HomeMy WebLinkAboutStaff Report 6.A 06/06/2005CITY OF PETALUMA, CALIFORNIA
AGENDA BILL
Aeenda Title: An Application to Amend the General Plan Land Use
Designation of Property Known as the Petaluma (Dutra) Quarry at 1500-
1600 Petaluma Blvd. South Totaling 46.8 Acres from Industrial to Urban
Diversified (Residential); Prezoning the property to Planned Unit District
(PUD) and Adopting a Unit Development Plan and PUD Guidelines;
Support Annexation of the Prezoned Property to the City of Petaluma, and
Subdivide the Property per the Proposed Vesting Tentative Map to Allow
170 Single -Family Residences, 80 Townhome Condominiums and 64
Live/Work Condominiums (APNs 019-210-010, -011, 026, -038 and -039;
019-220-012 and -027)
Cateeory (check one):
❑ Unfinished Business
Department:
Community Development
Cost of Proposal: N/A
❑ Consent Calendar
❑ Presentation
Director:
Mike Moored y
4 '
® Public Hearing
Contact Person:
Jayni Allsep, Project
Planner
6.A
June 6, 2005
Meetine Date: June 6, 2005
Meetine Time: ❑ 3:00 PM
® 7:00 PM
❑ New Business
Phone Number: 707-778-4301
Account Number: N/A
Amount Budeeted: N/A Name of Fund: N/A
Attachments to Aeenda Packet Item:
1) Ordinance Prezoning the Subject Properties to Planned Unit District
2) Resolution Amending the General Plan from Industrial to Urban Diversified (Residential)
3) Resolution Approving a Vesting Tentative Map
4) Resolution Supporting Annexation to the City of Petaluma
5) Plans (City Council only)
Summary Statement:
On February 15, 2005, the City Council held a public hearing to review the application of Lomas Petaluma for
prezoning, vesting tentative map and annexation. As directed, staff provided the Council with legislation to approve
the project, in particular, a Vesting Tentative Map resolution that contained a number of open ended conditions that
were required in order for staff to complete the necessary technical review of the project after entitlement approval.
Many of these conditions related to geotechnical concerns and the alignment of the future Southern Crossing on the
project site. Ultimately, the Council adopted a Mitigated Negative Declaration for the project but deferred action on
the remaining legislation until the Site Plan and Architectural Review Committee (SPARC) could provide further
input on the site plan and architecture.
Subsequently, the applicant presented plans to SPARC, as preliminary review items, on March 24 and April 28,
2005. An additional SPARC hearing is scheduled for May 12, 2005. Because no revised plans were submitted to the
City during this time, staff did not have the opportunity to provide any technical analysis to the Committee.
In early April, 2005, the Sonoma County Planning Commission approved the separate, but associated, Reclamation
Plan for the Quarry site using the City adopted Mitigated Negative Declaration as the basis for environmental
clearance. The applicant formally submitted revised plans to the Community Development department on May 4,
2005. Due to the short turnaround time before the City Council packet, staff has not reviewed the submitted plans in
any detail. As a result, the attached legislation still contains a number of open ended conditions to anticipate every
known eventuality and to provide the opportunity for the appropriate technical review after the fact.
Recommended Citv Council ActiontSuaeested Motion:
Should Council choose to approve the project:
1) Introduce the Ordinance prezoning the property to Planned Unit District and establishing the development
regulations for the project;
2) Adopt the respective Resolutions approving the General Plan Amendment, Vesting Tentative Map and the
supporting the Annexation of the subject properties.
Reviewed by Finance Director:
Date:
5005,
Todav s Date.
May 4, 2005
Reviewed by City Attornev:
Date:
Revision # and Date Revised:
Approved by City Hanauer:
Date:
File Code:
S:\CC-CityCouncil\Reports\Lomas
Agenda Bill 5-16-05.doc
I ORDINANCE NO. N.C.S.
