policy 2-l'-114
(kkfinlain Standivik RgWrOve qf Devehynniew lblfel7u); 106ty 5-P-22 (Enhance
Pc(ks°Iriapi Coronectivi(y): [-Ioitvnil,, k1einew Gual I (Facilitale Mobifit_y vipithin Ownershi17
and Runs! MANQ and Ihnnirig Eletneni. Policy 2.2 (Eneour(tA%�e Varier y qI'lloushIg-
2) The Site is 11l1ySiCHll)' suitable l'or the type ot'development and the proposed density of'
dovelopment,
Ae site is residential developit-jeja in that it is inildly sl(y.,hkq, does
not vat-flain irn, v p4v.5ical convrefinl,w�, is fiol environnicinally sensitive, and is iniendedfior
J,esidenlial tie veh lonenr Vie prol)osed s0division ivill ereale eighl (, nevi, Mis and one
(I.) I-jew Conillion Inarcel consisici-It Tvillr ell-Ifil-OfIriole t1unsilics, sinev the lir(Ileel will residi
ire dellsifies rwkgingfi-cant 5,0 io ?.HS hir"ac, consistent ivillf the Lon, Densh v Residenlial
land aw designation 1jerniftling residi-wtial densities hef�veen 2.6 and &0 hWitc.
3) lie subdivision improvements will ]lot COUSQ SONSMIllial ctivironniental ckumige-
WhanthOy kind avoidable injure Sh or KIM or W hahkat, 1tor enme serious health
pUlerns.
1he proposcxd subdivLvion hiclueles ininor construction ivork thal Jrj1i/l lJol ctnl�ve
silbstantial Arai ager hotre fish or wildlifi? or lbe;r habinil, nor scriolls
Walth twoNuns tin the Infecir is: t) located in an arva exhibiting no enro-onmenfal
sensitivi(v (v.g., ii,ellantk creeks, hazzuilom siles); .2) locoled Ov an areet obsunt tel'o
Wa/01,114tv that ivon/d sippori fish hobisl: �) located in (in area n4th no sipiificanl
lvifd/,Iji Imbilat vahle; apul 4) mAl resat came serious health lwobleins (e -g,, poor air
qnalay)
4) The subWyNhn iniprovernents', vvill 1101 COnfliCt With eaSUMCIAS, M;ClUiNd by the public tit
large. Or access thmugh or use oil property Wi(bill the prOpoSCd SuNrfijdwojj.
J
4 o
PPOjA?1'1Y Wilhil'? t1WP1Wf.)0Sed "wbdivimon ("Incs i1ol inellide 1 -my oequived by the
public tit lin- e.
PUI-S'LIM11 to Mt-loiCil),11 Code §20.16.420. [lie City Fngineer's written report oft-ccommendations
oil Ille pillific improvement aspects ref the proposed project is at Attachment 1).
,PUBLIC COMMEN1
A 110tiCC of pUblic hearing Nvas J)Ublished in the Argiii Coui'ier on Dcceniber -29, 2016, and
mailed to all jlroperty wmicrs and oecullant's kvithill .500 Ccet of the protect site. No Written or
verbal comments have becii received at the 6111C ol'pUblishing the staffreport,
ENNIRONMENTAL RFVTEW
Public Resources Code §21(i84 1V(jUirCS the CIT)A (JL[idchsies 10 iaCILKIC. a list of classes k,4
pro ' jects which have been determilled not to have a significant effiect on [lie ctivironnicrit and
which shill, thereForc, he. eonsidered exempt from the, provisions ol'CEOA, III response to that
mandate, the Secretary f'or Resources has defined classes ol'projects, listed at Article 19 cWthe
CEW OUidelines, which do not have at Significant effect oil the: enviroliment, '111d, therefore, are
declared to lac categorically e\cmpt fi-om the requirement- kn- the preparation of Qnvirom-nental
(10CUIVIC11M 'File 11rOPOSCd Pt'oJect is categorically cNenilit from the provisions ol' ("I"QA LHRJOr
(T.QA Guidelines $15 32 (In -Fill Development ProJects) in that: 1) the rro.ject is, consistent with
:11)PHICable Gericral Plan and zoning. designation policies and re-tilations: 2) the ,site Is within City
limits. less than five acres in size, and SUbstantially sUtTOMICICd by urban uses; 3) the site has no
value as habitat Jor endangred, rare, or threatened species; 4) the project will not result in any
�igiiicant effocts related to trat'i ic. noise, air quality, or water quality; and 5) the site will be
adequately served by all required utilities and public services. 'llic project also does not trigger
any ol'the cxeeptions to the: CXCHIpti011 OU11111Cd in CE'QA ClUi(lel I i I
es § 15300.2.
AT"I'AC11MENTS
AttachmeW A- Draft Resolution recommending approval or as /oning Mar) Atriendment
and the: Unit Development Ph,.m and PUD Development St',.111dards
Exhibit 1: Draft (Ity Council Zoning Map Amendment Ordinance
Exhibit 21: PUD DevelopniCIA Standards
Exhibit 3: Land I ise District Map/Unit Development Plan
Attachment 13: Draft ReSOILIG011 rtCO III 11-101id ing approval of the 1'entative Subdivision
Map
EXII ibit I - Conditions cd'Approval
Attachment C: Tuitati'vC S111)(livision Map
Attachment D: Report of Recommendations fi-om Cit -y L'ilgincer
Page 12
RESOLUTION OI,TIIE PLANNING CONWISSION REC0114114ENDING CITY
COUNCIL APPROVAL (0 AZONING AIAP AWANDNI(EN'l-170 REZONE THY,
PROPERTV LOCATED AT998 BODEGA ANT.NUEFROM RF'SIDENTIAL 2 (W) TO
PLANNED UNIT UPISTRICT (PUD) AND REC',OMMENDING, APPROVAL OF TH E
UNIT DEVELOPMENT PLAN AND PUD DEVELOPMENT STANDARDS
FORTHE HOLIA'HEICHTS PUD
APT 01907()-0
NO., PLMA- 16-0009
WIIERI,',AS, Chad Mail or Rear Flag 1"AlgineCringi IIICSUbinitted art apIllicatiOn
90ming Map Amendment u) rezone [tic stilt feet property fivin Residential 2 (R2) to Planned Unit
District. (PUD)and a Unut6ve Subdivkion Map to subdivide the subject property into eight (8)
Ims and one 0) conmon parucl l'orac.c.esS, drainage, acrd LltilitiC.S, whereas the sujjeci propm-ty
hickideg !We exiMOg single-Nmily lumnes, and three exIsting ChIj!IU\CS on 2,25 -acre site located
at 999 Podega Avulue (A P'N, 019-07(;l-044) (the Ilrotjcct"); and
INIJEWRAS, public notke was puhlkhed in the Pe14-1111ma /Irgns-Courier and limiled to
residents and occupants within 500 ficet orme Pr6eu she in entiptiance with,,tatc arid imai iavv-,
and
WHEREAS, the llmnhg Commission held as drily noticed pubHe hearing to conskler the
Zoning Map Amendment and'i-entative Subdivision Map aplAicadons liar the Project cmi Jurnuary
10, 2017, at w1lich We all intemmed paMics had Me oppmumity to be heard: and
WHEREAS, oil January 10, 2017, (lie Planning (Ininlission considered the slafT report
dated Jamiary Ith N1117, analyzing the application, inchiding the CalUbmia linvironniental
ChraMy W CTIQA") Cletel-Inithiti011 iIICIUdCd therein; arid
WIIEREAS, Implementing Zoning Ordinance 19.030 proVjdkS fir)r the approval of- at
Unit Developiumit Man Ara new IIHN and
WHEREAS, ImplenionOng meaning. Ordinance Chapter 25 provides lor the approval ol'a
Zoning Map Amendment; and
VVIIIEREA,can JallUary 10, 2017 the Planning Cornmissin recommend0d that the City
Comwil ad, ail Ordinance,attached hereto as VNIIjbit B, approving a y1onog AllapAmend blent
and the Unit Developmen( Man ,&, PUE) Developinuit TandmAs Ir the; I 1011Y If iglu PUL), and
mcommunding approval of'the associated TCH latiVC SLII)diViSiOn I'vlap.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING CONIMISSION
Ole THE (ITY Ole PETLAt)MA AS R)LIA)WS:
1, The f-oregoing reciWis arra, Im and CMTCCt an(] incovp(�,)rated herein by ref'crunce,
Purmuil to Implementing Zoning Ordimnec §19A60 W ChaNct- 2& Ow Plan&g
Chmnmimion reconirriends that the City Council approve the Zoning Pvlap Amendment and
Unit Development flan & 1't ll) Development Standards far the I folly I leights P1.11). attached
hereto as ExhMit A. based on the 66.1lowing (indiops;
a. The project unicems as Mom sura: With existing dcvelopment, hicluding live (5)
existing litmses and three (3) existing duplexes. The, proposed rezone and
Unh Developnicid Plan ot'dic I folly I leights PUD is, for the reasons discussed in the
Anwry 10, 2017 Planing Crammissicm staff repott, consistent With thr PeMlimna
Annal Plan. The Project; will, result in eight (M) new lots and one (1) new coninion
parcel that Will retain existing, densities ranging Own 5A to 7-89 bousing snits pswre
I i per
iltdoel c(misistent Willi allowable densities or 2.6 to 8.0 hijific as defined for the Low
Densky Residential land use classilication rel' Hie General Plan. Ile Prclect is also
Consistent Willi flre fiollowitig Gencral Plan Indicies: Policy I -P-3 (preserve Scale and
Daramr); Polly 14027 (1111COLIragC I1nio\,,a1-ivc She Design 1"or Parking Solutions),
Policy 2-P-1 14 (Maintain Starickirds Reflective of DQvelopincsit Patterns'); Policy 5-1"-22
(Enhance Pedesbimi Annectivity); Housing FIcinent (10,11 1 (Facilitate Mobility within
Ownimship and Rental Markets); and HoLlSing Idement Policy 2.2 (F',irconragc Variety of
I lousingTypes),
b, The Holy llcights PUD inchWes an csMishud thwmWhfam Ok4ly Heiglits Me),
which W111 he AM on as separate parccl under common Private ownership and intersect
'Kith all eXiSling pl-thlic road (Bodega Avemm! FAch thoroughl'are is adequate to serve
traffic generated by cMmkg development, Additionally., under the pra ject. ncv sic e\Nalk
segments will prornote pedestrian convenience and sahoty,
c. kldmugli no new development is proposed and CNiSting StRiCtUrCS \Vilf 1-0111uin, tile
proposed PtJD rCgUlatory controls to pmerve a unified sinal organized arrangement of'
buildings in as manner mmupatihic with the smminding area. The surrounding area
includes properties xvith Mod lots sizes and buitdirig heights, whereas resklential bits U)
the west and within the County are typically small in size and contain primarily single -
story hornes, and lots to the cast within the R2 zone are slightly larger with both onc-
story and two-story house, Ile PUT) standards propose Of No, building h6ghN, runi
other building arrangement features (e.g. setbacks) that. are appropriate in relation to
nearby Cleve Mpment mul will manral flutury development to he Compatible NN"ith
SUIT01111ding neighborhoods.
d. The pnjmt she incklics Private yaMs and as Private drive With Maku-C lfflldScaping and
trees. Although seven trees are proposed for removal to accot-nnumilac prq1cl
construction at Holly heights Drives the maymity of such scenic quahlies will he
preserved. 'Tile project she is also located in close pmmhAy to an entry Chiteway
(BmWga Name at wc.stern Q.ntronce to City HGB) under the General Plan, however Te
site is not sib nifiCdotly ViSililc from this locadon, AddlLionally, the existing scenic and
natural resources ol'open ridgelhics mml hillsides that hell) define the unique charocter Cil'
Petaluma VAH be prowoed,
c. The prQect MN rich he dotrinwrial to To public m1fore as it: 1) will preserve the
character oftlic existing neighborhood an([ surroi.inditig nmay 2) will amb"I mamhT and
sciJlc of, existing and uccv reskloUld structures, through the establishment of' PUD
development standards, so as no( to create OLit-of-character dcvclopmenl; 3) will Facilitate
2
h,orne nwnwwhip vVilhin Petaluma; 4) will result in residential densities consislent wide the
Geno-al Pim; and 5) will he cmBiond with Anexal Plan policies flor the site.
3. Ile pmp,osed prycet is categoric4illy exempt Rom he provisions of CEQA under CEOAA
(Addelines §15332 (in-illDevelopment Projects) in that: 1) tile project is consistent Xvith
aMAKNQ Anetnal filen and zoning desiHnnation policies and regulations, 2) the site is within
Q! WAS, less ban Hvc aems in sAq and submambily SUMOUndcd b31 Urban uses. 3) the site
has no value as llahimt I& endangcivd, rnre, or threats tied species, 4) the PrOjCCt Will not
result in, any sil')niflicant clTects related to traffic, noise, an, quality, or water clualily-, and 5)
the she Wit he adequately served by all required utiHdcs and pubhe services. The project also
does not trigger any of the exceptions to the uxwnpthn outlined at CE(JA Ouidelincs
§ 1 530R2,
1 -he priject as conditioned per the resolut% apprOVi]1171, the TC11tatiVC Subdivision Map
(RCSOILItiOn No. -___) complies with the. applicable provisions of' the Mu,nicipal Code and
the GC11cral Plan.
The Unk Development Plan IN MY 11dovs PLU) shil be Qject to the Condithins nt'
Approval FOr thCTCntatiVC Subdivision Map.
Based on its review of'the entire record herein, including the Janum, 11 2017 Planning
ChITUTINSiMIr staff` report. all mpportling referenced, and incorporated docuflrejrrts and all
comments received and Kvgoing findings, tile Planning Commission hereby recornmencLs
chart the City Council approve a Zon&M N/hlP Amendnvern hi rezone the subject property Himil
ReAdwoll 2 (R2) to Nannal, (,bait District (PUD) and nialmoval of the Unh Welopnwit
Plan and PUD Development Standards for the Holly Heights PUD.
ORDINANCE OF THE CITY COUNCIT, OF THE CITU 0141"E'l'Al,(IMAAlkl'ENDIN('*
THE ZONING MAP CONTAINED IN TTIF IMPLEMENTING ZONINGORDINANCE
TO (AIANCE''HIE ZONING OF ONE PARCEL LOCATED AT998BODEG-A AVENUE
(T( 13ESUBDINFIDE.11) INTO EIGHT UOTS AND ONE COMMON PARCEL) FROM
RKSIDENTIAL 2 (R2)TO PLANNED UNIT DI STRIC `I' (I'IlD) FIIS THE "O-LLY
IIEI(;IITS PUD
APN: 019-070-044
FILF NO: PLMA-16-0009
"'IILREAS, (-'had Moll ol'llcar Fla.2 LllgillUCI-ing,]]WSUbmittod an applicaticm for a
Zoning Map Amendment to rc.zolIC the Alt-JCCI 111'OpC11V fi'0111 Residential 2 (R2) to Planned Unit
District (PUD) anda Mal) tom6divido the sub , jecL property into eight (8}
lots and rine (1) cmilmon parcel 161- acces:�, drainage, and litilifics, whercas the sub ' ject property
includes five existing single -fa roily homes anXeS 0
d three existingdUple11112-25-acre site located
at 998 Bodoga Avenue (AJIN 0 1 Q -07(i-044) and
W11FREAS, the Planning (7onimissioll h0d al (11JIV 006CM pUblic hearing to consider [lie
Zoning Map Amendment and 'I 5el ita live Subdivisioll Map applications for the ProJect on.lantlary
10, 2017, at which time all interested pafties had the opporWility to be heard; 011d
WHEREAS, on January 10, 2017 Mid 1)1101' to <actinR can Illiq F-C(lUest. Ilse I'lanning
0.-m-imission considered the staff report analwing tile application, includim, the CI
Lrivironmental Qualily Act ("CFQA") determination i1lCliJdCd 010-CiWr and
WI-IF,REAS, ora ,lanuary 10, 20 17. the Planninsg, ('commission reconimcoded that the City
Council adopt this Ordinance approving as Zoning Map Amendment, recommended approval or
tile Unit Development I)tan & I,M) Developtimit Standards fur the I lolly I [eights 1'1..11), and
rccornmended approval or theassociated'I'entative Subdivision Mapy and
WHEREAS, ,can ]insert datej tile (`ity' (',001161 hCid a1 (Itily t)0(iCed public hearing to
consider file Zoning Mali Amendment and Tentative SUbdiViSioll Map applications for the.
l"ro.jed, at which three all interested parties had the oppoilimity to be heard-, and
WRERE,AS, oil linscil datc] and prior to acting kX1 this request, the City Colfficil
coasidered tile staff relik--)a analyzing the d )11, including the 0dif'Ornia FAivironnen
ital
- p pplicati(
Qu,nlity Act ("(,'EQA-) determinlation included therein. and the Planning Com m iss i (ill's
and
WIJVREAS� Implementing ironing Ordinance ('hap(cr 25 PRIViLICS for (lie approvid ol'a
Zoning, Map Aniendmcntand
WHERF,AS, on linscri. datc] the City is )uncil adopted this Ordimince approving at
Zoning Map Amendment I. or, the Holly Heights I'LA), and appn-wcd the zwociatcd Unit
Development Mai) & i -IM) Development Stan&ircls and theTentalive Subdivision Mali.
rymv, viERE.FORE, BE, ITORDAI NEI) IJV T11TE CITY WUNOL OF `I
CTITV OF PETALUMA AS FOLLOWS:
Secdon I - Findings. Purmiant to Imploncl-rLOg Aning Ordinance §R030nand (Alapter
25, bued on die Planning ConinflssioWs rccorriniclulationt the CRY ("ouncil adopts this Zoning
k1ap Aniendiiient f6j, the I folly I tights PUD based on the 1`611owing findings:
The Project concerns a 2.25 -acre she with existhg development, including five (5) existing
single-farnily houses slid three (3) existing duplexes. Ile [woposal Zoning Klnp mend rent
for die HMO, I hoights PUD is, for the r Q n I I d i S C t I s
'Sed in tile J,ajjuar-y 10, 2017 Planning
(.'oljrjflliS,,;iojj staff repeat consistent with the Petalurna General Plan. The Project will wSUlt
in ondit (8) new lots and one (I ) new corninon parcel, rezoned from Residential 2 (R2) to
Planned ((nit Dkildet (PUD), Aid will venin exklhg densities ranging From 5.0 to 7.88
housing LHAS per acre (hal/ac), consi,sWnt vvith allowable densities of 16 to 9.0 110/ac, as
dc -,fined fo-ir (lie Low Density Residential land use classification of the Gencral Plan, The
Project is also Consistent with tile following Cieller'll Plan polieies: Policy 1-11-3 (Preserve
Rat arld Clim-actury My 1-427 (iAWOUrage Innovative Site Design 66r Parking
Solution,-,); policy 2-14114 (MahAahi Standards RcAective orDevc1opment. Pattcrns); Policy
5-422 (EnUnce Pedestrian Connectivity); 111ousing 11knient Goal I (WAlHate WNW),
within Ownel,hipand R'ental Markes, and lJOUSilig F.AeHICIA Policy 2.2 (J.,.'ricourage Variety
of I lousing Types),
1 Ile Zoning NQ AmenTils-vt W romone the parcel From R2 Lo PUD. whereas tile resulting
PLL) zone will be considered lor approval by the City Aundl durnigh ResoWthn, including
the Unh Development Plan arb PUD Development Standards lour tile Holly Heights PUD.
The City (.,ouncil will also consWer the asoarciated 141110tiVe Subdivision Map for approval.
`Ile Unit Development Plan Ar Holy 11ovights PUD shall bC SUIajeCt to (lie, ('onditions of'
AWPMVA OrdlCTC1ltatiVC S'LlbdiViSi011 Map.
3. The Project will not he ddrhncnMl to the public welfare as it: 1) will preserve tile. characmi-
or tile existing neighborhood and Surrounding k"vas; 2) will comitrol rnassinp, and scale of
exislig and new residenthl structures. through the establishment. of PUD development
slNindrundC so as not to creaW ouL-olichaimcler deve5pniong 3) will flacilhate home o%rncmhij-)
within Petaluma; 4) will resuft in residential dcusities consistent with tile General Plan; and
5) W he ommident with General Plan policies kir the site:
4. Ile proal tned project is caLogorically cxcnTt (Tona be provisions of- (TQA LIFOCT (-'I,,QA
Gui,dclines § 15332 (1nAll Development 144ects) in that: 1) the. pr(�jjeet is consistent with
stpokable Ciencral Plan and zoning dedgution policies and regulations. 2.) the. site is within
city litnits, less dm" Five acres in size, and subamially surrounded hy urban uses: 3) the site
hai no value as What liar endangered, raw, or threateried species, 4) the projud will not
nvuR in any significant. effects TOW k) WaMe, noise, air (TUality, Or vvater qUALY; anti 5)
the she will be adequately served by all required utilities and puhliv servNec The paject aho
does ilot trigger any of the excergions to be cKemption outlined at Cl,,QA Guidelines
§ 1530W2,
TO
5. Based on its review of the, entire record hercin, including the January JO, 2017 I'lanning,
(AmuWakm staff repm, the [insert date] City (buncil staff ropm, all supportin€ .
ref'erenccd, an(] ineorporated CIOCUrnents and all mninents receivcd and l"oregoing lhditigs.
be Piminning (Amintission hereby recommends that tile City Council Z"ipprovc as 7onilip, Ninp
Annuntrimit k) I-eZOne tile SUbjCCA property fi-om Rusidenthd 2 (R2) to Ilairricd Unit District
(111,D) fear the Holly I leights 111111
Sectitin 2. The Zoning Map cunudned in the Implementing ZoAng (Wriume is hemby,
amended to modHY the imning district cat` cane parcel (MIN Oit)-070444) located at 999 Bodega
Avenue (to be subdivided hoo dight lots mid one common pared) lAwn ReAdmAial 2 (112) to
Planned Unit District (11(117) for the. Holly Heights IIUD.
Seethin 3 - Severability. If any pmvision of thk ordinance or the appl Madon wereor to
any pemmi or Munistanct: is field invalid, the i-eniainder Of the 01-dinanCe. including tile
applicaUnn of such Imrt or provision to oMer persmis or circa rnstances shall m he allbued
thereby and shall cow4we in Rill Farce anti effect. To this end, provisions of this ordinance are -
severable. Vie City (Amincil hereby declares that it would have passed C8Ch SCCOL711, SUIINSL!Cdtion.
subdivision, paragraph. smAwwq clause, or phrase hmofirrospeotive ofilic Eact that any one or
more sections, SUbSCCtiOnS, subdivisions, paragraphs, sentences, clauses, or phrases he licki
unconstiuMnnal, invalid,, or wicnibrecable.
Section 4. This orTrimice shuH become of ective thirty (30) days after tile date t -W its
adc
�iptitai by (lie fIctalm-na City C'ouncil.
SecHon 5 - Post ing/Pu Wish ing of Notice. The City Clerk is hereby directed to post
arid/or publish this omhnwwe or as synopsis cal' it for as J)Ct°i()d and in the manner required by the.
Chy CUrter,
INTR(DUCEDand (WderCd J)Osied this; firismi Syl of I in mondi 1, 2017,
ADOP113) this [insert dayl of linscrt nionthl, 2017 by the 1`61lowini..." vote:
Ayes:
Noes:
Abstain:
Absent:
V(S
IZESOLUTION OFTHE PLANNING COVIM.ISION IZECON11VIENDING'CITY
COUNCIL APPROVAL OF ATENTATIVE SUBDIVISION AIA1111TO CIZI=A TE
FIGHT (8) LOTS AND ONE (1) (70AINION PA11CUL rounrulin HOLLY
HEKY'JITS SUBDIVISION LOCATEI)AT998 BODEGA AVIENUIE,
/U)N: 019-i}7{404
FH,F NQ fist' A-16-0008
W11EIZEAS, (-,'had Moil or Bear Flag lighlemity, Kim subtAted an aptylksalim Ain't
TcnWtWc Subdivishmi Map to subdivide the sullect property into eight (9) lots and one (1)
common pumel for access, draitulge, and mHANs and as Zoning Map Amendment to rezone the
suilect pnTedy Rom ResidwWal 2 (102) to Manned US Disket (PUDj wheivas the supicel.
property includes five existing, sitygle4lui1y llornes and threc existing duplexes on to 2.25 -acre.
site locatedat 998 Bodega Avenue (APN 014070-044) (the"Pri,+ject"); and
VVIIE14EAS, puhhc mice was published in the lWaGnul and mailed to
resideriLsand Occupants within 500 fcct ofthe Prcject site it) compliance with state and load law;
and
WHUZEALS, the PlatrinbN ('umniisdon held H duly noticed putflic hearing to considev tile
11rimtWe Subdivkhn Map and Zoning fOap /UncriAnwrt apifliermons for die Pr6ect on January
I R 1017, at which time al I interested pat -ties had the oppnr[Unit)l tee be heard; and
W11EREAS, (in January IT 2017. the Planning Commission considered the staff report
daled Jarrual, 10, DUT anulyziqg the Hppfliaudow hichiding, the California Emvi von n-tenta 1
Qualky Ad ("CR(QA) determination included therein; arid
WHEREAS, oil January 10, 2017 the Naloving Commission recommended that the City
Council adiVt this twokKon appmvhg as Tentative Subdivisioll Map f6r the Holly I leight's
SUbdiViSiOn, and recotnmending approv�,.d or the associated Zoning Map Aniendinclit and tile
UrviL nevelopment Plan & PUD Development Standards.
NOW T11EREFOR,E., BE, IT IZESOLVED 13Y THE PLANNING COMMISSION
OFT1111', CITY OF PETLAUMA AS FOLLOWS:
1, Ile lbmgoing recitals are true and convet and incorpoi,ated herein by ref'ercocc.
2. Ile pnjiosod Tentative SUbdivision Map, as cotWiPtlonal, is consistent with the provisions of
Title 20, Subdivision% r& the 11(alumu h4unicipal (Tde (Suklivision Ordinance) and the
California Subdivision Map Ac(as outlined below.
1 The Planning Commission recoivnn(211ds that the (11 Council the Tentative
Subdivishm Map for the. I Uly Heights Suhdivision, SUI�iCCt tO tile Conditions of APPI-OVal
Attached hewto as Exhibit A, =1 based on the lbHoWng lbxhng.q:
m. Ile payed concerns a 125were site with existing developmellL, including five (5)
existing single-RinTy Imuses and dweu (3) existing duplexes. The proposed IVLAA
Subdivision Map is, fior tile reasons discussed .in the January W, 2017 PlanAng
11 J("')
1�128M
(Amimisdon starr repon, consistent with the pettiturna coneraj Plan. T'he 11rqject will
result in eight (H) new lots and onc (1) new common parect [hat will retain existing,
densities rarwing Urn 5M to T88 housing unit,, [)Cr 8CIV (11U/a(�). consistent with
allowable densities or 2A to 8,0 liti/ac as deemed for the ljotx Density Residential land
use classification of die Gencral Man The PnIed is aho consistent -,vith the 1iallowing
Gencial Man policies: lblicy 1443 (Y'reservc Scale aarrd Cljaractcr)Volicy 1-11-27
(Thmonmge Inwivntive SUte DeMgn thr Paking Makrim); Micy :411114 (Mitintain
Standards fict-mme or DOYCIOPITruni Pat wns); Policy 5-1-1-22 (Enhance Pedestrian
UnnecOkyj Housing flement Goal I (Facilitate I'vrobility within Ownership and Rentzil
Marketsy and I lousing Idenient Policy 2,2 (F.',ncourap V�,iricty ofT lousing Types)�
h. Ile she is physically mitable Or residential development in that it is rnildb, sloping. ches
not contain any, physical constishm is meat envirannicriDdly smi&vc, and is intended Or
residential developneriL The Imposed sulld ivkinrt will create eight (8) liew lots and one
(I ) new common parcel oonsistent with appropriate densities, since the prrylect. will result
in densities ranginp firom SA to T88 MY, con6stent xvith the kow Density Roidential
land use designation perm hung. residential derisitics between 2.6 and 8M her/ac.
c. The proposed subdivisim includes minor cimistructOn work that will not. CaUSC
substantial environnisoal darnage. hIjUrC Fish or wildril'e, or heir huhhaL nor seduus
health problems as the pr elect in 1) lomed in an mva cxWhhkg no emAmnmemal
sensiLiNity (e.j, wetkinds, creeks, hazardous sites); 2) located in an area absent of a
waWrway Omt would support rich habim 3) located in an area with no significant
wiMll habitat value; and 4) will not cause scrious health problorns (c,g_ poor air
qualitQ
d. Property within the proposed subdivisiori does not inch& tiny easements ac(loired by thQ
pubHe at [a-ge.
4. The Im-oposal subdivision, together with provishns Rw its dcMWi and impromnents, will not
be detrimental to the public health, sably, or wellare I)MILISC adequate public Facilities exist
or will be InstalWA !secluding mads, sWalks, water, sewer, storm drains, and other -
in l`a•zastruo erre: .
therinhastruourc,
1 NO to acting on Ods TentmNe Subdividon NAp appavid, the City Council approved the
assochued Zoning Mall Ametidinwit and the Unit Development Plan & PUD Development
Stalld,tr& for the I 10 11 Y I 16il)(N 1't JD.
'The Im-oposed pr(ajcct is caste p
,oricnlly exciript from (lie provisions art' ('I,',QA Under C'I-J)A
0UidCIiuC-,s §15332 (44 111 MeWpiment fln.,ajccts) in that: 1) the pr(ject is consistent with
apWicable COncial Pkin and xwdng desigumion policies and rcgulations; 2) the site is Nvithin
city limits, less than Five acres in size, and SLAIISUD)tially SUITOLIMIC(I by urban uses; ::t) the site
has no value as lmbiWt Or endeingemd, rarc, or threatened species-, 4) file PI-Qj0d will not
rout in any syniFicant effects rckaml to ImPfic, noke, air quality, or water quality; and 5)
the she ON be a&quately sorvcd by all required utilides astral MIlk services, Ile pntmt ako
does riot tripper any cal` the. excelvions to the exemption outlined at Cl`.QA ChlideeIiFICS
§ 153012,
2
2 vC
Lxhibil I
7. Based on A review of the entire record hcrcine including (fie Jamiary 10., 2017 Planning!
Con-nnission m:dT rufacmi, A suppurting, ref'ercnced., and incorporatcd documents and call
commeids. received and foregoing findings, the Planning, (;cammi."ion hereby recommends
Umt Me Chy Aund! approve a AM& Subdivision Map to create eight (9) lots and one ( I )
mnmon parcel ror the I lolly I leights SuhdiviSkMI, SLIIaJUCI to the i-ecommmWed Comlitions of"
Approval attached hereto as 11,xhibit A,
I
Zc -- 'I, �
TENTATIVE SUBDIVISION MAP CONDITIONS OF APPROVAL
Holly Heights Subdivisioij Prqieci
Located at 998 Bodega Aveime
AIW 019-070-044
111.17, NO: IN AIA- 16-0008
Plarnina I-Sixion
1, Allyoval ortlieTcrilotive Subdivision Map is conditiOnCd L11)011 approval ofa. Zoning IMap
Amcnchlicii( and We Unk DevelopiptY Ilan & PUD Development Standards for the Holly
Heights MID consistent with the (_,!i(YCo1,111Cij*s recommendations.
2. PrAr to BUildilIg Pffillit kl'=nce, the applioant shall list all Conditions of Approval 01) the
111-st shcel ofthe orlice andjob site copies offfic lata ns.
3. Wor to 13WIdAg Puntrit ksuance, [lie appliemA shall he subject to any fees in effect at that
tinin Said lies are clue at time or issuance of buHWng permit (commercial uses) or
occullancy (1viderithl uses) at which time; other pertinent fees that arQ applicable to the
proposed project will be required,
4. Prior to Building Penni[ issuance, the applicant shall Inovide to the Planning Division for
review and approval Clovenatits. Conditions and Restrictions (CC&,kSr) aSsocia ted With the
I lorneowner's As;; mimini (I R)A) established for the I Wy I kigMs PLUX 14nions of the
CC&Rs peilinwit to the City of IkUdunm 5cludc Imovisions Wr shared arociiiII& such a's
shued parkhT synces. private drive W, siciewalks, and utilities Rl-C I shared MaintC11,flWC
responsibility of call Property owners withill the PUD'.
5. Prior to approul cW the Firtal Map, [lie applicant shall install a minimum of' one (1)
designided, ct)vered onsite hlycle parking spwc Or each carport unit OrdUfflCXes within the
Holly Eleights 111-1I).
6. In the event that human remains are unmvered Wig carthinoving activities. all conmuction
excavation acdvhWs Kill he suspended and the Collowing nicasures, shall be undertaken:
a. The Sonowa County Coronershall be contacted.
h. If the comner determines the remains to be Native American the coroner shall C(.)il(aCL
We Native Puncrican I lcritagc C.orilrnkskm within 24 hows.
c. The i-miject sponsor shall retain as Chy-appiwed quMined mQueofogist k) linwide,
adequate inspection, rccorrunc.ndations, and retrieval,
(I. Thc Native AtTicrican I leritagc, Commission shall identify tile parson or persons it
I)CliCVCS 10 be dIC MUNI likely dew.undod f'r0in the deceased Nalivc American, and shall
contact such descendant in accordance with state law,
e, "'lie vr(rject �,rxmBor sharp be msponsihie Clor ensuHng LNR human renmhn W amoduted
grave gp)ds are reburied %vkh appropriate dignity at a place and process Suitable to be
woM likely denoWent_
4
A= I
In the event that archaeological remains are encounlered during grading, Work shall be halted
(crnporarily and as qualified archaeologist shall be consuRcd Or evaluation ofthe artifacts and
to recornmend 11arre ackon. The local Native American con-unuility shall also be notified and
consulted in die event any orrchneologio,11 I-VulaiJIS Ire uncovered.
R. The site shall he kept War at all times of At garbage and dcbris. No otalmr steam ge sluill be
permitted aCls part oftlli.s approval.
CinnstnwHon activities shall emnlAy whil perhrnwncc shirldrods silcuMed in hilyernenting
Zoning (Wiriance Chapter 21 and dw Pewlunia Municipal Code sections (noise, dust, odor,
OW.) Unless as otherwise nowd/conditioned above or in the initial study/environmental
document.
HE 'Ibis aivroval does not pernut the renuival of* an),, trecs outside ofthose trees IdCritifiCLI I01 -
removal oil Pr(ject plans date stamped December 19, 2016.
i I. 'rho aplillcant shall defend, indemnify and lurid harmless the City and its boards,
commisshins. agetim officers anti erripkiyees C'Iridcrnnitucs-) fi-()m any claim. action or
procceding agaimt hWeninitees to attack, set ask1c, void Of- annul any of the approvals cif tier;.
project to the: maxiniurn extent perrilittal by Governivent Code swion ('g6477,9To the
extell permitted by Govrmnicnt Code section 6647T9. the applicant's duty to dcrCod,
indeninil'y and ]told harmless in accordaricc with this condition shall apply to any ,in(] all
claims, actions or proceedings brunight conceiving the prt-ject, riot just such clairus, actions or
proceedings brought 'Within tile AU: period Imiwided IN in api-dicahle State aWor local
statutes. The City shall promptly notiQ the subdivider or any such clairn, action or
prouceding-, concealing the subdiviMon. IN Chy shall cooperate Fully in the deRmse, NoMing
contained in this condidon shall prohibit tile City firojo Paj-tiCjj)a( i frig in tile derensc ()f' any
clairn, action,, or proceeding, unw! if Or City chooses to do -so, �ajiplicant sliall reirnburse. City
for ittorncys' l'e'es and costs incurred by tile City 10 tile nleXiII111111 extent pCrinitted by
Goverurnain Code section 664771.
Delpyltyajit o4'Pubi ic Works said Utilities
`lle following ColidiflollS ()FApproval Frorn tile Departnicrit elf` 1'u1,11 Works and Udlitics shall
he atichrmed on thc- Suhtlivision Imprrivernerit I'laits and Fittal Map unless o(herivisc noted.
12. Frotlage irrilwovernetAs along Bodega Avenue shall he installed as shown on sheet 6 of the
tenWive niap. A Which grind aml overlay Wil he houillud from the outside ctwh rchirns to
tile southerly edge of' tile eximing staniped asphalt concrete area. Vehicle. and bike little
striping and pavement leges -Ids, hJuding die naampal pavenlent area, shall be re-established
per City recltdrenients. A IlUb1iC aCUSS easernenr is required to be dediedal W Me (11 (if'
lValUroil I re (Ile PrOpOSC(I pedesirian ramps and cro-sswalk. Confibrii-is are subject to City
appmval.
13. The 13MWOSCCI ShVill. sidezWk, cudQuiter, strealigr]-its, sewer and mo nn drain lilacs; scrOng
the subdiviskm shall be pdwiicly owned anti maintained, '["tic, street section ,;hall be built to
City stand;lrds including as mKimurn or 28-170d wide with parking cm one side of the sireel
Fronting lots 2-8 aml 20-*ct ivide (no sera-strcet parking) Fronting lot I as shovvii (-)it (he
251-)
Exhihit I
tentative map. The ininirmun sinictural street section shall be 4 -inches of asphalt concrete
ovcr 12-inelies, (,A'class 2 agg-regate base.
It i% mirdmurn 2-Kch grind and AC overlay will be rcClUit-Cd oil all utility, tronch cut,,; along the
length of'tbe trench. for a ridnimuni or 0 the sired "Ah within Hodega Aventic oi• any other
'Irrocted City y stivets.
I I A sheUght shall be installed per (Q standards, at the intersection of the private street and
nodega, Avenue. JAI) streellight futures sharp be installed. `rhc (,-,'ity will provide the
developer the L specific ation prior to subrniUal of the final map and hopmvemerit pkins.
Final street lWht location,,, shall be (Icterjuiried at the thne of impmval-imt pbn review and
approval.
16. "No parking" signs and/or red cuts JmH he installed on 2046ol wide portions oftlic private
street. Fire lane and no sulppig any th-ric syns shall he installed in tile (UrnarOUnd acre s,
17. A Stop Sigjrj an(] legend with as continental style cross\-valk ,;hall be installed oil tile private
Me at Bodega Avventre ywr City swridardm AH striping, shWI be dwrn-mloasik per CaRmns
standards.
I& Hurfic corand phns am required 1101� all stages of conmrUCtion wid shall be Deer atcst hAminal
on 1-Kir6nu Traffic Control Devices (MUTCA)) standads.
19, The stann draiii systema sharp genemly he construct as shown on the tent-adve nlap. All
proposed storm drain lines locatcd on private property, including the proposed Lindcrgroi- L
g in I
dountionAreatnieta vaWl in Pamel A shall be privately owned and maintained. The sLorni
drain system design shall be reviewed and approved by the Sonorna County Water Agoicy,
prior loapproval of the lined map and sublvivion improvement plans.
20. Nor to isniaiwe of a b0ding pumit, an sal mmt-imu and maintenance Manual is reclii[red Or
the proposed detendon basin and public sUmin water treatment systerns, aaid shall be
submitted with the final inap and improvement plan apokaGn Bier review and approval 1)),
We C4,y fin gheer,'flee manual shall include annual inspcctionby a Civil Flt gineer registered
in the State of (AH -100, to onstwe the demmion and treatment system is operating, as
dcdpwd and consulicted, as well as rwovisiuns to make any necessary repairs to the syst-ein.
A signed and sealed copy cal the report shall be provided ammainly k We office or the City
lingincer.
2 I.The prqiect stall comply with F410 City requirmnous Rw emsion and sediment control be,,,,(
management practices during contamcdmi, The appliant shall complete, sign and submit the:
City's standard Construct% Fro;shn and Sediment Unarol flan Aq,licant Padage with We
subdivisWil irnpi,oveniou phins.
22. The prQkct shM! compy"widi 1x.12 (IV mcphremeras Q post Construction storal water best
tilanagenicrit practices. 1110 sulOvider sliall enter into die CiJy`s surr,drial steamer vmtei- cliudi,
niaintniance agmeincid prior to approval of the final map. The agreement sliall be recorded
and I -Lin With the Ands. An operations and mainicnanee plan shall be submitted with tile
subdiVion impnivernem Man application, The proposed Ir JOA shall be responsible l'or
6
ExIihit I
maintaining aII post COMIMOVI storni water quAy hem timnagernent practicesand shall he
included in the I 10A docurnents.
23. No lot. -lo -lot draitnge A allowed m4hma drahmgc Casements, subjeet to the approval of we
City Engineer. Private drainage systems that direct sLorni water away Froni neiomboring
pmWcnis and residences and towards the private streei/ParcQ1 A shall be installed on each
Proposed lot,
24The propowd sewer systern shall rerunin private. lhior to allinwal of die subdivision
hnfiravo-now plans, provide sewer Vicos and condhion assessment of the existing server
main Laid laterals. All cracked or hrokun pipe, as determined by the City. ,hall lie repaired as
part ofthe subdivision impovements mid prior to construction ofthe watcrtinc.
25- The proposed 8 -inch Water rnain shall be contained within ail exchisive. 10400t Wide PLIhIiC
water maill caseirient dedicated to the (1ty on the final niap. Hre flow and pressure
calc"latitnis ("ot, the new watcr niacin and hydrants shall be submitted With the suhdivision
improvernca platin AN ne"° vaster services shall he 1,5-inclics in dianicter widi I-itich
nietem.,
26All Water rnain valves sludl lie located at curb extensions.
21 Adl cxkdng relocated and/or tinused water and sewer nutins and services shall be identiCied
Oil COnStrUCtion drawings and ahant1uned M the rnah"wr Chy sundards.
28. Grading For street in-iprovernenu shall conform to the Imiject geotechnical investigation
report su!NnhWd as Pan Of the C011SIT'LICt ion d0011111 el It's .
29. Draft improvement plan submittal. PC's &F
Joint trench plans are required With tile PLIbJiC
aplin-wal of the joint trench plans is required pa w to the sub -t orany construction.
311 Any cxktbg wells or septic systems shall he prop cHy abandoned per Sonorna (,'okinty
standards, Any cxiOng casuincnts for ]each fields and wells to lie rernoved/abandoned shall
be quitclahned.
31. All necessary cawments sliall he dedicated on I he &0 niap.
32. Any, existing, overhead electrical and coinniunkation WHO Smi; the. piTlect n-witage.
inchiding Budega Avowc and th-flicy Heights Lane. its well as tram -sing [lie site shall tic
placed underground.
33. All subdivision improvements shall lie completed aml accepted by the City prior to appmal
or the final inar, or at the ap;dicant's option, the. subliv1der shaH enter hito a suNFONon
agreement vAth the City of Petalurna and pnwidc CA, reTdred anvy and insumnev The
fitul inspeaioduertHimac of® ocuWancy stIall be resat issued liar the proposed residential
mructurc relocutKU UnUl all pulilic and hucrwl whAvision inipmvernents have listen
completed and accepted Icy the by or Peta wma.
fi
FWD I
34. Connection I'ces are re(Inircd kv the proposed new tvaterservices, Fees shall he paid prior, to
Mmd nwp appmvW,
31 A home owns -s association (I IOA) and/or naafi len ance agrecinents shall he, re+JI°Cd 1701'any
shatul WhIs or Iacilitics and shaH be incorded xiM the final map. Parcet A shall bo a
coninion parcel and inchdod in thu HOA, The, I IOA shall WWII the udHty or IbcHUy to he
�,pop, d the I'Linding niechanisin I' ()[-
111"Onlaine(L (lie parties res ;ible Ecaa maintenance wrack
maintenance, reliNcement and repair. All .agreements shall be reviexved and approved prior to
recordation.
36� Prepare final m;qi and MTV% impmvanav phns per Kc West City poNcies, gandards,
code& renflutions and ordininces. Snbdivision iinprovement plan and Final map applications
,ind ficcsl, cis well as technical review deposits are reqnired. I'nblic� improvenienis shall bo
designed and consWuwed in accordance vvith City of Pelaluina Standards, Caltran.� and
Mannal ol'Uniform Trafflic Control (MUTCD).
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David Gkm
jtfoyor
(1111S Albedsoll Noveinhar 8, 2016
Pom, Oiwic.v., Rox 6.1
J.'UTALUMA, CA 94953-0061
Term Barrd(
Mike Iff"Ifly
C"fillp. Kearney Pc4fluma Plalming Comnlisgioll
Dave Mog
101(hy ('70 Community Dcv("] opl rwrl t- Dept rill wn(
City Hail
Petalumul, (,,A 94952
AftenLiond Heather Ifinn, Planning Maivupr
SUbj00t: PINA-0-0008
Tentative Map Condifiolls.
'Tontatvc Map date stamped Soptuniha 1-1, 20 10
AM 019-070-044
Dear Cotumis&ncrs:
Section 20.16.420 of the SuLidivisiOTI Ovdinance spccifics 1hat the City
Public shall prepa.re a writtea repoil of reconinicildatiojis oil UIC, t011tRtiVC TT(a1) ill, rej�ttje,n
to 1he pulflic, jT-aj-yx()Vcr1cr1t 'requimmonts of (lie Subdivision Ordin-ance Eald tfic
I I kliglish Street provisioTis of flic Map AcC All cuticlitions of 'I.Pproval tiliall lac addressed on the
6:_4 94952 subdivi.sioi l in-p--oveirLOAt f)1nr)8 aria! -fin al map or lit; Wlionvise noted,
Phom ('70'7) 77,94303
Pau (707) 776-3602
r"Mad.,
p i i h tic., t 1'o I /as( 4
ciml taftmia ri% 1. Frontage irnprow--m-letits along Bodega Ave.nuo shall be installed as .9bown on
shect 6 oftlic tentative ma ' p, A 2 -inch grind and ovorlaysball he hist, led
I'voin the, outside curb retw-mg to the, southerly edge of the eyistbip starnped
Porkv asphtilt concrete arua. Vchiolct and bike lana striping and pavurtow- lcge,nds,
SO flopper St Kvt, ii-iciuding dfc,�Wmpcd. pavemeni at'ca, sh.,911 he ro-estahli,,iiied per Gity
Phonc11clahmia, CA778940039_5�1 rcquircirwuits, A ImblioucCOSS CW9011-)edit as J°e.cJLJrcd to bQ� dedicated to thu City
t707) -
,Yrty(70) 7104437 (if 1'etal"IT1.1.1 rov [he proposud arid cvfisswalk. Con -forms arc
subj oct -to Chy appro-va I
'I'umsportertitut Servic-es 2, The propoNud ,street, 8idom1k, smeralid, storm dxain
S-1.1 M Mr.0covelift/wi.
Pelahana, U/2' 94954 lirms servinor d-jo subdivision shall bu,'prlvaiely o'wjtcd and im-liata"
0 UlCd.
Phone (707) 778-44? 1 sTroct section sh4111 bo built to Oty starldards irl(':,locling a mimmmo of'28-fiect
ve)-'i /99
wide with 11"irking oil olic-sidt', W)d 20-Tud wide
(1).o on-sfroct parking) frootii-ig lot I I'll-' 1-11ONVI'l 01:1 OW (OIA"Id VC; Inarl). 'j'JJt'1
I Wlifie's & Add Operation's rninitim.n.i s1routiral. strecTscofion shall be 4--inclics oJ-'�tsp4-,Tlt conorde, over
202,V 'VfV_jO1vj11Bh.ta: (J]'clam 2 ag'gregatc blu"'e.
Pejahnnal (."A 941954
Phone (701) 77,4.,45 6
fi,,,x (707) 7IH4508
r,,' Mod: pubkvww'1(4-?.
I A mirtimuni, 2-i nch gri tic] and AC overlay will bo required on ait utility Irciich
Btxtqgga Avotitic or any other at"fectud City sircok
d. A streellight shall be installed per Cityst.mdards, at the intersection ofthe
privatestrect. and Bodega Avenue. LED strcedight fixtures sdiall be installed.
The City will 1rovide. [tic. developul (tic LI11) specificiition prior tosubinittal
ofillo final Imill and hliprovement plans. Final streat lit ht I C
ht locatim)s
deturmirrud mt the lime (4,111111rovomcm plan review" and capt-novaL
,5"No parld tip," sigfoot wide
pis and/or red ow ),,s shall Incho instaticd on 20
portions oftlic privale street. Fire lane wid no s(opping any timesigns shall be
inslmltod in the turmaromid are,,:is,
0. A stop sign and lugetid with as confinetiWl style crosswalk Miall tae. installed mi
ITIC, private drivc al Bod(-,ga Avonue per City suindards, All scri ping .hath be,
thurrimplastic per
7. 'fruffic control plans are roquired fot all stages orconstruction wid shall be por
hitest Manual on (hiform TrUffic C4MW0J,DCViQCS (NIHIVD) standards,
'The storm drain systenrishall generally lie constructed as shown oil the
fenfativQ inlip. All proposcd storm drain lines local 'cc] on private propor(y,
including the proposed underground detention/treataient vault in Parcel A
sfiall be. privately owned and maintained. The stotin drain systcm design shall
be. reviewed and approved by fliQ Sonoma Coonty Water Agency Prior to
approval of the final map m)d suhdivision improvement plans.
9, Prior to isstiance of as buil.dhig Permit, an opuntiojis and rtmijaenalluo nulnual
is required Jor the proposed dolention. basiniand public Morin water trealment
,Ystcrns, and sliall bC SUbuiNud wilh (tic Final map and improvement ph -In
1111plim6oll Im review and approval by die City k,ngincor. The mautial shall
incl dc. allnual inspection, fly as Civil Fjiginc,;r mgustered in the Sime of
C"Ilifornin, to c-11'surc the detention and treatment system is operating as
designed and consinicted, as Nvell as provisions to make any nocesisary repairs
to the systeln, A signvd and walcd creepy o('then-port shall be. provided
annually to the Orfice of the City 14,11gince1%
10. 1110 pro.jecl ShnIl comply With E. 10 City fcqtiircjncjits Liar eru&ioji mid
sediment colitrot best trianagamuni praclices duriq, constn_i fim h
applicant shall compIcte, sign :incl subti-jit, the City's standard Constructio.n
Pl,rosioll and Sediniont (I"onfrol Plan Appliumt Pack-OkIc VVid) the. NMIX.IiViSi011
improveniout plaus.
11. The pr(JOU sh'ill emillply wilt 11,.12 City iieqtflrcntcnts for post con.struction
,StOTIII water best iminagement pnietices. I'lic Subdivider S11,111 entcr into thQ
(34y's stan&wd Mna mrater qm414y niaintemince agreenicitt prior to approval
,!the War niqi. INagreement shall be, recorded and ram with the hulds. An
nperarimii atid I)ON1111111itrOd With 0108LOICHViSiOn
impmemem phal application. 'llic proposed I IOA slial I be responsible. for
IMAntakilIg art Post COOStrildion StOrIn Watel'qUOlity bOSt 111,111agcAnetit
practices "Indshall be imflwlod in t.lac. UOA doet,mierits.
12. No lot -to -rot drainage. I allowed w[thmd dmhmgc casenientM sullect to die
approval oftho CI(y Wgineer, FlAmte drainage systems Or direct Mun
waiter almay frorn neighboring propertiesand residences and flic,
private Mrcefhlarucl A slinl] be ill's(allod ml each propo"Od 1,01,
13. IS tinjoscd somw symem sIvfll remain privow, Prior loapproyal of the
SUbdiViSi011 improyciumd phns, provide s�:,wur videos -,-in(] cowlitimi
nsse,ssmont or the exiskng se,Ncr n-tain and laterals, All ernolccd or broken
pipc, as durenuined by Ae MY, Anil be repaired r1.s I-Yart off lie subdivision
improvements and prior to consirnefion of fire waterrinc.
14. Ilu Ivolmmil 8-Kch watcr mak AaH be cmained Nvidin an exclusive IT
WE We pithho mmWr nmh eusement dedicated to Lh(; City on the lival rrjapa
P'ire tIoNv 'Ind pressure Calcinations 661. the new water main and hydrants shall
be submirtcd with the subdiviMon imlirovctnerit plans, All new watersorvices
shnil be .10 -inches in diameter with I -itich metc-is.
15� All \vAer main Wes Miall be located at carb ex.tcusions.
16. All existing 1,ofocfaud and/or unused Wer and semr.niains, and qcrvicc,s slial I
be is entil'ied on construction drawings and abandoned at the Main, pOW City
standards.
17, Crading Ar sircet imps-ovurrients shall coi4brm bn the prylect geolechnical
investig.,mion report suhmittad as part of the uonstm(Ai011 (IOCLIJIICIAS
18i plans are reqLtired with the rmbfi� ijnl.a-ovt.,-mcnt plan
soba-nittat. TIG&F, appoval or me , -cclLiired prior to the
roint hvnch plans is i
,;tart of mly Constructiom
19, My oxisizing vmHs orsoplic. systems sludl be Imoparly abandoned lor Sonoma
sfinlidards. Any existingemsements for SO Holds and wells to he
youmved/abandoncd shrill he quitcluinied.
21 All nekswry cascinemsAmll bu dediatted oll (lie linal inap,
21. Any exisdag overhead electrical and GOITIMLIDiCa[iOn UtilitieStAlOng dIC JITcc:�jCCJ
Frontage, including Bodcjm Avonoe and J lolley I 10-ight's Lane, 'Is well ear;
traversing the.;ite shall he J)IaMd URLICU'Ll,['011,11(t, ,
21 AR subdivision ariprovunents shall be completed and a0cefited by the City
prior 10 appl,nal of Ole that 1-nop orat IIIQ uj)j)fi0,1IWS OtIti011, the SUb-divider
shwill enter Wo a sildix0m agrciatmisix Wi the (AI nfWurna and pmvWc
City rmpdwd SUTWY MKI ifISUI-anCUCHIC 111141 iIlSj)QCti(M/CcI-fit-J.CJc of
uccitt)uncy shall be not issued lor the proposed rosidevill swcuare reloundnil
ruidl nH pulAic and interm.,it subdivisioll in 1Pro veil let) Is have bCen completed
and accopted by tho City of Petaluma,
23, CVIMWC60D fles are rtqoire(I fin- the pnipowd new wnterservicos. Fees shall
be Q1 prior to :anal rimp qjmvval.
24, A hojue owritt's, n8sooiatiori (140A) and/or maintunatwe apvwnmUs Mall Inc.
rcqWral 1br any sl wvd utiMes or fheilitics andsliall ho recorded with the
final rnap. Parcel A shall be a common parcel and inelmded in die FK)A. ITIG
1100 shall is au(i[y the utility or facility to be inaintahled, the. parties
responsible (or inaintom:nce and the funding mechanism fbr awintamrince,
replacenient aixl rupain All agreements shall be roviewed and approved prior
k) ruccAdion,
25, Prepare final inqn and subdiviMon. finprownient plains, per the latest City
policies, standards, codos, resolutions and ordinatices. Subdivision
ii,qproverno-ot plari arki final inty? EqQcations aW Us, as well us technical
review deposits are required—Publiv improvements stall be designed and
COPS(I'Licted iv accoudatluo with City of Petaluma Stanciarrclaa, Caltransand
Manual of Unif.orni Trnflic Con(rol (MUTCD),
Cuss AC 11des, P1,
01 fughlew,
I ":Vint. limiiue, Division\Mweloprnwit Fw=AW RMai Mukit, Ili Qjut Rerci ral slot 916111 M A, 16 �0008 t Indy I lciglds Subd wkion.dm
qN
Planning Commission Meeting of January 10, 2017
City of Petalumo, CA
City Council Chambers
City Hall, 11 English Street
Petaluma, CA 94952
e 707/778-4301, / Fax 707/778,,4498
Telephon
E -Mail cdcl@cLpetalurna.Ca. LIS
Web Page http�//www.ci.petalUM-�I.Ca.Li-S
Planning Commission Minutes
Tuesday, January 10, 2017 — 07:00 PM
Regular Meeting
FINAL MINUTES
1. CALL TO ORDER
Chair Gomez called the meeting to order at 7:00 PK
2. ROLL CALL
PRESENT: Diana Gomez, Gina Benedetti-Petnic, Bill Wolpert, Jennifer Pierre, Jocelyn Yeh
Lin, Richard Marzo, and Chris Albertson.
ABSENT. None.
3.. PUBLIC COMMENT
The Commission will hear public comments only on matters over which it has jurisdiction. There
will be no Corn mittee/CommiSSiOn discussion or action. The Chair will allot no more than three
minutes to any individual. If more than three persons wish to speak, their tirne will be. allotted
so that the total amount of time allocated to this agenda item will be 15 minutes.
4. COMMISSION COMMENT
A. Council Liaison - Chris Albertson
Chris Albertson reported that the Council had their first meeting on January 9th and he was
appointed to the Planning, Corru-nission.
Planning Commission Meeting of January 10, 2017 Page 2
B. Pedestrian and Bicycle Committee— Richard Marzo
Commissioner Marzo reported that there was no PRAC meeting in December.
C. Tree Advisory Committee — Gina Benedetti -Panic
Commissioner Benedetti-Petnic reported that there was no Tree Advisory Cornt-nittee meeting
in December.
D. Other ComrniLtee Comment
Chair Gomez stated that most of the Commissioners attended the Planning Cornmissioner's
Conference held at Sonoma State University in early December.
Commissioner Marzo added that he enjoys the Planning Commissioner's Conference and that
the Case Studies were very interesting,
53EUMBEEMM
A. Planning Manager's Report
Planning Manager Heather Hines welcomed Council member Chris Albertson to his first
meeting as Planning Commission haison, She stated that there were several planning related
items that were discussed at the January 9"' City Council ineeting. Council discussed the
Riverfront CFD project and the first stop in adopting the financing mechanism. The Brody Ranch
project was approved after discussion of adding solar, requirement for bulb outs for street
trees, location of the railroad crossing and location of below market rate units, The Lomas
Annexation ordinance was introduced and the amendments to the HCPC were all approved.
Commissionr Benedetti-Petnic arrived at 7;08
1011111 UfKa4m
A. Approval of Minutes of Special HUC/Planning Commission Meeting Of Tuesday, November
29, 2016.
Chair Gornez
The November 29th Minutes were approved without changes,
Planning Commission Meeting of January 10, 2017 Page 3
8. NEW BUSINESS
A, Holly Heights Subdivision—Zoning Map Amendment to rezone the subject property from
Residential 2 (112) to a Planned Unit District (PUD), associated Unit Development Plan & PUD
Development Standards, and a Tentative Subdivision Map for the Holly Heights subdivision.
Project Location: 998 Bodega AveriLle
File Number: PLMA-16-0008
Staff: Jacqueline Overzet, Associate Planner
Holly Heights Staff Report
Attachment A - Zoning Map Amendnient-PUD Resolution
Attachment A - Exhibit 1 Draft CC ZMA Ordinance
Attachment A - Exhibit 2 Draft PUD Standards
Attachment A - Exhibit 3 Land Use District Map
Attachment B - Tentative Subdivision Map Resolution
Attachment C - Tentative Subdivision Map
Attachment D - City Engineers Report
Chair Gomez
Jacqueline OverzeL, Associate Planner
Chair Gomez
Commissioner Benedetti-Petnic
Mrs. Overzet
Commissioner Benedetti- Petnic
Mrs. Overzet
Commissioner Wolpert
Mrs. overzet
Commissioner Lin
Mrs, Overzet
Ms. Hines
Mrs. Overzet
Commissioner Pierre
Mrs, Overzet
M5. Hines
Corrin-tissio tier Pierre
Ms, Hines
Commissioner Pierre
Mrs. Overzet
Chair Gomez
1( . "I 1P r,
Mrs. Overzet
Ms. Hines
Commissioner Wolpert
Ms. Hines
Commissioner Wolpert
Ms. Hines
Commissioner 1J of
Mrs, Overzet
commissioner Wolpert
Mrs. Overzet
Ms. Hines
Commissioner Pierre
Mrs. Overzet
Commissioner Pierre
Mrs. Overzet
Commissioner Marzo
Mrs. Overzet
Commissioner Marzo
Commissioner Pierre
Mrs. Overzet
Commissioner Pierre
Mrs. Overzet
Commissioner Pierre
Mrs. Overzet
Commissioner Pierre
Mrs. Overzet
Commissioner Pierre
Mrs. Overzet
Commissioner Pierre
Mrs. Overzet
Commissioner Pierre
Mrs. Overzet
Ms® Hines
Commissioner Pierre
Ms, Hines
Commissioner Pierre
Ms, Hines
Commissioner Pierre
Planning Commission Meeting of JanUary 1.0, 2017 Page 4
11 - L-( C�,/
Planning Commission Meeting of .January 10, 2017 Page 5
Ms. Hines
Commissioner Pierre
Ms. Hines
Commissioner Pierre
Ms, Hines
Mrs. Overzet
Chad Moll, Bear Flag Engineering
Chair Gomez
Commissioner Wolpert
Chair Gomez
Commissioner Wolpert
Mr, Moll
Commissioner Wolpert
Mr. Moll
Commissioner Wolpert
W Moll
Commissioner Wolpert,
Chair Gomez
Commissioner Benedetti-Petnic
W Moll
Commissioner Benedetti-Petnic
Mrs. Overzet
Mr. Moll
Commissioner Benedetti- Petnic
Ms. Hines
Mr. Moll
Ms, Hines
Commissioner Benedetti- Petnic
Mr. Moll
Commissioner Benedetti-Petnic
W Hines
Commissioner Benecletti-Petnic
Mr. Moll
Christy Brooks (SP?)
Commissioner Pierre
Ms, Hines
Mrs. Overzet
Commissioner Benedetti- Pctn ic
f / Y 1-1 0
Planning Commission Meeting of January 10, 2017 Page 6
Commissioner Pierre
Mrs. Overzet
Ms., Hines
Commissioner Pierre
Ms, Hines
Commissioner Pierre
Commissioner Lin
Ms. Hines
Chair Gomez
Corm-nissioner Benedetti-PeLnic
Mrs, Over7et
Mr. Moll
Commissioner Benedetti-Petnic
Mr, Moll
Commissioner Benedetti- Petnir
Ms. Hines
Curt Bates, City Engineer
Cornmi55ioner Benedetti-Petnic
Ms. Hines
Commissioner Marzo
M1% Moll
Commissioner Marzo
Chair Gomez
Council mermen Albertson
Mr. Moll
COUncil member Albertson
Mr. Moll
Council rnember Albertson
Mr. Moll
Council member Albertson
Mr, Moll
Council member Albertson
Ms. Hines
Commissioner Denedetti-Petnic
Mr, Moll
Chair Gomez
COLIncil mernber Albertson
Commissioner Pierre
'11-112-
Planning Commission Meeting of January 10, 2017 Page 7
Commissioner Marza
Chair Gomez
Commissioner Benedetti-Petnic
Commissioner Lill
Commissioner Wolpert
Chair Gomez
Motion: Approve recornmenclabon that City Council Approve a Zoning Map
Amendment to rezone the property located at 998 Bodega Avenue from
Residential 2 (R2) to a Planned Unit District (PUD), an(] recommending
approval of the Unit Development Plan & PUD Development Standards
for the Holly Heights PUD made by Richard Marzo, .seconded by Chris
Albertson.
Vote: Motion carried 6 - 1e
Yes. Diana Gomez, Gina Benedetti-Petnic, Jennifer Pierre, Jocelyn Yeh Lin,
Richard Marzo, and Chris Albertson,
No: Bill Wolpert.
Motion: Approve recommendation that City Council Approve Tentative
SUbdivision Map for the Holly Heights subdivision located at 998 Bodega
Avenue made by Richard Marzo, seconded by Gina Benedetti-Petnic.
Vote: Motion carried 6 - 1
Yes: Diana Gornez, Gina Benedetti-Petnic, Jennifer Pierre, Jocelyn Yeh Lin,
Richard Marzo, and Chris Albertson.
Nod Bill Wolpert.
B. The Block Project Appeal—Appeal of the Planning Manger's administrative approval of
modifications to the previously approved Site Plan arid Architectural Review that provides for
the optional construction of a revised site plan that modifies access from Grey Street.
Project Location: 2OCarey Street
File Number, PLAP-16-0003
Staff, Devin Colin, Deputy Planning Manager
The Block Staff Report
Attachment A - Draft Resolution
Attachment A - Proposed Plans
Planning Commission Meeting of January 10, 2017 Page 8
Attachment B - Planning Commission Resolution
Attachment C - Amendment Approval Letter
Attachment D - Appeal
Attachment E - Written Comments
Docs Received After Agenda Distribution
This appeal was pulled from the agenda based on withdrawal of application by appellant.
C. Rancho Arroyo BLIsiness Park PCD Amendment— Amendment of the existing Rancho Arroyo
PCD to allow Community Meefing Facility and School, as defined in the PP.t,-:IILIM,:) Irriplementing
Zoning Ordinance (IZO), as a conditionally permitted land use at 85 Old Corona Road. Technical
edits and formatting updates are also proposed as part of the review of this PCD.
Project Location: 85 Old Corona Road and various parcels on Industrial Avenue
File NUrriber: PL A-16-0011
Staff., Tiffany Robbe, Senior Planner
Rancho Arroyo Staff Report
Attachment A - PCD Amendments ReSOII-ItiOrl
Attachment A - Exhibit I Updated Rancho Arroyo PCD Final
Attachment B Resolution for Zoning Map Amendment (Denny's)
Attachment B Exhibit I Draft Ordinance Rezoning (Denny's)
Attachment D - Original PCD Regulations
Attachment E - Redlined of Current Zoning District Regulations
Attachment C -Mapping Relating to Denny's and SCOE Parcels
Docs Received After Agenda Distribution
Docs Received After Agenda Distribution - 2
Docs Received After Agenda Distribution - 3
Doc Received After Agenda Distribution 4
Chair Gomez
Tiffany Robbe, Senior Planner
Ms. Hines
Ms. Rolm be
Chair Gomez
Rob Domont, Owner cif PVAC
Council member Albertson
Mr. Domont
Council member Albertson
Planning Commission Meeting of January 10, 2017 Page 9
McQomon1
[omonnbsionerVVo|peri
ChairGOnmez
Colton Erving, owner- 360Church
CononlissimRerBenedetti-PeLnic
Commissioner Pierre
M/. Erving
Commissioner Pierre
Mr. Erving
Connn1issionrrPierre
Mr, Erving
Connrnios|oncrPierre.
Ms. Hines
Commissioner Pierre
K4r. Erving
Ms, Hines
Cmnnnnlsn|oDorP|nr[o
K4s.Robbe
Chair Gomez
Mr. Erving
Ms. Hines
Chair Gomez
Ms. Hines
Commissioner Pierre
Ms. Hines
Chair Gomez
Ms. Hines
Commissioner Pierre
M s. Hines
Mr. Erving
Council member Albertson
Kl[, Erving
Commissioner Pierre
Chair Gomez
CnrnrnissinnerBenedetd-Petnic
Ms. Hines
Ms.Rmbbe
Mr. Erving
' /v
Planning Commission Meeting of JanUary 10, 2017 Page 10
Ms. Hines
Commissioner Pierre
Ms, Hines
Commissioner Marzo
Ms. Robbe
Ms. hires
Chair Gomez
Ms, Robbe
Chair Gorriez
M -s, Hines
Chair Gomez
Ms. Robbe
Chair Gomez
Ms, Robbe
Ms. Hines
Chair Gornez
Ms, Robbe
Chair Gornez
Ms. Robbe
Chair Gomez
s. Robbe
Chair Gomez
Ms. Robbe
Chair Gornez
Commissioner Pierre
Ms. Robbe
Commissioner Pierre
Ms. Robbe
Commissioner Lin
Ms. Robbe
Ms. I lilies
Commissioner Lin
Ms. Robbe
Commissioner Lin
Chair Gomez
Jon Warren, neighbor of the propeity, believes that an additional school will add to Lhe traffic:
making it difficult to get arOU[Id.
Planning Commission Meeting of January 10, 2017 Page 11
Tobias Young, Petaluma resident, believes that this location not suitable for a SOW and that
the zoning should nc)t change due to the additional traffic that a schoO would bring to an
,already congested area. He feels that the property will not be as valuable with this zoning
amendment, He stated that flooding is also an issue since the property acts as a retention pond
and that developing the remaining 4 acres would Put the new buildings at risk. He feels that
that PVAC can be a viable health ClUbsince it is the only club in town with tennis and racquet
hall. He proposes that the zoning remain to allow recreational use,
Larry Borsian stated that lie is an active club member and the club is a huge part of his life.
However, if it can't be viable, then a church and school would be a socially PO(id use lor this
site.
Jody Brazil, property owner on Corona Road, is concerned abOUt the, traffic in this area, She
stated that the truck traffic coming over the overpass and the currently bad intersection at
Corona and Industrial is an opportunity to look at the current situation and prevent more
serious accidents. She believes that a church or a school would bring large amounts of traffic all
at once and this traffic needs to be addressed.
Doris Talks, tennis player, is concerned, with the recent closing of the golf course and the
potential closing of the tennis club, how it would affect the Town of Petaluma and attracting
professionals and businesses. She believes that a town is not as attractive without these
facilities. She suggested that the City purchase the adjacent property and turn into a health
club.
Anne Howatt, Petaluma resident, is opposed to the rezoning. She believes that the public
school systerii unites a community and that private schools create divisiveness. She stated that
the Petaluma Athletic Club brings a lot of money into Petaluma by brinpi g tea t
, n rns 0
tournaments and creates an economic impact. She also feels that schools in the flood zona are
not safe and this area is continuously Linder water.
Cona Clara Arawer, believe-, that any changes in Zoirling Will be devastating to the health of
PetalUrua since there arc, no other tennis Clubs in Petaluma. This would require all of the tennis.
Learns to find tennis clubs outside of Petaluma. This change in zoning wall guarantee that
Petaluma Will no longer have a racquet Club. She urged the City to rna intain the
commercial/recreational facility destination and not make the change to include fitness/health
Clubs.
Planning Commission Meeting of January 10, 2017 Page 1.2
Eric Parsons, Petaluma resident and PVAC Club member, is opposed to the rezoning. He feels
that if this property is zoned for a non-profit, there will be a loss in tax revenue that will need to
be rnade Lip somewhere. Mr. Parsons also was concerned about traffic,
Vince Montalbano, believes that the proposed changes make sense. He stated that this building
will not stay as a tennis club and that it's not fair for the property owners to work at a loss. The
use of a church and school will allow jobs to continue, therefore it will be a loss if this proposal
doesn't go -through, He believes that the traffic impacts will be less with a church than with the
tennis club.
Silvia Siso-Honch, Petaluma resident, moved to Petaluma in January 2016 and found it very
important to move. -somewhere with a tennis club, She stressed the importance to be a member
as a young family, and has found close friendships from the Petaluma tennis Club members.
Andrea Pozzi work with owners of club. She stated that the owners have tried many ideas to
operate business and their Petaluma business has been subsidized by other businesses that
they own. It is a share to lose a family facility and there will be nothing to replace it. However,
to deny the church Would not be a fair way to resolve that issue.
Carol Ann Street, long tirne club member, stated that PVAC is a family and a community and it
will be a big loss if it leaves. She believes that the traffic from a school is miserable since most
children get driven to school and is opposed to the use of a school.
Martha Dorn ant, co-owner
Chair Gomez
Commissioner Lin
Ms.Robbe
Commissioner Lin
Ms. Robbe
Commissioner Lin
Ms, Hines
Commissioner Lin
Ms. Hines
Commissioner Lin
Ms. Hines
Commissioner Lin
Ms. Hines
Commissioner Pierre
Planning Commission Meeting of January 10, 2017 Page. 13
Ms. Flims
Commissioner Pierre
Ms. Dines
Council rner-riberr Albertson
Chair Gomez
Council mernber Albertson
Commissioner Pierre
Commissioner Marzo
Chair Goniez
Commissioner Benedetti-Petnic
Cornmissionc)r Lin
Commissioner Wolpert
Chair Gomez
Commissioner Pierre
Ms.Robbe
Ms. Hines
Commissioner Pierre
Ms. Hines
Commissioner Benedetti-Petnic
Chair Gomez
Motion-, Approve recommendation that City Council amend the existing Rancho
ArroVo BLI$iness Park PCD Zoning District Regulations made by Richard
Marzo, seconded by Gina Benedetti-Petnic,
Vote, Motion carried 4 - 3.
Yes: Diana Gornez, Gina Benedetti-Petnic, Jenniter Pierre, and Richard
Marzo,
No: Bill Wolpert, Jocelyn Yeh Lin, and Chris Albertson.
Motion: Approve recommendation that City Council approve a zoning map
amendment to rezone the property located at 4986 Petaluma Blvd No.
from the Rancho Arroyo Planned COMMUnity District to Commercial 2
made by Jennifer Pierre, seconded by Bill Wolpert.
Vote: Motion carried 6 - 1.
Yes: Diana Gomez, Gina Benedetti-Petnic, Bill Wolpert, Jennifer Pierrp,
Jocelyn Yeh Lin, and Richard Marzo.
Planning Commission Meeting of January 10, 2017 Page 14
No: Chris Albertson.
Commissioner Wolpert
wROT "O.It
Next Meeting of the Planning Commission scheduled ForTuesday, January 24, 2017.
Meetinp adjourned at 10:31 PM.
2-1 - S -C
ri'VINCTNIZI -
fl�tulm
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF A ZONING MAP AMENDMENT
TO REZONE THE PROPERTY LOCATED AT 998 BODEGA AVENUE
FROM RESIDENTIAL 2 (R2) TO PLANNED UNIT DISTRICT (PLID) AND RECOMMENDING
FOR THE HOLLY HEIGHTS PUD
APN: 019-070-044
WHEREAS, ("hfid Moll c14 hcl�cu Hog Inc. sublnitled cin opplicalioll fear ca zoning fAcip
Arnenr1nit,ml lo lhe� f.')coporly from 2 {R'?} Io I'luntior-I Unit Distrid (PUD) and (-I
1(-;n1cjIivo Subdivision mcip lo subdivide 11w" slibiod prop"'t-ty inic) ("Ight (8) ictal. rind one (1)
pria.;cd for c.iraincigo, and utilitics, wheeas lho' 'mjbj0C_-t [)('()jJ()I'fy itICILICIOS fiV0 ("'Xisfil Iq sit lfjle- far -TAY
hor-nos ond thrt!e ("Alsling duplexes on a site loc.,otc,,d af 998 Bodoga Avontie (APP 019 070
044) (the "Irrojeci"); and
WHEREAS, pibli-, nofir,:e, was puLAShf-"d in the P(-_-4ciIuma Argus -Courier canal mailod to r(--_,)sidr';,nIs
and acc-uporils wilhin ;)fln fool oi it)(,, Projec-i site in compliance with state nrid loccil iaw;and
WHEREAS, thc:,, FlIcIniling Cortimisskm held ca duly noticod, public hoorinci to (,.onJd(,r tho Zoning
Map Ain(-,,ndmenJ ond Tentative sobdivisInn mcip applicciflons for the Projof-,f on -1cinuory 10, 2017, r -A
wNd-1 lil-na oll interested parties licit the opporiunity to he he_ird; ond
WHEREAS, an January 10, "W7, iho Planning Coniinisslon comid"�'�?rod lh(" stcfff repoll dutod
Junucify 10, 201 /, analyzing Iho applicolonit)Cludirip Ihn California Enviror-imentol Qucjfliy Ad
("CEOA") dc*,,rmino tic) rt induclod, ifievein; cared
WHEREAS, ImpIcnneninn Zoninq 0fdrif-inue, §19.030 provid(-3r, lot the appro-val of u Unit
Development Plan fear a now FUD; and
WHEREAS, irnplomenhng 7oninq Ordinance Chupfer 25 provides tor the cjj_-)provaI of ci Zoning
Mcip Ar-nendi-nent,und
WHEREAS, on Janucrtiy 10, 2017 tho, PIanniny Conimi0an r(--(-cjnjtn(-,,nded thul the City Council
cid-opt cin Oi-dincinro, aflac-hod horoic) cis Exhibit B, appoving a b -ming Mop Ai-nundr-fif,,ni rand the Unit
Developmet-4 Plan & PHD Dc-wolopn-lent Sla-Irkird's foo the Holly Heighk PUD, t,cndr rec,-ory-intending
a1:_-)provcji of tho, c�-�issodcited Tonicitiye. Subdivision Map,
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETLAUMA AS
FOLLOWS:
I . The torc.�going loci AIS (.11-C) 4HOCIM-i rovrr)r-.[ cans inc4otpavc-i1r,,ci horcin by rc..fof(mc(�.
0 t r't:iirirarloo § 19D30 card Chaptor 215' the Planning Ccvamission
rec,omrnond!, Mat lho City ("olln-JI opprove lho toning Map An-iondmont and Unit Devc-,4opmenl
PIcIn & I'LID Slandar<,-ik for 1he, l lolly PUD, otlod-md hcarefo cis Exhibit A, d
on 1ho following findiiic.4s:
Ir he projc--,.c.-_-1 concern,, a 2.2�.)--ocro sjlca with exls incl devc-4opmelli, indudin( IjVC'
farnily houst._)ak and ItIlf-o (3) oxisling dijploxmfh(r ptopm-id rezonr., cind Ullif [)eve1cJprnc,-nt Plon
-�(Jsons disctmrr�fj it-, tjj(7, jf-Inij�-Ity j(), ()J/ CocrIf
A Iho I folly I lod�jhl.s 1111f) k, for IfIc" r( 'Irkslon
Phnnhici Currurflsskm Xoro10inn No, ?F)J/ 0i S_ — r1ocie
%kitr roporl, ccuriskml York Me, Fetaluroin Gc-mlr:trcll PlOrj. 1114e1 I'r0j(W I Will 1_*-S1jIi o I CJ0,111 (8) 10k
and c)[Tre (11) new con-irrion para: ol that will rolain e,,xisling dc,�nsilius ronc'j1ne'.i horn 5,0 to. 7,88
homintj iiniis peer cicre" consisiciif %vith allowaNc chnAkm of U to RD hij/cic as de-finecl
for tho Low Ocmsrly ResicionFal fc-Ind me cicj!-'�JfIccjIion of iho ('.,nnc:rnl Plrjn1he I�rojoct is also
cynAkni with Iho fcAlowing Cenc3rol Mit i Inolkles: Policy 141-3 (Fm,, verve We and C*ammha);
l41►c, P427 (Broulage hviovalive, Silo I iosi(jn kir I'arking 165honq; Pollcy 141111 A (Makfain
ShndaMs Reflective of 1'evolopmoni Pollorns); l4licy 54122 l"edestrion Connecjiviiy);
I i0i"ising Fierrient Goal I fl ocillicila MoUlfly within Omershl) caries Redal Makehy and Axising
Element PORCY 2,2 (Encouruge, Vorioly of 11mming Tyj.-:ics),
The IkAy I'Llf) iric',Iuclos (-Ili established lhoroughfcre (Holly lleiqhls IXivc), which will h"o
kwoled on a sopar-cato picircel undeo coininon privc-ife owneWAD and intorsccf with an axisfing
pri[Ac read (Bodoga Avemm* Anh Ifloroughfolo k (Ichquoic, to scvvc troffic generuted by
c.xisling devolopmont, A d diflor i c -illy, undef 1h(-, projocl, flow sidowrilk Sugmi-mis will plornole,
pedt-,3t;irion convenionce- can dsofi-ly.
A1lh0LJ1,'jh no oew cluvolopincmil is proposed and exiding structure", Will lemmill, lhopropo'sun'P1,10
regulalory ccmirols lo proscvvo a unified ond cligunized coronclorner-If of buildir-Igs it) a Incinnor
compoWe v= tho smoundii icj ateci, The SIJII'C)Undir_1c4 ClUCc) includes 1._Iropc'rfk,.s w4h Varied lots
sizes caned building heights, whamos roldontricd kAs to if iu, west ond within it I(-, Cou I i ty oro typict-jily
macill it t ske cuu] con I oin prinico ily singIc-, -sloiy horties, unci to Is lo iho east within I ho R2 7orlo,
SliqlItly large"l Willi both ore-stciry and Iwo -story hnue.s. Thu F'LJF) standards propose lot
bukling hQhls, and other building armligemolil fcx.flurcs (ost, sctbacks) that wc. cippropricite
h Sutton to neoMy developrnerif cind witl conkol tuturc clovolopmoni lo ho, comiricfliblo %miih
d- The pmjeci sAc- includos private yards and a ptivcitc driwe with niahjr(_!. londscaping and trr,,os,
AIII-IOUgh SOVC'n irm cera, rwoposey for reamcil to accmmnodcitrprojewlconsIpIC] inn at Fkdy
I ledhis [,')Iiv(" H -lo rooloriiy c)f such scomic qualities will bf- prosorved, threw projerl .silt-: is cilso
lacrifed in close proximily to an enlry Gcicway (Hodupia Avontic crt westc;rn enlrcirice to City
UGB) und(--;r fl-ve Gonorn' Plon, howcaVer the Silo is not sic�jnificantly vis -Holo fru-n this location,
Additionc,-illy, lhe exisling sconic cind nolural rcsourc:oi of opon ricAgolines and hillsides that holp
dcfinc, Iho uniCILJC character of Flo talurno will ho pro[ ectod.
v The plecl mAl nc)t delrimentnI to the public welfare (As if: 1 will proserve 1ho charactor cJ that,
exislim -ounding ciivaF,; 21 YOH coniwl rriassing and scale of exisling (Ind
_) ricighbotood and suri
new re-sidenlial skurdures, through the estabihNnoni of PUD devolopri-iont sifandords, so (is not
-to oul-or-1-horactor devc1opnenh 3) %d facilitrifo, horfic, ownni-ship withri Petatuair i; 4)
will reafll in resldenficif densities consistonf With 1ho, G.--mc:rnl Plan; and 5) will Lit --i consisfent with
(,-'ello, -alt'Iclaa I-x-Aicies for the site.
3,)jrj(:Cjjjy exeMp'l troni the, provklon� of CLQA uricinr CH')A (4uldnlines
Thc, prol)osecl paoci 4 CaMq(
I `a332 (In -Fill 0ovok-pi-riont Projects) in that: 1) the ploic"CA k corlskic,nl wills cipplico[Ae Genctal PIcit i
tjcdc
iflon policos and re the site:: is within f -fly HnAh, Inss Hxm Nvc avves in
sizc, and sub0onlially surryinded by urban as 3) IN) Mic has no value as hubital, for enclanqered,
rove, or threaknod spe-6cjs; 4) 1he ptujcci will ti('if r(',sjjIj it-, (-jilycar'rt oftects related to trallic',
noise, Q cTidly, or vwiler c,411 cnvl 5) the W will be adeclualely served by call requirecl ofiflibs,
and public services. pf(-)jc.,(.:t olso doe's neat trigger cilly of tho oxcc'ptiol-n to lhf,c�s;car9,I,ti gra
okj IlilrOd (,It CA -'_,QA Guidolit ics § 15300,2T
lIv, proic"'(1 cjs Conditioned po'r II -le, resolulion cipr:)rovirig the lonkilivc.,, SubdlvMon Mop (Rcsoltj*'-.yvf
Nri,?01 7 02) cornplios will's thrc cipplical-Ae" povisiorls of tho municipol Codo (Ind lhc: Hon,
1 hci Unit 0Cwe10pIi)(-,,rjI 111cin tor I Jolly H(._1
'if -1111.5 Pill) Sholl hx: subjtci fic) the Canclitions (if Af_-jj_-,)rovai foo
Ilan enlativo Skjhdivisk)n Map.
PICAI-InInq ""OT fir I 1ISSkY I At I Rn t No. ul 5. Pane 2
6. Basod on its ruvir-w of llw enflro record ho rein, indt-iding the Jonuary 10, 2017 Planning
v 1'( -id im -), , its clild (-III cumments received
stuff roporl, ('It[ sq-,pol :1 (it -orporafod dcl--Maiur
and furogc4ig findings, Hic Planning cowl-i-lissioll heqeby lecofrirllorlfjs lhui the City Council
approw-, o Zoning Mup An'wridniord to rozone tho subecl piopoity (rom Residonlial '2 (10) to
I'lonnod Unit Dislik"I (Iltif)) (Arid <.ipprovol of tho Unit Dovolcipment Pion f-ind PUD Dovoloprrient
Slandords lor f lolly Huighk HUD,
litil 1111111111 1 1 111! llilii; ri�i 11 11 111
Commission Member Aye t No Absent Abstain
Councilmembor Albertson
Benedetti-Petnic
Chair Gomez
Lin
Vice Chair Marzo
Pierre
a=
ATTEST;
APPROVED ASTO FORK
IJw lcnnonbal� i, Msisicjnt City Aftornoy
flicinilng ConimlFdon ke5olijPon No- 2,017 -Di 3
0JURNANCIT orrm?. crry (�o-IJNCII, OF THE CTINOF IVA'ALUMA ANIFNDING
T11F, ZONING MAI' CONTAINED INTHE IMPLEMENTING ZONING ORDIkkNCE
VO (.11ANGY''I'llf,' ZONING OF ONK 11ARCEL LOCATED AT998 13010',GA AVENIJE,
(1'0 HE'SUBDIVIDED INTO PAWIT IAC TS AND ONE CONI MON I'ARGRIJ FROPM
R-ESID--ENT JAL2 (112),ro PLANNMD UNJlT IMSTRICT(PITD) FOR T111ri, HOLLY
imc.arrs PuD
APAP 0l9-070-0114
FILE NOJILMA-1 6-0008
WHEREAS, Chad Moll of Hear Flag fingineering, [sic, submitted an appliu.11J011 Im El
Zoning lVap Amendment to rezone the Q(cut propmly from Resideiiihd it (R2) to Hannai UK
District (141)) and k1'L'&ntq1iVC SUNWhion. Map to subdivide (lie suhlool Impm-ty into cillit (H)
lots and one (1) commun parcel f0w access, drainage, Evict utilities, whoroas [lie sul�joQt property
includes live existiog, sing ic-lanifly lion-lem arld three existing d-uplexes on a 2.25 -acre she lourted
A 998 Bu&gn AvCtl Lie (A -PN 0] 9-070-044) (dic "Project"); and
WHEREAS, Me Plainfliq! Commimion hold at chdy noticed public. hearing to ucirisiclot the.
Zoning Ntap Ainenchucra arld'Fenudive Subdivision. k1apipplications Rm- the Pr(Ijea on January
10, 2017, at vdich thpl: all hAemsfed padies lvad dIC OppOl-tUniLy to he heard, and
WHEIZEA'S', on lanuary 10, 2017 mul prior to acting on thii request, the lltaartin;g'
Colinnission, co'll'sidored die. staff' rcport analyzing the application, illelUding [lie C81ifOrnid
k'nvironmental Quality Act ('(.FQ)A") determination included tlietciw, and
WHEXUAS,cart January 10, 2011 the Phnnhg that [lie City
(muncil a&qA this Ordinance apPMAJ19 at WD1119 PAup Ammuhnent mommmitled mppmW of
tho UnIt Developmeni Plan Ok ITE) Devulopincirt Shuidards Bar the Holly 11cights P -HE.), and
recorriuncrided approval. off.be aswciattedTcntative Subdivkicni Mill); and
W"E'10',AS, on [hmml dMej Te (_'ity (!ouncil held a duly noticed public hearin to
consider [lie Zonitif,, Map Amendment and Tuntative Subdivision Idup uptilicuticnim Tr the
11rc)ject, rat which tint e all immWed pardes had the opporWnRy to be hwircl; and
VVIVIRREAS, wi fhwol dnWI and prior to WhIg oil thiS r0f]LIC-St, [be City Council
considered the sta-IT ropml armlyzing lie aplAienficn; including the California Environmental
Quality Act ("C.-FQA") determination included thauhn and the Planning C.ornmisNion's,
recommendation; and
WBER-EAS, IniplumullUng ,user ng (Uhm-ruc ClutlAer'15 provides ku- Me appruwd ofa
Kning hAup Sucridnierg; and
VVIIIARKAS,sale ISM daial A Uty Council actopfed this Ordiliallec approving as
Zoniiig N4al) ArnmidulmW Rw Me 11olly HeigJA8 PTJDand approwd (lie. associated Unit
Developmeta( Plan & PUD Dcvcloj)jnenL Standards and the'1'01(atfiVC SUbChViSion Mal).
Plurlilng Commi"inn Resaftflion Ho„}( S: - paue'l
NOW,TTIVAEFORF, HE IT 011DAINED BY111F, (-'!(TV COUNCIL OF THE
MY OF PETALUMA AS FOLLOWS-
sectim) I - rindiligs, Pursuant to ImrdmncnOng Zoning Ordimanoc, §19.030and Chapter
25, bilsed on the Plarining Commissiots rccommon.dation, Ifie City Council adol-as this Zoning
IQ) humendment A A f buy I leights KID based on the following findings:
7 The Prqjec.t conemas a 2.24aw, site wrth ex1ting development, indAng Rve (5) cQUng
sing1c4amily linuum and threo, (3) existing Zcalingala p Acne wltnelic
Or the IVIQ 14cights PLID is, for the reasons discussed in the January 10,. 2017 llhualiqg
Cornmimion stafl' rcliort, consistent %vith the Petaluma 0onoral Plan, Thc 11i,qjoct will rosidt
in c.ight (8) new Us and oxic (1) new conuilon pirecl, rezoned Rom ResidenU :1 (112) to
Planned 1111it, District (PI)D), 1hat will retain o�Mng MUM rmlilig, Rom V) ki 7.89
lac:r°ar. ire Ullits fle-r a-XTC (IliVac), consistent with allowable, densities ot'16 to 8.0 hu/ac, as
defined. IN, the T,ow Density Residential land USC C-18SSil """M' of the General Plan. 'bile
llrqect- is also C-ollsistont with cc ler hMng (icneral Pan policies: Policy I -P-3 (Preserve
Vale and Mamcfmj; 1'c huy 1-1027 (Encourage Innovative Site Dcsigri fior Parking
MUNI; Poky 2-P- I ILI (Maintain Standards Ref ective ot'Do-vulopment Patterns); Policy
5-11-22 (Enhance Pedestrian Connectivity), Housing E'len lent Goal I (Faoilitate, Mobility
widik Ownership and Rental Markets); and flousing L',lement Policy 2,2 (E-,neourage Varioty
omousing Types),
Ile 21ning MapArnendinent will rezone. [tic parcel from R2 to PUD, whereas the. rostilling
PUD Zone will he Considered lbrapproval by the City Chruncil through Resolution, including,
the Unit. Dovelopmeta Plan and PED) Dovelopment Standards R. -)r the Molly I leights PI M,
'1111 City COU1161 will also consider the associnted 'Untative Subdivision Njap ft.)r approval.
'11c Unit Development Phare IN (lolly Hdoltz PITI) sluill, Ile subj1cel, lo the (Iondixions cal'
AWpnWal of` the; TenLative Subdivision Map
9. '] fie Project will not be detrimental to tho public welt'are as it: 1) will preserve the character
Of the. exislIng rwijyborhood and surrounding areas; 2) will con(rol mas.sing and. scale of
existing and new residential struclu, throe la the estabfisNneilt of PI JD development
Mandarcb, so as not to create asst-oC-chmader devolofalumq 3) will facilita(c� hon -w olynership
MdUn Mum, 4) will msillt in residwMI WHics consistenit will) the Genoral Plan; and
5) will be consistent with (Jencral Plan. Policies for tile site,
10, Ito pmTosed pr(s ect. is oatcgodcally excliipt Dcnn the proAsions Of (Y,,QA uncter (A1,QA
Mia elincs §15332 (&M Duvelofmnwit Projects) in (hat: 1) tile prqjed is coilsistent. wills
NMAWaNe (Knoul Pbn and zoning deQuithn policies and rct,rrlai.ticaras 2) JIIC,* sif'Cl is Within
city hljlits, joss ftal live acres in size, and suktan tially sura uric ed by udmw uses; 3) to site
has no vahe as habitat fior ertdangcred, rare, or threatened species; 4) the pro.jcct will not
remlit in any signii-icanI cf'fcols related 10 Wk, IlOiSq A tPWRY, Or NVaWr EYMIRY; and 5)
die she will be, adequately sowed lay all regiKed utilities and public sorviccs, 'I"he lir(Iject AM
does not fi-igca, any of the exceptitmis to the excinplion outlinuil a( (-'$', QA (Cuideli ties
§IMM2,
11, Basal Cal it., rcview of, the entire; rewrd hereiii., including the kinuary 10, 2017 Planning
Commi,ssion stal'[' report, the linsed M] City Council shiff, rcpflrt� all supporting.,
referenced, and incorporated d0GU1oC1*S and all comments received and foregoing llrrdjng,r,
the Pimming Qrn-iniNsion horoby recommends that the City Couji�il approve a. Zoning Map
Ammumnent to rezone 01C subject property front Residential 2 (U) to Planned Onit District
(PUD) 64 the lJolly lleigtils'PUD.
Mon 2, 1& Zoning Map cmained in the fmjAmnenting Zoning Ordinance is hereby
mnended in modWy Hie zoning district ofonc parcel (APN ON -1070-044) hicate-d 'at 998 Bodega
Awnne (to be subdivided into eijj lots and one uornmon pamen Imn INMAKI 2 (112) to
Phnned 1hrit District:(PUD) For dic Holly ffeights TIT -IR
Section 3 - Severawlitye jr any lmovision of His Whiance or the appilicatIon lhmvuf to
any person or circumstance is held invalid, the remainder of (lie, ordinaucc... inClUding (,he
alipkathmi of such pad or pmvision to othei, persons or ckcwnMmwu MWJ not be aflutu.-I
thcreby and "iball contilluc in fl -ill Am and efrect, a tins ans 1woviskmis or this ordhmnuc irc
avemble. Ile Vity Coinicil Ircreby dec-l-ares that il, woold brave, passed each �cction, subwction,
subdivision, paragraph, sent.cocc, clause, or phrase hereon himpewive of the 01. that mry one or
more sections, subsections, subdivisions, -I
paragraphs, sent,onmq, claus ,, es , Or pt rascs be hold
unconstitartional, invalid, OT WIMArceable.
Section 4. This orthmunce shall become efl�ctivr, thirty (30) day% artcr the date of its
actoption by the Petaluma C.'atinciL
SecHon 5 - Posting/Publishing of TOM Ile (,,ity Clerk is hereby directed to post
and/or pubihib this ordinance or a spuTAS Of it lbl' H. PCriod and in the manner required by the
CQ Cho r1ci%
INTRODUCED and ordered posted this I iwcrt day] of [insert mon(h], 2017,
ADOPrEw His Onsert day] of] nsed montlrjt, 2017 by [lie following vote:
Ajws:
Now:
Main:
A bsent:
Pkwrlrig Ccanfr*Iori R;�-�mlullon Nn. 20P 01 & - ran C'
FF7, I) ibi[ 2
HOIJ-11N 1-11FIGIATS
lllannlnf� Commission Resdullon No. 20ITM S- -- o� 7
J
This page inten tion ally left blank
Planning Con in-Assicin Pe5olkillot i Ikj. 2017, 01 S flcl�,,Io 8
1. Holly Heights PUD
1, 1, Purpose
1.2, Site Context
0101-8�1�
2.1. Pu rpose
2.2. Definitions of Torms and Phrases
3, Applicability
2.1. Terms
12. Site Location
3.3, Relationship to Petaluma Implenienting Zoning Ordinance (IZO)
4. Allowed Land Uses and Permit Requirements
S. Development Standards
6. Administration
7.1. Purpose
7.2. Bicycle Parking
7,3,Vehicle Parking Spaces
Exhibit A - Holly Heights Land Use District Map
F] o Is I iing Cort ii t i RMCAj lioi % 14a X) 1/ 01
This pago, intentionally loft .lank
Picintifnq C on i I nhsinn Rosoiu I lon No, 20 � / 0 1 llaqn 10
MKIMPAEMMEEM
1i .1 Purpose and Intent: The 11-iolly Heights Planned Unit Development ("Holly
Heights PUD") provides, land use and development regulations to guide future
development within the PUD. The Holly Heights PUD applies a modified version
of the Residential 2 (R2) zoning district in a manner that accommodates
buildings existing prior to the creation of the PUD, and alSO WOWS future
changes (cg., building additions, new homes) compatible with neighboring
properties.
1.2 Site Context: The Holly Heights PUD is located at the edge of Peta.lLlllla'S
western boundary, on the northern side of Bodega Avenue betwe!-en Bantam
Way and Paula Lane. The site is approximately 2.25 -acres and includes eight
(8) residential lots, as well as one (1) common parcel (i.e., Holly Heights Drive)
consisting of a private drive aisle,
The Holly Heights PUD is located in the West Planning Subarea of the General
Plan Lind provides a Low Density Residential (RL) land use designation.
Adjacent properties to the north, west and SOLIth (across Bodega Avenue) are
located outside the city limits but within POtalLima's Urban Growth Boundary.
Properties within Petaluma to the east are zoned Residential 2 (R2),
2.1. Purpose: To establish the definitions of terms and phrasc�s that are technical,
specialized, or that may not reflect common usage.
2.2. Definitions of Terms and Phrases: All specialized terms and phrases used in
the Holly Heights PUD are defined by City of Petaluma Implementing Zoning
Ordinance ("IZO") Glossary Chapter 27 (Glossary), except as noted herein,
pnzvm��
3.1, Terms: These regulations apply to all land uses, changes to parcel lilies
(including subdivisions), and development within the Holly Heights PUD in the
same manner provided at IZO §1.040 (Applicability of the Zoning Ordinance),
3.2. Site Location: These regulations are applicable to all properties within the Holly
Heights PUD as shown oil the Land Use District Map at Exhibit A,
3, 3, Relationship to IZO: Except as noted herein, when the Holly Heights PUD is
silent or a matter, the IZO shall apply. The Holly Heights PUD shall prevail in all
other cases.
I'loniOng CortmikNoo R�-n(*Akm No, )1,)1.1-101 5 flof lo 1 1
0��Mlm BMW=
Table 4.1
Allowed Land Uses and Perrnit Recitflrements
P Permitted Use
S Permit Requirement In Specific Use Regulations
A Accessory Use
Land Use Type All I ots
Residential
Dwelling, Accossot-y/Second Unit A,S
Dwelling, Group 3
Dwelling, Multiple P
Dwelling, Single Household P
Specific Use
Regulations
lid
!ZO §T040
I lorne Occupation A,S tai lzo b-lmo
rRes,ldpritial, Accessory Structure A
Rosidential Care-, 6 or Fewer Clients in Horne P
Swimming Pooi, Hot Tub, Spa A,S IZO §7.080
Services - General
Day Care - Small Family A
Notes:
(1) Excluding the common drive aisio parcel (i.e,, Holly Heights Dilve),
(2) Home Occupation Permit and Business License Required,
(3) BWSicC'Bi r.iC.(JMse Required.
(4) BLIS41081,; HQOWr (- & GOMplian(,e wiffi IZO Soction TOOO Reqkjlred,
S. Development Standards
Table 5.1
Dovo|npnnaxt Standards
Development Feature
/ All Lots
Lot Size
Lot area, lot wid//�,and lot depth naq/irmmooXufor eavhlot ill mr a//m
m/brVm��n
\'o{Amm
h.U0Q xf(min)to 12.0OUnf(mo�
<nhrWrLuYVVWN
60Ahnin)|o13V�no*
Corner |(it Width
55 It(rnin)toG5 (n-lax)
MhdmumL�DnpU
�
1000
� Setbnohs
�
Se/buc6smquirpd
--- --- -
yhmn��n�x�
New Structures --- 10M(nin)tu15fl, (n)ax)
Front
Existing Stmoiuroo = 18 It(m|n) to 60 h (maz)
Mio|mumSide -interior (each)
h
New Structures =1Sit
MinimumG|reo{RiVe^Reverse UornerLet
FX'1m8npNnxVtumm=5U
|W1undb45=20A
�|n|mvmReer
�
Lots 2$7d=60�
�. 4' ' ' !
NmwQ�mQms=208
MioimmuSaraV*Fwn(
Existing Garages =1O8
Detached Aconomnry��rvumro
�
Front
- - ----'-------------'---------
Net Permitted
' --'-'--' - --
Side 'Interior (each)
4#
| Side Skeet1UK
Rear
6 t
Site Coverage
The powunt ofJmtotal site area euvemd by strimturcr;, oPcoor
mockm��rmj/�DV7m/covvmdx�p�pm0o�and �xmuos.
MaximomGovereOe Ph�a�Stm�urc
'
NA
Detached accessary buildings Gto-[Cftires rnay not bolocated in
thp required front yard of a niain building, Detached accesnory
Max|nnumCnvo,u0m Auuuouury Shnctum,
h/H|V|o0* xmy We |m:atwd In m4oQod u|d* or roar ym/ds, provided
Detached
that it', the eR t mvno thsnfi*e hundred (500)mquamfont
or &m Vemvu (h(,, armm o/thonequ|/od yanJw^ whiohavor|o
groo{*r.shall bmcmum,odbysuch skuuh/rus,
0&a)(kr/um a0mmmNn h*lght n/xAxohmas. Soo 170 64v*su/y for
Height limit
hmkcibv/oos//en,on/no4uiro/neo8tand Chap8m/Y2/hrhnhq`/@n//
17/0c0fira8ona |
K8mUmmmHm�ht^Phnx�nBuilding
- --------
25V
8��
MmximomH�qhi-Apoermorym
-
hunm 1G
-- '-' --
(�
MuxkoumHviAht &*oauuory Dwelling
21 it
(
Pkmn��CommbdnnKn�okUonNo.2Vi7o> ° �ro�o l�
LUsable 0 1) en Space NA
Notes.
N) Hn
�Itjdinq the common drive aMo parc0 Hoily HeIghts Drive).
6. Administration
6.1 Sing le -H ousehold Dwolling: Exterior alterations to existing single -household
dwellings and construction of new single -household dwellings, when conforming
to the standards herein, shall be approved by -right.
62 Multiple Dwelling: Exterior altercations to existing Multiple dwellings and
construction of new mUItipl0 dwollings shall reqUire Administrative Site Plan and
Architectural review by the Planning Managor.
6.3 Other Uses & Development Features: The permit requirements for land users
and/or development riot addressed at Section 6.1 and 6.2 above shall be
determined by the IZO or, as relevant, by Table 4J,
7. Access and Parking
7.1. Purpose: 'To facilitate vehicular and bicycle access to and within the Holly
Heights PUD through the provision of off-street and shared on -street parking
spaces, as well as access ways for vehicles, bicycles, and pedestrians. Holly
Heights Drive, a private, roadway, ;is intended to provide access and shared
parking to all residerItial Units for both residents and visitors.
7.2, Bicycle Parking: A minirnum of one (1) designated, covered on-site bicycle
parking space shall be provided for each unit. A single-family dwelling may
utilize a garage to satisfy bicycle parking requirements.
7,3, Vehicle Parking Spaces: The minirriurn number Of aLltornobile parking spaces
shall be determined as indicated in Table 7.1 below,
PIcirinlinq Coninkslor Hci, 20I." -[A flaqi:m 14
Table 7.1
Minimurn Number of Off -Street and Shared Automobile Parking Spaces Required
Type of ParkinglUse Number of Spaces Required
Off -Street Parking Spaces
Dwelling — Single Household, including Attached Townhomes 1 cove�rcd space plus 1 Wdiflonal
covered Of uncovered space
1 covered Or Uncovered plus
parking for other dwellings on-site
Dwelling --Accessory/Second Unit consistent with parking
requiroments outlined at this table
I additional space for each
Dwilling — Single 1-10LIsehold Addition of New Bedrooms additional bedroom over 4
bedrooms
Dwelling — Single Household Conversion of Required ovarctt Spam(s) converit-id to living
PArking to Living Space quarters replaced with covered or
Uncovered parking space(s)
Dwelling — MUMple Household 1 covered space for tach Unit
Shared Parking Spaces (Holly Heights Drive)
All Use's
Note:
(1) Shared MJ_rstraot parking spaces shall ba stripod and maintained in porpotuity.
ME=
Table 8.1
Location and Height of Fencing
Location of Fence or Wall Max1rourri Height
Within required fr c xit setback oi- on the fro nt property lute 36 inches
Within required street side setback or on the street side 36 inches
property line
Within required interior side or roar setback
Outside of a reqUired setback
6 ft solid or open fencing
2 ft of additional screening at least 50% open
6 ft solid or open fencing
2 ft of additional screening at least 5011/f, open
9.1. Modification Procedures: From time to time, it may be necessary and
desirable to modify the Holly Heights PUD. Modifications shall be in accordance
with IZO Chapter 19 (Planned Unit District and Planned Community District),
I'low iin[,i C'unirrills.qIon No, 2017 01 1";
11
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ZTEM - 074 "1 M, I I m k Lwk
RECOMMENDING CITY COUNCIL APPROVAL OF A TENTATIVE SUBDIVISION MAP TO CREATE
EIGHT (8) LOTS AND ONE (1) COMMON PARCEL FOR THE HOLLY
HEIGHTS SUBDIVISION LOCATED AT 9?8 BODEGA AVENUE
APN: OIY-070-044
FILE NO: PLMA-14S-0008
WHEREAS, Chad McAl of Bear Rag Inc:. SUbMiltecl an al.-)JAccilion cl Iunfafivc'
Subdivision Mur.) to subdivide the subject property into oighi (8) lols or�d one (1) comallon porcu'for
ciccoss, drob-tago, and uldifies and a Zoning Mcip At-nonin-ioni lci rozone the subjoct properly frorn
Re;side,nilal 2 (R2) to Plonned Unii District (FUD), whereas lhe, subjoc'i plopedy includes fivo exisling
Oigle-fai-n0y helm and ffiree existing dUPIOXOS un a 2,25 -acre silo locnied tat 998 Bud(-)ga Av(�inue,'
(APN 019 070 0-1/1) "Projeci"); arici
WHEREAS, PUI.740 tlOkO WCAS PL)[-A%hccl in the Petalurrici orid woilod Iu rmidcrik
und occuponk within 500 fool of the: projed Site in :ori-tplianco with'stak" on luc'(fl ow; ond
WHEREAS, the f1lanning Commissioi i field a duly no-lic-ed p(-ji-)Iic- hearing to consich:m- tho Tantrrativra
SUbdvisjor Mcip n-nd Zoning Map Amendment crppliccjfinn� for the Project on Jarway 10, 2017, ni
which time all inlere sled purfies had tho oppoilunily to bc, I iecu'61' on
WHEREAS, 01) .10111-Jary 10, 2017, the Planning Cornu i.Wnn ccjnsidercd flic, sloff report datod
January 10, 2017, cirialyAng the cipplication, including the California Environmentril QW -01y Act
("CFQA") d0t0fiWilotiOn inducled the rdn; rand
WHEREAS, on January 10, 2017 thc Planning �on-imiwon rocomn-voriciod Mat Ific Cit,,,, (.,oun(,-J1
or-lopt INS 1-c-sollution approving a fontafive Subc-livision Mcip for the Holly flok1his Sutidivision, and
iecommor-iding approval of tho associcited 7oning Mop Amuridmenl and ilic Unit Dovelopmon'l Plan
111JI) ljovolopms,int Standards.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETLAUMA AS
FOLLOWS:
2, The, proposed is nkllivc' sul:)divisiorl map, as cion ditionod, is con.-,Aforil with Ili(,, piovisionr of Mle 20,
subdivkJ0115, of Iho pr"laluma MunkJpal C'od(', (SubdivNon Ofclinance) cvv] lho Ccilifomio Subdivision
Mcip AcJ cis oullined below.
3, fh(:. recuni-nericls that thO CilyCOWICil flic; "tentative Subdivision Map
f0f fh(-.a H011y d leigl'115 Saab division, subjec',t 4c, fhc° Conditions of Approval atfac.hed hucto (.-Is Exhibit A,
ond bosed on iho Iciflowing findings:
o. 'I'lic projeci conceros o 2,25 cicre silo. w1h C-Aqfir)tA d0V(',l0PfT1(,q'fl, i11CkJdir19 14W, (5) (',XiStiric,j Sing10-
f0i)-lily 110L)SCS CH-ld 11-1100 (3) oxisting dLJl--)l0XCS . "I IK., F.)Ioposecl Jerflulive Subdivision Yup is, for Iho
db.'XiSsed in 1110 A-111,jary 10, 2017 Plonniiig Commission s(cill' reporl, coiisister)t wilh tflo
pf"4olurna Plan. That: l7mied will rost-111 ifrl (_)jcjfja (8) j)(
_'W 1()15 (yi(j (gja f 1) rjc,W yrol-I
V-joicel 1111ci1 will fcf(.141 c"�Wslillg rculgirl(�) from "%I-) to 7.88 housirig linils [-)ei acfe
consiste,rd wilh rdlowull-)k, deni-Oit:,,s of ').6 to 8J9 od0iiiud f(ir the Low licnsity Pesidentiol
Icald use c1ossification of tho 6"o'llorcil p1cm, The projoci is nh-o corlsisic-Mi Willi HIC: faitowill(-j
Gerv')iol PkAn polic;ies, flolic.-y I P-3 (Preseryc., Sc:alo and Ghar;.,tc.h7�!r): Policy 141-91
jnricwrfliw� Silo Dr!`r-jn for Pathric Solo)ns); Policy 2.-P-114 JM(aIrr,J(jjjj Sj(_jVr1(j(.jjCj, I�e:dldtr°:'lidC; cit
Hf inning corrolks1cm Hosolullon No, 20111"D �- lloqr- I
Davedopment f0lt�.rrns); Policy (tiArwin PedeslJon (-',(.)nnocfivHyY I*Ymkxl 11kinent Goal
I (Focilitale. Mobility wilhirl Owrx-µN'flp rind konlol Me lkots); rind lJousing I'lorw-mi 1'(A(-'�y 2.)
(Encourar)(-,., Voriefly of I loosing rypos) ,
b. I'llo Sltf, h physVolly suitc-,jhle- for residenWA clevelopme-ni in thul it is mildly sloping, does nat
<'.onlo< ri ony physicril convirahts, is not enk-oni-neril-ally sonsilivo, and is intonded (of resi(Jeritial
dovotol'inioriL f -he prnpose�d skii-xtivislon W me ate ei,,ght (8) new lots cmid ones (1) new cornmon
par( -.(-A consisleuit vith car pTurmiah) clansifies, sirrc:e the projucl will iosult ki dendHas nano RKI Tom
5,1) to /'88 hu/oc' consisletil With the Low Density Residenirelf lan(J usc? dosigmilior) poirnilling
rokknUal demilies belween 2.6 and 8,0
The proposed snbdivision lix-Judes minor coristilicAiar) WCxk thul Willi neil cousf. Sub0oritini
onvi(mummikA d(unnW1 ir#m; 5sh cg w&AW or thc-A licibil-al, nor sniiom her -Oh Marc blerns as the
-JjJJJirJg rJo �nsil-ivily (o.g,, wellands, creeks,
prject N: 1) Amlowd in m mr-�,�u :
�,�xl _ ital sc
t,,VAXn MKI; 2) koalEvf hl ay, CJJrC',CJ of a wndemay Hial would suppod- ffs[i habitot; 3)
iouall,'xJ in (,,it ar(.-,cj wUh no siglAkmil wlk.ffile� hobital voluc,; and 4) will riot couse serious heallh
POC-I'C-111- quality).
10"1) 0 S (��
d. Property within the ri 'd SJJk)aiVj5i()lrJ do( -.--s riot im-Aude any misornorils cicquirod by It -it)
PJl--Oic of large.
4, lho propxxod scat divKhm together with provisions for its design and impmvmnwQ %MR rwt be,
rig trirrrc ramal f(:tiv--= public heollh, sarall cm wall me becar-me adequate I-x-jblic. lacflilaes exisl or will be
Mads, sk.-Jewalks, water, se
'W(_. I drClilis,' C Irld cath .r irrlrr:rslrrax lrrr'ca,
5, Prior I(,) octini-I on lhis l'onloWn SubdisOrmi; Map approvol, that, city Council opproved the
associaled Zoning Wiv) Anumdrnor)[ ond tho Unit Devolopri-ioni FlIon ?. POD De'velopmeril-
SlUjidUrCh for '1110 f-krAY He-ig'*
6. Mo rxopmod project is culegorically oxernpl frons lh(;,, provisions of (AGA undor CRIA Giddollnos
15332 (ln-Filf D-evelopmerat 11jects) in thak l the project is consistent wiih applicabIQ Gorle,
.Fal P[ an
and zoning designation leo lobs and rogukiliorvs; 2) tho site is within city Ih)its, less fhart tivo ocres in
size, and subsionNally surioundmi by uxbon uses 3) Te site has no vdue as hAAWt ky aneksigered,
rare, or threutreed species; 4) ihe project will not result in any significant elfocls related to traffic,
noise, Oif (JUCIlily, Or WCJtE;fl' qLJOHly; and 5) the site will be adequWely soved by all roquired utililles
and public, a-,,rvicos. 'I'lif-i project al5o Was to! Qger carry of lhe, -,xceplions lo the exempflor)
ou'l3nod o I CMA Gi air,. elines § 15300.2.
Based m its rnAcvv of 11in rn 00 c
) reord N,-:roin, includit ic; Ifr,(,,
Jormary 10, 201? Pkxinlng Commission
Malf rq= ah supporfing, relerenced, ond docuninnts and all c-niurrio�rils rnc6,.,1veA
and k)rr,,qr--)ing findings, the. Nanning Commis.sion ImmAW monirtionds ili(71] tllC,,, (-"fly
approv(> a Ton-talive SuFAvision tvial) i(:,) (':rook" eight (8) lafis ond oric, (1) cornmc�n I.ww-ol for the
WAy HeWhh SUbdivision, suNecl to 1ho rocorurriewled Condifions of Approval hereto as
ExWWJ &
11(mrifrif.1 �:z-,mfnlssbn
ADOPTED this 1011, day of January, 2017, by the following vote-,
Commission Member Aye No
Councilmember Albertson x
Benedetti- Petnic x
Chair Gomez x
Lin x
Vice Chair Matzo 1 x
Pierre_ x
Wolpert $ x
AJ FES 1,
1i i -of] o
scroiciry
1�1 S
He their I Biles, Cof) 5'i 0
I rc�no Gow67,! C Cir
APPROVED AS 1"0 FORM,
Mica Totwonbaum,Iii 5 ss taniCityAltornoy
Hotidtiq Cnmrnhisloi Resdution Ho. 20U 02 () - l°€ :'
Holly Heights Subdivision Project
I Mill nit
F'xhihit A
...i
Appiova! of Ih(! lona alive; Stihdivisjor) Mop k conctitioned upon cil::)provol c4 ct Ioning Map
An')crclmorfl and the UrM 0("Volopriluill p1cm & PUD Dc.,velopmeril Slundclifti raf Ibe, Holly He�!Uhis
IIIJI) consisleril Willi Iho City C,*owntiil's
Prior to Building refioil iSsuclnt;f-' lhe slicill list all Cor Y (-IT I i( ; f, S, of Approwil cart Hie lirst ;heel of
1ho cjffk-_(-,z and job silca ccipk.,!5 of lhe pkwisT
to BtAdiriq Purr -iii is:>uciric_-tl, the shall be, subject to riny fcx�s' in t-".flocl fit thol limo"" ii(:l
fc'us care clue al fime of ismiance of peirnit (comfrierr-Jol tjsr..S) (ji (_)c<,':L_jpancy (losidenificil
US05) fit WhIC-1-11 1.-3effir)ent fie?eF. that arc, applicable lo 'rhea proposed projc.cl will ho,
roquir(x.i.
14. P;iOl' to Mifldiflg f'eFMil W11", opplicarit shail provicicfo Wit, Plorsning Division for rent ew olld
cipproval Coverwink, Con(Ifflons citta Restrictions (C-C&Rs) assoc.icfleci wilh the I lonieowncr's
Associcilion (I IQA) esl(A1E',')o(.J for tire. Holly I leights PUD. Porhons of the C( --&Rs 1-_)effinent to the City
of Pcialumci hcludo provisions for shared cmienifics.S' such cis '41cmed fxlrking privale, t-ftive,
clisk-), sick"Wulks, cind ctlilifirir ('11-o to sharod mclartarlclncp req.)onsibility of all propolly Owrior's withill the
Prior to approval of the Firlol mcif-i, Ihc' (1pj.AiT_-,cjW shall insfoll o iiiinimurn of orc'- (t) designated,
covercx-I on mita bicyclo parking spoco for onch catporl unil of cloplexes, wilhin the I lolly I leis his
PUD
In the civoml thet hurnur ren'iains are uricovered during (-,,,arfhrnc)vina activitiem till corsOrvction
excavation acfiviVes shall be susperided crid lhe following nic"(wfros slit -ill be uncletfakan-
a The Sonorno Counly Camner shall tic, contacted.
1), If thO C010001 d0klfrflit-tos the, rc.n-noins lo L)e Motive Arnericari fhe coroner diall conkic.1 lhe
1,1alive ArTiorican lictit(rcjo Commission wilhirt 24 liours,
Tile pnoj(,:,Cl SP(.)I,),;Or F1-xill 1-c-fl(iin o Cily-apploved qualified ciicljaeolo�jlst lo provide acloquak;
inspection, and rotricivni, if cq-)propria-le.
d. 'fho Ncilivo Animican Ilnrilcoc� Cornmissior) shall iderrifify the perscin or f.tem,)ns if hellowas fc) be
, (ilri(j 'jiCjjI contuict sur -h
ther roost likely da3condod from jlxr doceriscci 1,-Jrifive Anseiir�:un
clescgrid anI if) accoid(inco, with staic" law.
flic proje.c.1 sponsof Shall bo re'sponsit-flo fol' INA-[ 111.11YI(An rorn('riinand ossock:itecl grave
gc)ocls cire r(-A'Airiod wilh oppropricifa digr0y .at c -i
CjfaCl S[Jiir(l-.)IC,, to the, most likely,
descondei it,
In the event 1hal archclook)(ficul wrisoins ai_(-:° enCOM-110RA dl)lhlr�j CJrOditicj, WOik, O'icill I)(-' holto-ol
forripmorily and a cluolifk'Cl orchw'ologi.fl shall 1 -'Ie consulied icn moluation of the cirlitocts and fo
rcarowwie.rid foluru ocliorl. 1ho ocol Ncjliw,� Arnorican communily sholl also h(nofific-d orld
collsolted ill flic.., ovorl (Iny cimhar%olagiccil remoins care; uncow� rwi.
8, fh('! site SI-Icill bct kept ('-�oar of all fin-ics, of all ouibogn and cjc brls. t%ic) cmtcloor stotago, sh-All I -)c
pon-nillod cts port (,if this rlpfirovuL
i4 o 201 '02 d f7mc d
9. consInicHori aclivilies strcaalf c-orliply will) standcirdspncifiod in Zoning
Orcfincince� (7hopler 21 cnxf hie Vouduma NWny4:.)(jl (.'odo Sections (n fisc dusi, odor, etc,) urfless cis
ollic.,(wisc nolocl/c-ondiNoned ahove ot- in thin, inilicif docunient.
10, r1ris cilolwova does not pennit the r!on-,oval of ony tees Wide of fVr)sq frfyos idc-�nlifiod for verncvol
or Pr-olect plaris dcrie s1cli-riped Doce[riber I �, 20 1
11, 710 UprAVII'll shrOl dofand, indcl-nnify ond hc4d han-rikiss the CRy and lb oHkjd% txxwds,
wxroyNiurts, agen1% oRkors sand oniployees (`Indonwihet') firon-I any claini, action a.x proce't-ding
Indori-inilous fn attack, set (jMde, void oi cinn;IA any of Ow np_)rovcils of the project to the,
triclyinFlurn oxforl Poll-nittod by Gow--rninctil Cod(,- scic--licori 664775 1c) 41(-,, (_.,xlonl purntilled by
Govarnini,ml f,.:odc, seciiou 66,1773, Hie c4qAturit's duly to defend, inaea-iiiify and hold licirirdess in
nucovdanco wilh his condRion shr-ill apply to culy and off Wilins, (.,lcflorls ot- broognt
concarninq tho, projecl, not just sock chkn% OCMW% or rwocooddrgs brought wilhir 11),-i litne, po',rioci
,(-I far i[r) Vor loccA skAuke. The Gly sholl pioniptly nolify the subdividut of
licable Strata oric
any suoh clairn, ocfion eir [')fOCe
'e
'Clifla- - Rio ('11Y �,hofl (:,�onl, kAy 11
_ 'lHing the' SUfor"fiViNkIM
tho clok;nSe, Nolhing conlcin(,d in Ns rorv%xi AN pnAdQ It Uy Kni pal-Ndipulha in tho
doronse of (11Y SAW, clulkol, oi, y4ocncholig, (Ind if IN, City F-hoom,"s to do sc), cipplicallf Sholl
reimburse Cify for ullorneys' few car d costs hymned tW the City to the trioxinlurli axtc.nf puri-niflod
by Governrucril Cc_)df_,, a-,-clion 66477.9�
of Public Works (And Utilities
Pie following (_'oryfilions of Ar)provcA froni the DopciOrneol of Pul-Aic Works and Ufiliflc�s shall be
UddleSSOCI 0'1 l[IG Sr I)divisiori Itllpt-ovenienl PUns cull Final Map unless otherwise noted.
19, 11'antoge in-iprovenienk along Voclegn Avntam shall be Walled a&; shown on sheof 6 of lho
tonlotive rnop. A 25ch grincl rand overlay :,hall ha, instollod fron-I the outside, curb relurns In Rify
scmillefly edge of 11-15) (Xislilr�4 sk-11-nPed c1sphalt (7oncr-ete aroil, Vehicle and hike lane striping ancri
pavernent iegemds, incdudinq fhc,, stanilr-)ecl p:avei-nent ores, shall he rc,-esiciblished per (ily
regWrIeWs, A putAW; access coasement N rocluired to be dedcaled W Me CAI of PeWWomi kg lhe
gnoposed peclodrian rarnp-s cind crosswalk. Conforrns are subject to City c-jpr_,)rcIvaL
13, The Prop ose-cl strec.-t sidewalk, Orc--)e:flighfs, sItwor and siorin orcin lines serving -tho
subc-livision shall be pAuldy owned and nlointained, The seclion shO be built fo (--ify
standorck iry-Audlirg a WnImum of Weet We w4h parking or) one side of the sireet fronfing lots 2-8
cincr-A 20 -teat wido fro on-stieot paIRIM) fronAig lol I (As shown on the felitofivc,, r -nap. The [nininluni
structural siroc.,f soc-11on shall be 4 inchcs of asphoif connetc over 12-11,1CIlre
'S of class 2 oq(jrc-,,gUlc
hasp.
4. A ryinimuni 2Anch jjAnd and W ovcWy %wHl hit recpAnd an all WMly tr(�nch culs along itie, lenglh of
the tremW Or a frylif Jill jLjrrI of 56 the simol NMrHh WHO Bodego Avenue or onyx other offecled (-'i I y
WAS,
15. A stroeNW1 d shall lac , installed 1:s(_7t', City J, (if tlr'l(,
d BC)d
Avenue. 11D sirc,,etlighii NXIUM-5 shall be irssiallcdthe City will provide Iha clr�,�Yelopej the LFD
spoOft®rnflon prior to subt-nj-ttol of Oic.! final ITIOP Qud improvonxi-vt 1:)lorrs. Final str(If"I If,
C11 -Ii jQc(jlkr.%
shjcill 1_-)e dolerrnined at thf,' firic, of iflipr-overnont talon review and cipprovol,
16, "No parkiiig" signs and/or rod cubs sholl [my inslchlrKi on Wiciol We 1xvIians of Me lxwole shrol.
rir(D l(Ary' onc.1 no stopong any We Q n dril be hwkAod in the %xuavid aroas.
Q A Mop sic n and Icy and w4h ci cc�nlincynlcll stylo c-rosswalk =hclll be instolInd orl privofc., drivo al
R(KIM[y I IWONAC por City slandaids. Aflshiping shall be thnimol-_)J(,
PkmrI1T,qf._j Ccw-m-ibsioti Prnoluflon No20 V -u2 (I - PcmIc 5
18, nufk: cluAR)f pl(Ins rj(-c 1-o(jokod Wr all slagos of conslmcfion oncl shcill bo l.i- 1c�alosf Monjtjoi on
Umfonr MW Control Devices (MUTCID) sland(--irds,
19. The storm drain %ysifm-i shall .jr.-)rmmMy be comhucled as 4nown on lh(,': fonlalivn niop. All pmr-wised
storrJ71 clroin lines locafed an private property, intik-iding the proposc.,d LindergroL.Ind
va0t in Porccl A avoll Inc-) privalely owned and tnoin!oined. 1ho StClI'm r1r,,_-Iin
syslurn desicjn shall be mAmml and apipmed by Me Sonomo Comity W(--rlk-i ,fir (-mc..:y prior to
�
(--ipploval of 11 lo 14 UA n up CU Id St.]
0, Prior to issoonce W a tnAdh;I pernill, an operations C111drtxcairtl
_I f-jrjotj(jt_jI i�, jo(-jjjjr(-,,Cj fol,
proposed deterilion basir) CIFIC-i I-AMUC Wwn mmler Imatmarrt sysimm cmd Wall be sdrNltod wiih
Me Idol amp and improvement plan opplic--olion forreview and approval by the, C -Ay Engineer. Tho,
11-101-WC11 shall inc-lock,.- oril-IMAI if)SPOClif)n, bY 0 CMI F',ngineef regisfetorl V the State, of C,(--flifornia, flo
OISLAC-) I'VIC' CiCACTifi0t) and treatment syshm is uparallng as Mgned and constrocled, cis wall as
pmvisimn to mmko carat' nocassuy tejx.)1rs to Hie syslorn. A skIned cmdse�oled copy of [he roporl sholl
be provided cmnuoHy lo the Office (,if rltl(,,, (-
_jly Lnqine(--)r.
21, 11w) Fxxlocf shrill cornply with FJO City rec4tAmmenN for omMon mKJ sediment control bcsi
rnanagornool procflces dtOng The applicant shall cornpleio, Jqn cjn17J 501--irnii the
C!IV's standard Corvsirocilon Frosion aml Sectimeni Confi-ol Plan Applicant Package rMh lho
st'it)(9VI-Sion ill provorrient plops,
22. The project shall comply with E.12 City reclukenumts fut post storrn water Liest
11-idt-ugerno,ni procilcom Tho, st.jbcfivider skill onk-m- inlo thu C-11y's standard storm wolor qoalily
ma4*man(.-,o (Aqro.r,,m(,,W prior to (jpt,-)rc)v(jl of the fftiol mcip, The agreerrio.nt stiall he re(;ordocJ and
run with lho larx.,K An opmahons and rnoinforiance IN an W bo st,ibrniilod with the
irnprovQment plan arqUalbri. The prop auhi IKIA WE be veslonnsible for maintaining call post
cons1ruclion storm wolor qudDy best "virmpfernel poc-1ices and shall be- inclocled in tho-� FIOA
dock-iments.
23, [+.) kif-lo-10 droiriogc� is allowed withoLit drairingo m[ -)j( -:I to ihn approvd of the. (,.fly
Dvirmer POW11t, Sysimns Mot Mcl Oorrn waier awoy from nolghl.-iorinq proporties ancl
residences and lownrds Thee private Orfel/F"Irv.-al A shall he instolled on (-xicli proposed lot.
24, The rNoposed se,,wer sys-fern shall r(,mi0in IXiVClt(D. POOr tCj C1Ppr0Vd Of ff)C-' SUbdivision irnproveryient
plops, provide, sowoiddeos crKI condilion assossmon-I of the EWNIIVItl sowoi main ono IaIerals. All
cracked "- broken pipm, m dehxmirmd IN MG City, -Sholl b(, ropcllrod as Part Of Iho, Subdivision
improvo,im,nIs (-.in(] lariat to consl rtic fit) n of tho, wolottinc-
ihe proposed 8, irich water main shall be contuhed Win an exc.lusive I G -fool wid(--.a ptiblic water
rnad ocisernenl Wdcated to Im CIQ an the finol rnop. I*e Now cmd pmusstire crilct-ilations for the
now Woter rotlin onrl hydrants shall bo suddIfed mMh Hie sobdivision irr)r.)rov(,,mcnf plans. All ne-w
walei semicas Omll be 104nMos in chca"clorMh IS& maalurv.
X All vailar rdn VaNOSSI-I(Ill J)CI0CXJted of corb exiensions.
W, Afl existing reloualed canal/or tinose'd Wole'r and sewe'r mt-.ibs ond srcarvit ear sfiCjlj
, 1 -1 1 11 i e tiara
consliticlion diavvi"gscanal atmickmodatho mW pmMys4ndards,
M Mading Wr shael taqvovemonts shall cmform to lhe projoct invesfigntion report
MmUled as Twrl Df 11-1C CCMSlrt1CliO11 CJ(-)CM110hjS
29, [)Ioll joint Ironc-h T)IOnS Ofo rt qUired with Jh(-I-MhliC imj:)r()Vatjrjo
r)t pInnstibmillol. P�z,&F cipproval of
ITI(" joint trCrv-,:Ii balms Is mpled p1w to iho staff of any construcijon.
111mming Comrniss1cm WnOtiflon Nu.
JOArly cajrb llrirt wo-Ils rw SOPHC Symeills -0-ICA11 he properly abu iclui wd por Somomi Coumly HanAlrdi Any
exisHng mernerds Foi !each Ndds and mh to be
31, AhnecwscuryousenKmikshail be deck-xiiu.ni on Ole tinal nrop.
32, Any
g ow_,rhnad olocUiall and con-imunk7ation otiliflos along frorfln�,-Jo, including
Bodept Aymale and I loll,,,,y f lolqhb I arrm as woll cjs trovorsing fhe aile-siioll be, t-)l(leed iindorpround.
33, AH subdivision improven-,ents shall I. conlplc,"tt.d (-In(--] by tire Qty prior to upproval of the,
fhal nAg, or cd 1h(,., (.,,tpp1[wrrV.s uplOn, the sub-divicion, shall ink.) (I s(Ibdivisiorl ogreement with
11111: (-,iiy of and Provide City ro'cluiw'd q.jr(,,Iy ond hisurcm(>.�,-The- firlol
oi occupancy shall bz,, not Nsurml for 11-H! PITS05(ld r0sidOnlicil s1rt.jc1urt-,) foloccillon until cill t-jubfic und
ink,-,micli subdivision knitmoVOMMIS AM Incum mnlplotod (Ind accr'pkd by 11'1(-; (Ity of Pelclluuxj.
34, Connecbon WS 111111 IOCIUked for 1he proposed nc,-ov wator services, FeCS Shall be oaid f:)Nol- t() fine)
map approvoL
3r
A horlu, ownom's m,sr)(Jcjfhn (HOA) major Illoink-m-mm aqwvmurvls %holl h() 101 or)y
shore d uliliflus or and shall he romded with Wic final maj.). P(lrcel A shall be, a (:omrnar)
parc-el ond includo�d in the HOA, The HOA shall klenfify the, utility or facilily to nlaintoined, 1ho
POOKS rmponowe for and file hmdtg r1lochanisrn for- n-v-jintencinco,
and repair. AR agroorrionis si"O" be revie�wecf and approvod prior to rocordatioll,
X 1'repare final rnap ord subdivision irnfxovowerd rkum per Me latest City incArjes, starwlard% codes,
tesolutions ,and ordinoncem Subdivkiun irriprovolmy run nw, final 1-11%) cats fi(-aiions cirl(I fe-es, cis
W(-11 os t(scht1kxil rovicm doposits cm rmp*ed MAAC JMPRWOMCrlf.S sJ)ajj be orld
construclod in acmdrincti vvitli Oty of PrArAmma Slondwds, UARms and Manud of HniMnn TrwrMu,
(Vurikol (k4U!C:Dj.
P If ]I III It ("I'm IIIc � A01 � kn�� skj I jor I mics -'2011-0') 6 -- KqC /
PROPERTY DOOPART NOTES:
REAL PROPERTY IN THE CITY OF PETALUMA, COUNTY OF SONOMA, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:
PARCEL ONE:
COMMENCING AT A'/2' IRON PIPE FOUND AT THE NORTHWEST CORNER OF THE LANDS OF
STEWART AS DESCRIBED IN THAT CERTAIN DEED RECORDED OCTOBER 19, 1950 UNDER
SONOMA COUNTY RECORDERS SERIAL NO. D-25411, SONOMA COUNTY RECORDS; THENCE
SOUTH 4'40 WEST 360.14 FEET TO A FOUND " IRON PIPE;THENCE NORTH 89'49' EAST 172.44
FEET TO A FOUND 3/4' IRON PIPE; THENCE CONTINUING NORTH 89° 49' EAST, 1.61 FEET TO A
POINT ON THE WESTERLY LINE OF THE LANDS OF STEWART AS DESCRIBED IN THAT
CERTAIN DEED RECORDED UNDER SONOMA COUNTY RECORDER'S SERIAL NO. E-54490,
SONOMA COUNTY RECORDS; THENCE NORTH 2° 02' EAST 164.12 FEET (DEED CALL NORTH 2°
20'20" EAST) TO A SET 1/2" IRON PIPE AND THE POINT OF BEGINNING OF THE PARCEL OF
LAND TO BE DESCRIBED HEREIN; THENCE CONTINUING NORTH 2° 02' EAST 195.00 FEET TO A
FOUND'/2' IRON PIPE; THENCE CONTINUING NORTH 2° 02' EAST 69.50 FEET; THENCE NORTH
890 51'40" EAST 0.93 FEET (DEED CALL SOUTH 890 50' EAST) TO A FOUND'/2' IRON PIPE;
THENCE CONTINUING NORTH 890 51'40" EAST 153.37 FEET TO A SET 1/2" IRON PIPE ON THE
WEST LINE OF THE LANDS OF SCOTT AS DESCRIBED IN THAT CERTAIN DEED RECORDED
UNDER SONOMA COUNTY RECORDER'S SERIAL NO. C-54078, SONOMA COUNTY RECORDS;
THENCE ALONG SAID WEST LINE SOUTH 00 27'10" EAST 264.73 FEET (DEED CALL SOUTH 00
08' 50" EAST) TO A SET 1/2" IRON PIPE HEREIN DESIGNATED "POINT A"; THENCE NORTH 89° 59'
40" WEST 165.78 FEET TO THE POINT OF BEGINNING OF THE PARCEL OF LAND DESCRIBED
HEREIN.
PARCEL TWO:
COMMENCING AT A'/2' IRON PIPE FOUND AT THE NORTHWEST CORNER OF THE LANDS OF
STEWART AS DESCRIBED IN THAT CERTAIN DEED RECORDED OCTOBER 19, 1950 UNDER
SONOMA COUNTY RECORDER'S SERIAL NO. D-25411, SONOMA COUNTY RECORDS; THENCE
SOUTH 4° 40' WEST 360.14 FEET TO A FOUND 3/" IRON PIPE; THENCE NORTH 89° 49' EAST
172.44 FEET TO A FOUND %" IRON PIPE; THENCE CONTINUING NORTH 89'49' EAST, 1.61 FEET
TO A POINT ON THE WESTERLY LINE OF THE LANDS OF STEWART AS DESCRIBED IN THAT
CERTAIN DEED RECORDED UNDER SONOMA COUNTY RECORDER'S SERIAL NO. E-54490,
SONOMA COUNTY RECORDS; THENCE NORTH 2° 02' EAST 164.12 FEET (DEED CALL NORTH 2°
20'20" EAST) TO A SET 1/2" IRON PIPE AND THE POINT OF BEGINNING OF THE PARCEL OF
LAND TO BE DESCRIBED HEREIN; THENCE SOUTH 20 02' WEST 255.19 FEET (DEED CALL
SOUTH 20 20'20" WEST) TO A SET 1/2" IRON PIPE; THENCE SOUTH 89'33'20" EAST 96.76 FEET
(DEED CALL SOUTH 890 15' EAST) TO A SET 1/2' IRON PIPE; THENCE SOUTH 30 16' 10" WEST,
15.00 FEET (DEED CALL SOUTH 3° 34'30" WEST) TO A FOUND'/2' IRON PIPE; THENCE
CONTINUING SOUTH 30 16'10" WEST 129.22 FEET TO A FOUND 1/2" IRON PIPE ON THE
NORTHERLY LINE OF BODEGA AVENUE; THENCE ALONG BODEGA AVENUE SOUTH 89° 33,20"
EAST 89.47 FEET (DEED CALL SOUTH 890 15' EAST) TO A FOUND 1/2" IRON PIPE ON THE
WESTERLY LINE OF THE LANDS OF SCOTT AS DESCRIBED IN THAT CERTAIN DEED
RECORDED UNDER SONOMA COUNTY RECORDER'S SERIAL NO. C-54078, SONOMA COUNTY
RECORDS; THENCE ALONG SAID WESTERLY LINE NORTH 0'27'10" WEST, 400.46 FEET (DEED
CALL NORTH 00 08'50" WEST) TO A SET 1/2" IRON PIPE; THENCE NORTH 890 59,40" WEST 165.78
FEET TO THE POINT OF BEGINNING OF THE PARCEL OF LAND DESCRIBED HEREIN.
SCIRVET NOTES
TOPOGRAPHIC AND BOUNDARY INFORMATION PREPARED BY BEAR FLAG ENGINEERING. PROJECT
BENCHMARK IS SET MAG NAIL AND SHINER LOCATED IN THE SIDEWALK ON THE NORTH WEST CORNER
OF THE INTERSECTION OF WEST SPAIN STREET AND 5TH STREET WEST (SEE PLAN FOR APPROX
LOCATION). ELEVATION = 100.00 (ASSUMED DATUM)
PR®JCQT. HOULE
1. ESTIMATED CONSTRUCTION START DATE: 6/1/2017
2. ESTIMATED CONSTRUCTION COMPLETION DATE: 6/1/2018
NOTE: CONSTRUCTION WILL NOT START UNTIL IMPROVEMENT PLANS ARE APPROVED AND
APPROPRIATE PERMITS ARE ISSUED.
OWNERS STATEMENT
I KRISTY BROOKS (OWNER OF PARCEL) HEREBY GRANT PERMISSION FOR THIS TENTATIVE
SUBDIVISION MAP TO BE SUBMITTED TO THE CITY OF PETALUMA.
KRISTY A. BROOKS, OWNER DATE
HOLLT HEIGHTS 5qDPIV15ION
2:1
2 UNITS HORIZ TO 1 UNIT VERT
AB
AGGREGATE BASE
AC
ASPHALT
AD
AREA DRAIN
APN
ASSESSOR'S PARCEL NUMBER
BLDG
BUILDING
BMP
BEST MANAGEMENT PRACTICE
CL
CLASS
CONC
CONCRETE
CY
CUBIC YARDS
DWY
DRIVEWAY
ELEV
ELEVATION
EX
EXISTING
FG
FINISH GRADE
FL
FLOW LINE
FS
FINISH SURFACE
FT
FEET
GB
GRADE BREAK
GR
GRATE
HDPE
HIGH DENSITY POLYETHYLENE
HORIZ
HORIZONTAL
HP
HIGH POINT
IG
INVERT GRADE
JNPR
JUNIPER
LF
LINEAL FEET
LO
LIVE OAK
LS
LANDSCAPE
MIN
MINIMUM
NTS
NOT TO SCALE
OC
ON CENTER
PERF
PERFORATED
PL
PROPERTY LINE
PRMD
PERMIT AND RESOURCE
MANAGEMENT DEPARTMENT
PT
PRESSURE TREATED
RCP
REINFORCED CONCRETE PIPE
s
SLOPE
SC
SONOMA COUNTY
SD
STORM DRAIN
SDMH
STORM DRAIN MAN HOLE
SS
SANITARY SEWER
SSMH
SANITARY SEWER MAN HOLE
TD
TRENCH DRAIN
TYP
TYPICAL
TW
TOP OF WALL
VERT
VERTICAL
W/
WITH
LEGEND
1 %
SLOPE AND FLOW DIRECTION
N89° 45 29"W
BEARING AND DISTANCE
260.37
-- --
PROPERTY LINE
- - - -
PROPERTY LINE - ADJACENT
- -
BUILDING ENVELOPE
EX FENCE
MAJOR CONTOUR (EX)
MINOR CONTOUR (EX)
TRENCH DRAIN
STORM DRAIN
PERF SUB -DRAIN
AREA DRAIN
BOULDER (SEE LS PLAN)
a".RIP -RAP OUTLET
A/C6 AIC6
LSECTION A -A', SHEET C6
ii•
i
VICINITY MAP
NOT TO SCALE
CONTACT INFORMATION
APPLICANT: BEAR FLAG ENGINEERING, INC
PO BOX 2193, SONOMA CA 95476
(707) 481-9472
OWNER: KRISTY AND ERIC BROOKS
120 COLLEGE AVENUE, SANTA ROSA, CA 95401
(415) 606-6322
PROPERTT INFORMATION
PROPERTY AREA: 98,190 SF (2.25 ACRES)
EXISTING ZONING: R2
PROPOSED ZONING: PUD
CIVIL ENQINEERINQ
LAND DEVELOMENT
SEPTIC 5T5TEM DE5IQN
PROJECT MANAQEMENT
5VRVETING
6gILDINQ DE51QjN
PO DOX 2193.50NOMA, CA 95476
PHONE: (707) 4619472
OmKE@6EARPLAQCIVIL r,0M
SMEETINDEX
Cl COVER SHEET
C2 ZONING EXHIBIT
C3 EXISTING SITE PLAN
C4 PROPOSED SITE AND GRADING PLAN
C5 PROPOSED UTILITY PLAN
C6 ENTRANCE PLAN AND SECTIONS
/eRpFEss/C\
S. ,y0`�l F
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w No. 1 `
c(- Ex 0/
CIVI
9TF OF CA��Fp�
COVER SHEET
TENTATIVE SUBDIVISION PLANS
HOLLT HEIGHTS 50PIVI5I0N
998 BODEGA AVENUE, PETALUMA, CA
APN: 019-070-044
DRAWN: CSM
CHECKED: CSM
SHEET:
1
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LANDS OF
JOAN BACHANT
APN: 019-080-016
0
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BARRY & KIMBERLY GARDNER 0 0j
APN: 019-080-003 I Al
PAULA LANE
LANDS OF
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APN: 019-070-050 1Q,
APN: 019-070-054
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SUSAN CHAVEZ
APN: 019-070-059
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019-070-061
LANDS OF LANDS OF
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APN: 019-070-048 APN: 019-070-056
W
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W
0
LANDS OF
SHANNON ANTONINI
APN: 006-470-024 u- LANDS OF I LANDS OF
LL c�)g BRIAN AND DEBORAH RIGNEY IAN PAGLIARO 0<
0 0
9 APN: 006-470-021 APN: 006-470-029
LANDS OF u- 0 rc> LANDS OF
CATHERINE FLANNERY > 'tt I JOSEPH & NELLIE PAGLIARO
u) (< (6
APN: 006-470-025 ., z C) << APN: 006-470-031
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/QRpFESS10\
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SEPTIC MUM DE51QN
rROJEUMANAUMENT
5qRVETINQ
0 25 50 100 200 DqILPINIQ DE511QN HOLLT HEIGHTS 5qDPIV15ION
5QALE: I"=50' DEAR rLAQ PO BOX 21.93, SONOMA, QA 95476 998 BODEGA AVENUE, PETALUMA, CA
rmoNE:(707)481-9472
ENGINEERING INCQHAP@DEAKrLAQQIVILrOIl APN: 019-070-044
SCALE: 1 "=50' DRAWN: DCH SHEET:
DATE: 2/l/2017 CHECKED: CSM
JOB NO.: 16001
LANDS OF
JOSAPHINE HOSARY
APN: 019-090-004
LANDS OF
JOSAPHINE HOSARY
APN: 019-090-053
LANDS OF
JOSEPH & SUZANNE SHERMAN
APN: 019-090-066
LANDS OF
WALTER & KATHERINE SOERENSON
APN: 019-090-058
LANDS OF
WALTER & KATHERINE SOERENSON
APN: 019-090-006
LANDS OF
STEPHEN & PATRICIA GRINNELL
APN: 019-090-007
LANDS OF
FREDERIC J STRAUB TRUST
APN: 019-090-042
BANTAM WAY
CIO
LANDS OF
CHRISTOPHER LARSON
APN: 006-650-027
OP
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JOAN BACHANT
APN: 019-080-016
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APN: 019-080-003 I Al
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APN: 019-070-058 I per'
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SYLVIA C. HAGGART TRUST APN: 019-070-044 < GLORIA GILARDI
APN: 019-070-010 DN2016-004736 �e
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APN: 019-070-047 CATHERINE P. CLARY JEFF AND LAUREN LADRA
APN: 019-070-050 1Q,
APN: 019-070-054
DN2008-106498 IZ LANDS OF
DN2008-000918 DN2015-106807
0
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4� A
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SUSAN CHAVEZ
APN: 019-070-059
LANDS OF
019-070-061
LANDS OF LANDS OF
DOWDALL FAMILY TRUST JONATHAN LONG & MARIE SCARPA
APN: 019-070-048 APN: 019-070-056
W
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W
0
LANDS OF
SHANNON ANTONINI
APN: 006-470-024 u- LANDS OF I LANDS OF
LL c�)g BRIAN AND DEBORAH RIGNEY IAN PAGLIARO 0<
0 0
9 APN: 006-470-021 APN: 006-470-029
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APN: 019-090-042
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COUNTY JURISDICTION
/QRpFESS10\
4c;
CD No.
p 0,/l
CIVIC-
OF CN -\F
RUTH COURT
ZON I N V PEXMIDIT = QVILEKINEEKINQ
LANP PEVELorMENT
ZONING EXHIBIT
SEPTIC MUM DE51QN
rROJEUMANAUMENT
5qRVETINQ
0 25 50 100 200 DqILPINIQ DE511QN HOLLT HEIGHTS 5qDPIV15ION
5QALE: I"=50' DEAR rLAQ PO BOX 21.93, SONOMA, QA 95476 998 BODEGA AVENUE, PETALUMA, CA
rmoNE:(707)481-9472
ENGINEERING INCQHAP@DEAKrLAQQIVILrOIl APN: 019-070-044
SCALE: 1 "=50' DRAWN: DCH SHEET:
DATE: 2/l/2017 CHECKED: CSM
JOB NO.: 16001
I I
= I I
i I I
I I I I
I I I i
ROBERT BOWMAN IRREVOCABLE TRUST
APN: 019-070-009
DN2001-143741
GLEN A. AND JOAN D. HUNSICKER
APN: 019-070-036
( ( DN1978-3491060 THE POTTER VIEIRA POTTER REED S. WEDLER AND TERRY L. WEDLER ( I -
( FAMILY TRUST REVOCABLE LIVING TRUST LAWRENCE C. JORDAN TRUST 2014
APN: 019-070-035 APN: 019-070-030 APN: 019-070-038 MAURICIO AND SARAH MEDEIROS
DN2004-019896 ( DAN W. NELSON
DN2014-088009 DN2014-033957 APN: 019-070-006
APN: 019-070-005
DN2009-102664
DN2003-234379
N
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APN: 019-070-010
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.... 36„ 9.84'
_ TREE _00
M
J1 M EX RESIDENCE 16.41' -z
�? d EX RESIDENCE EX RESIDENCE EX RESIDENCE EX RESIDENCE EX RESIDENCE EX RESIDENCE z
18" - I I EX RESIDENCE EX RESIDENCE EX RESIDENCE 765 SF 756 SF 756 SF 756 SF
756 SF 756 SF 756 SF d
TREE PINE 765 SF 765 SF 765 SF BUILT: ±1950 0
ti j BUILT: ±1950 BUILT: ±1950 BUILT: ±1950 BUILT: ±1950 BUILT: ±1950 BUILT: ±1950 BUILT: ±1950 BUILT: ±1950 BUILT: ±1950 o0
W GARAGE CARPORT CARPORT 0)
Q
143.56 FF 144.33 FF 148.73 FF 150.91 FF o
C14 = EX 295 SF 155.31 FF 156.56 FF
CARPORT
ci M RESIDENCE BUILT: 1900
0
z 00
Q co 880 SF 15 "CEDAR 0- rn
zj - 38.26' - ' BUILT: 1900 24" TREE o
WM W(2)15" TREE EX 36" 15" EX 18"
CONC TREE EX TREE CONC TREE
18
Q TREE DWY
INLt_T ( v EX CONC CONC WY AC DWY 9 z
� Q DWY DWY 18 "TTEE 18'7REE >- p
EX UTILITY EX UTILITY
26.Of:; WM _ i _ E.'�-(�TILJ-7�--TZSL�— •— -- -- •— —._ POLE -
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EX EDGE OF PAVEMENT METALLL
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SSMH 1 RIM= 135.63 RIM= 147.45
UTILITY EASEMENT PER
RIM= 127.90 10"[3.05m] PG&E EASEMENT HOLLY HEIGHTS DRIVE m
7MH
38 -.- �D. N. 1996-0061458, S.C.R. PER 1536 O.R. 598, S.C.R. EX EDGE OF PAVEMENT
4 W EX Dl — — — — — — — — — — — - — — 10" 8'+6 _ _»15„ �. S00°30'49"E 665.09'
j 24 " 36 TREE V20 �, _6-
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WALL TREE / Q
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GREG BARRON TRUST 0'
APN: 019-070-047 ALFRED J. AND VIVIAN M. FONTES CATHERINE P. CLARY PATRICK T. GORMAN AND ERICA BURNS-GORMAN JEFF AND LAUREN LADRA / w w o
APN: 019-070-050 APN: 019-070-0510-0)APN: 019-070-054 /
DN2008-106498 APN: 019-070-049 z .
( DN1996-078371 DN2008-000918 DN2009-034613 DN2015-106807 z.a o
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EXISTING 51Tc rLAN - LAND DEVELOPf1ENT EXISTING SITE PLAN
EXISTING S1TE FEATC[EES:- 5crTIQ5T5TEllPESIriN
1. THERE ARE NO KNOWN EXISTING WELLS OR SEPTIC TANKS ON THE PROPERTY. - PROJECTIIANAC�Ei1ENT
2. THERE ARE NO KNOWN WATERCOURSES (NATURAL OR ARTIFICIAL), PONDING AREAS, OR AREAS '�' S� NIQ PCS
OF PERIODIC INUNDATION.77 1 1 DEAR FLAG DVILDICiSIGN HOLLY HEIGHTS SVDDIVISION
3. THE PROPERTY IS NOT SUBJECT TO FLOODING ACCORDING TO FEMA MAPS 0 10 20 40 80 ����������� P060X2193,SONOf1A,CA95476
4. THE GARAGE JUST NORTH OF THE SOUTHERN MOST HOME AND THE SHED AT THE NORTHERN N PE12193,5 0NOM ,CA 998 BODEGA AVENUE, PETALUMA, CA
END OF THE PROPERTY CONSTITUTE ALL EXISTING ACCESSORY STRUCTURES ON SITE. KALE:I"=20' �� iC OFFIC�C�6EAKFL481-94LCOM APN 019-070-044
SCALE: 1 "=20' DRAWN: CSM SHEET:
DATE: 2/l/2017 CHECKED: CSM
JOB NO.: 16001 3
ROBERT BOWMAN IRREVOCABLE TRUST I I
APN: 019-070-009
DN2001-143741
GLEN A. AND JOAN D. HUNSICKER ,
APN: 019-070-036
DN1978-3491060 THE POTTER VPOTTER
TRU
FAMILY TRUST REED S. WEDLER AND TERRY L. WEDLER I
( REVOCABLE LIVING TRUST LAWRENCE C. JORDAN TRUST 2014
APN: 019-070-035 APN: 019-070-030 APN: 019-070-038 MAURICIO AND SARAH MEDEIROS
I DN2004-019896 ( DAN W. NELSON
DN2014-088009 DN2014-033957 APN: 019-070-006
APN: 019-070-005
DN2009-102664
DN2003-234379
61.35'
60.78' NO2°02'00"E 51915'
T88:58 _ _
1 62.43'' .
_ w _ _ —
' — — _
91.00' ""` _
} ( ( ( 20' ( 95.06'
N 5_0
5)' —�
5)'
W Loi 5 ),
}
mi o ERIC M. AND KRISTY A. BROOKS -
RICHARD R. HAGGART AND SYLVIA C. HAGGART TRUST I I ( 1 5J
01 cri d• I APN: 019-070-044
APN: 019-070-010 0' w ( co ( oM DN2016-004736
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z N f-- _— W I i�
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coi w I LOT 5 60.3' N
z (I
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c ( ( LOT 4 N 8042 SF W 1 Lo ( ��
( ( 8558 SF ( 8048 SF z ( 8001 SF a> ( I LOT 6 r LOT 7 _� ( —
z w ( I 11114 SF N 11055 CYCLE PARKING RACK F
127.8 TC REFER TO ENTRANCE 1 I BICYCLE PARKING RACK I ( N 1 m : W LOT 8 0
0o TO BE PROVIDED, TYP. 11120 SF
Lo
MATCH EG I TO BE PROVIDED, TYP. ( ( EX RESIDENC EX RESIDENCE ( z I SEE NOTE 6 AND DETAIL, I r
DRAINAGE PLAN, SHEET 6 141.00 FF I 0 m
(TO BE RELOCATED)7
I ( SHEET 6 W
SEE NOTE 6 AND DETAIL, I ( I PROPOSED CURB
SHEET 6 SEE NOTE 1, THIS SHEEN
I I ( z AND SIDEWALK o
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. BUILT: ±1950 BUILT: ±1950 o '}
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goho 0 129.8 130.8 �% o TO BE (PRIVATE STREET) 28' r o r r a ��`� _ PROPOSED o � � I -
20 TC
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120" ELM ` /
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I ''` ``'' ` I QIcO -•— mic0 � PROPOSED
TC
I I I ACCESSIBLE
CURB RAMP
GREG BARRON TRUST
125.2 TC APN: 019-070-047
MATCH EG DN2008-106498
PROPOSED
SIDEWALK, CURB
AND GUTTER
NOTES:
1. LOT 5 RESIDENCE DIMENSIONS, HEIGHT AND FEATURES TO REMAIN UNCHANGED.
2. TURNAROUND WILL BE SIGNED "FIRE LANE - NO PARKING", IN ACCORDANCE WITH CURRENT FIRE STANDARDS
3. WATER SERVICES TO BE MINIMUM 1.5" WITH 1" METERS, PER CURRENT STANDARDS
4. EXISTING SEWER SYSTEM SHALL REMAIN PRIVATE. ANY/ALL CRACKED/BROKEN SEWER PIPES SHALL BE REPAIRED
PRIOR TO ENCROACHMENT PERMIT ISSUANCE AND WATERLINE CONSTRUCTION.
5. THE EXISTING SOILS ARE SUITABLE FOR THE PROPOSED ROADWAY AND UTILITY IMPROVEMENTS. A DETAILED,
CONSTRUCTION LEVEL REPORT WILL BE SUBMITTED WITH CONSTRUCTION DOCUMENTS.
6. LOTS 1-5 SHALL PROVIDE A WALL MOUNTED BIKE RACK (MINIMUM 1 BIKE) IN THE GARAGES. ALL DUPLEXES SHALL
PROVIDE A WALL MOUNTED BIKE RACK (MINIMUM 1 BIKE) IN THE CARPORT. A TOTAL OF 11 BIKE RACKS SHALL BE
INSTALLED FOR THE PROJECT.
010—
ALFRED J. AND VIVIAN M. PONTES CATHERINE P. CLARY PATRICK T. GORMAN AND ERICA BURNS-GORMAN
APN: 019-070-050 ( APN: 019-070-051 ,
APN: 019-070-049 DN2008-000918 DN2009-034613
DN 1996-078371
I
rROF05PE'-q:P5ITrE'-m:'ANPQRAPINQrLAN A\\
0 10 20 40
SCALE:1"=20'
:m
PRIVATE STREET AND GUTTER
(SEE NOTE 5)
JEFF AND LAUREN LADRA
APN: 019-070-054
DN2015-106807
/ Q
U)
J p
d
/ W
/ z0M
azz
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CIVIL"rj►"ECK'"rj PROPOSED SITE AND
LAND DEVELOrMENT
SEPTIC 5r5TEf1 DESIGN GRADING PLAN
PROJECT MANAGEMENT
SqRVETING
DVILDINGDESIGN HOLLT H IIQHTS 50PIVI5I0IN
DEAR r LA G PO BOX 2193, SOIOIA, CA 95476 998 BODEGA AVENUE, PETALUMA, CA
ENGINEERING INC QHAD DEAKrLAGCI111LCOI1 APN: 019-070-044
SCALE: 1 "=20' DRAWN: CSM SHEET:
DATE: 2/1/2017 CHECKED: CSM 4
JOB NO.: 16001
ROBERT BOWMAN IRREVOCABLE TRUST
APN: 019-070-009
DN2001-143741
GLEN A. AND JOAN D. HUNSICKER
APN: 019-070-036 THE POTTER VIEIRA POTTER
DN 1978-3491060
FAMILY TRUST
APN: 019-070-035
DN2004-019896
RICHARD R. HAGGART AND SYLVIA C. HAGGART TRUST
APN: 019-070-010
DN2001-143741
N03020'31 "E
144.38'
b*.
U)
W
'.k
PROPOSED
PROPOSED SDMH
CATCH BASIN EX
LOT
GARAGE
EX 7550 SF 295 SF
CL
0 0 RESIDENCE BUILT: 1900
77 EXISTING 880 SF
00
WM TO BE
BUILT: 1900
RELOCATED
PROPOSEDz.
._�WM(TYP)
iL
U)
U
EXI I f5_0 RTO
BE UNDERGROUNDED
EXSSMH
4 UTILITY EASEMENT 10'' [3.05. PG&E EASEMENT
_7Y96—_06T?3Y,_-S- A-- PER 1536 O.R. 598, S.C.R.
.. T�N
REED S. WEDLER AND TERRY L. WEDLER
REVOCABLE LIVING TRUST LAWRENCE C. JORDAN TRUST 2014
APN: 019-070-030 APN: 019-070-038 MAURICIO AND SARAH MEDEIROS DAN W. NELSON
DN2014-088009 DN2014-033957 APN: 019-070-006 APN: 019-070-005
DN2009-102664 DN2003-234379
61-35'
59.95,
60.78' 62.43' N02002'00"E 519.15'
88.987
91.00,
95.06
C\!
ERIC M. AND KRISTY A. BROOKS
Lo
801
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00 11114 SF 11055 SF
0
c) C", LOTS
co
z 11120 SF
z00
o
o
EX RES I D E N
EX RESIDENCE EX RESIDENCE EX RESIDENCE
765 SF EX RESIDENCE EX RESIDENCE EX RESIDENCE
EX RESIDENCE EX RESIDENCE EX RESIDENCE
765 SF 765 SF 765 SF BUILT: ±1950 756 SF 756 SF 756 SF 756 SF 756 SF 756 SF
BUILT: ±1950 BUILT: ±1950 BUILT: ±1950
BUILT: ±1950 BUILT: ±1950 I I BUILT: ±1950t: -" t`„{"`'_`"f,<"' I BUILT: ±1950 BUILT: ±1950 BUILT: ±1950
143.56 FF 144.33 FF 148.73 FF 150.91 FF 155.31 FF 156.56 FF
PROPOSED
E.
PROPQSED,,�,.j
PROPOSED
WM (TYP) PROPOSED WM (TYP)- WM (TYP)
FIRE HYDRANT SEE N
OT� 1,
63.07' 1�y 15� 89' 60.72'_L��` 6237' fiTHIS SHEET
7f
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PR POSED PRIVATE STREETSSCO
ELEC LOC 24703 SF ELEC LOCATION
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W—•,::.>, w w w w w w w w w w
id w
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w
FILTRATION CATCH
BASIN
EX SSMH EX 6"SS PRIVATE,
SEE NOTE 2, THIS
SHEET
GREG BARRON TRUST
APN: 019-070-047
DN2008-106498
PROPOSED uumb
AND GUTTER
1. WATER SERVICES TO BE MINIMUM 1.5" WITH 1" METERS, PER CURRENT STANDARDS
2. EXISTING SEWER SYSTEM SHALL REMAIN PRIVATE. ANY/ALL CRACKED/BROKEN SEWER PIPES SHALL BE
REPAIRED PRIOR TO ENCROACHMENT PERMIT ISSUANCE AND WATERLINE CONSTRUCTION.
3. THE EXISTING SOILS ARE SUITABLE FOR THE PROPOSED ROADWAY AND UTILITY IMPROVEMENTS. A
DETAILED, CONSTRUCTION LEVEL REPORT WILL BE SUBMITTED WITH CONSTRUCTION DOCUMENTS.
VTILITT PLAN
0 10 20 40
SCALE:1"=20'
RN
10' PROPOSED
PUBLIC WATER LINE
EASEMENT
CIVIL CNIQINECKINIQ
LAND DEVELOPMENT
PROPOSED UTILITY PLAN
5I!rTIQ 5T5TEM PE51QN
PROJECT MANAQEMENT
-Tod"30'49"E 665.79
5qKVETINQ
PROPOSED 5 -FOOT PROPOSED PRIVATE
PROPOSED 8"W
HOLLT HEIIQHT5 50PIV1510N
DEAR rLAQ ro
EXISTING PRIVATE
PROPOSED AIR -LOCK
SIDEWALK AND CURB STREET (SEE NOTES 3)
(PUBLIC)
APN: 019-070-044
7
SEWER SYSTEM TO
RELEASE VALVE
DATE: 2/l/2017
CHECKED: CSM 5
JOB NO.: 16001
REMAIN, SEE NOTE 2,
CATHERINE P. CLARY
PATRICK T. GORMAN AND ERICA BURNS-GORMAN
THIS SHEET
JEFF AND LAUREN LADRA
ALFRED J. AND VIVIAN M. FONTES
APN: 019-070-050
APN: 019-070-051
APN: 019-070-049
DN2009-034613
APN: 019-070-05
DN 1996-078371
DN2008-000918
1
DN2015-1068074
PROPOSED uumb
AND GUTTER
1. WATER SERVICES TO BE MINIMUM 1.5" WITH 1" METERS, PER CURRENT STANDARDS
2. EXISTING SEWER SYSTEM SHALL REMAIN PRIVATE. ANY/ALL CRACKED/BROKEN SEWER PIPES SHALL BE
REPAIRED PRIOR TO ENCROACHMENT PERMIT ISSUANCE AND WATERLINE CONSTRUCTION.
3. THE EXISTING SOILS ARE SUITABLE FOR THE PROPOSED ROADWAY AND UTILITY IMPROVEMENTS. A
DETAILED, CONSTRUCTION LEVEL REPORT WILL BE SUBMITTED WITH CONSTRUCTION DOCUMENTS.
VTILITT PLAN
0 10 20 40
SCALE:1"=20'
RN
10' PROPOSED
PUBLIC WATER LINE
EASEMENT
CIVIL CNIQINECKINIQ
LAND DEVELOPMENT
PROPOSED UTILITY PLAN
5I!rTIQ 5T5TEM PE51QN
PROJECT MANAQEMENT
5qKVETINQ
DqILPINIQ PC511QN
HOLLT HEIIQHT5 50PIV1510N
DEAR rLAQ ro
BOX 21.93, SONOMA, QA 95476
998 BODEGA AVENUE, PETALUMA, CA
ENGINEERING INC
IMONE:(707)481-9472
QHAP@DEAKrLAQQIVILrOIl
APN: 019-070-044
SCALE: 1 "=20'
DRAWN: CSM SHEET:
DATE: 2/l/2017
CHECKED: CSM 5
JOB NO.: 16001
135
SIDEWALK
130---
125
135
PROPERTY
CURB AND LINE (TYP)
GUTTER 130
\EXISTING
�PRIVATE GRADE (TYP)
ROAD
125
5EQTION A -A
HORIZONTAL
1"=5'VE1TIQ4L
MATCH
EG
135
EXISTING/
GRADE (TYP)
130
I LSIDEWALK
EX SDMH
3
125
EX SSMH
135
n PROPERTY
LINE (TYP)
PRIVATE 130
ROAD
CURB AND
GUTTER
5EQTION D -D'
I"=10'M0RIZONTAL
1"=5'VERTKAL
125
EXISTING
GRADE (TYP)
140
23.5' ACCESS
1351 EASEMENT
1301
140
CURB AND
GUTTER\ rj.,
i j]
PRIVATE 135
ROAD
sec -non c -c'
i"=10' HORIZONTAL
1"=5'VEKTKAL
<
PROPOSED MEDIA >-4
FILTRATION CATCH rn
BASIN
eNTRANCe DRAINAGe PLAfI
0 2.5 5 10 20
KALE: I"=5'
wol
-a 3-114"
STEEL CHANNEL
112" STEEL BAR
www.belson.com
5/8" STEEL BAR
Ill North River Road
N orth A u ro ra, I L 60542
Phone: (800) 323-5664
Fax: (6 30) 897-0573
sales@belson.com
Dimension Sheet
r5m
Ap NO I d TMAN119*1011 0 1109
N
it
ENTRANCE DRAINAGE
PLAN AND SECTIONS
HOLLT HEIQHT5 50PIV1510N
998 BODEGA AVENUE, PETALUMA, CA
APN: 019-070-044
DRAWN: DCH
CHECKED: CSM
CIVIL CKINECRINIQ
LAND PEVELOrMENT
5crTIQ MUM PE51QN
7!
PROJECT MANAGEMENT
5qKVETINQ
DqILPINQ PC5IQN
DEAR rLAQ PO
BOX 21.93,50NOMA. QA 95476
ENQINEEKINQ INCQHAP@DEAKrLAQQIVILr,0M
rmoNE: (707) 481-9472
SCALE: 1
DATE: 11/15/2016
JOB NO.: 16001
N
it
ENTRANCE DRAINAGE
PLAN AND SECTIONS
HOLLT HEIQHT5 50PIV1510N
998 BODEGA AVENUE, PETALUMA, CA
APN: 019-070-044
DRAWN: DCH
CHECKED: CSM