3 Introduced by Councilmember Seconded by Councilmember
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9 PRE -ZONING 46.8 ACRES COMPRISED OF ASSESSORS PARCEL NOS. 019-
10 210-010,-011,-026,-038 & -039; 019-220-012 & 027 TO PUD (PLANNNED UNIT
11 DISTRICT), TO ALLOW FOR 170 SINGLE FAMILY RESIDENCES, 80
12 TOWNHOME CONDOMINIUMS AND 64 LIVE/WORK CONDOMINIUMS
13 AND APPROVING THE UNIT DEVELOPMENT PLAN AND DEVELOPMENT
14 STANDARDS FOR THE LOMAS SUBDIVISION, LOCATED AT 1500-1600
15 PETALUMA BOULEVARD SOUTH
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17 BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS
18 FOLLOWS:
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20 Section 1. The City Council finds that the Planning Commission filed with the City
21 Council its report set forth in its minutes of February 8, 2005, comments regarding
22 amendment to Zoning Ordinance Section 1072 N.C.S., as amended, by classifying and
23 pre -zoning certain lands being more particularly described as Assessor's Parcel Nos. 019-
24 210-010, -011, -026, -038 & -039; 019-220-012 & 027 comprising the 46.8 -acre Lomas
25 project site.
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27 Section 2. The City Council further finds that said Planning Commission held public
28 hearings on said pre -zoning on November 23, 2004 and February 8, 2005, after giving
29 notice of said hearing, in the manner, for the period, and in the form required by said
30 Ordinance No. 1072 N.C.S., as amended.
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32 Section 3. The City Council held a public hearing on the Lomas proposal on February 15
33 and May 16, 2005, after giving notice of said hearing in the manner for the period and in
34 the form required by said Ordinance No. 1072 N.C.S., as amended, and considered all
35 written and verbal communications. Pursuant to the provisions of Zoning Ordinance No.
36 1072 N.C.S., as amended, the City Council finds as follows:
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38 1. The proposed pre -zoning of the Lomas property to PUD is consistent with the
39 Petaluma General Plan, and is in general conformity with the zoning regulations
40 of the City of Petaluma as described in the project staff report. Additionally, the
41 - Fire Marshal, Police Department, and the Engineering Division have prepared
42 conditions of approval to address safety issues and design criteria for grading, site
43 improvements and construction of the residences.
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45 2. The public necessity, convenience and general welfare clearly permit the adoption
46 of the pre -zoning in that the zoning designation will result in residential uses that
I are appropriate and compatible with the existing surrounding uses. The proposed
2 density would be compatible with the surrounding neighborhood. The project
3 plans present a unified and organized arrangement of residential lots and public
4 streets, appropriate to adjacent and nearby properties. Proposed landscaping
5 would fiuther insure compatibility. The proposed project would also require
6 review and approval by the Site Plan and Architectural Review Committee.
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s 3. The requirements of the California Environmental Quality Act (CEQA) have been
9 satisfied through the preparation of an Initial Study and the adoption of a
10 Mitigated Negative Declaration to avoid or reduce to a level of insignificance,
I potential impacts generated by the proposed project. In compliance with the
12 requirements of the California Environmental Quality Act, an Initial Study was
13 prepared for pre -zoning of the property to PUD. Based upon the Initial Study, a
14 determination was made that no significant environmental impacts would result.
15 A copy of this notice was published in the Areus Courier and provided to
16 residents and occupants within 300 feet of the site, in compliance with CEQA
u requirements.
IS
is Section 4. Pursuant to the provisions of Zoning Ordinance No. 1072 N.C.S., and based
20 upon the evidence it has received and in accordance with the findings made, the City
21 Council hereby adopts an amendment to said Zoning Ordinance No. 1072 N.C.S., so as to
22 pre -zone said property herein referred to.
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24 Section 5.
25 The City Council hereby approves the Unit Development Plan and Residential
26 Development standards finding that
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28 1. The Unit Development Plan, .including the Development Standards will result in
29 appropriate and compatible uses in the district.
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31 2. The PUD is proposed on property which has suitable relationship to one or more
32 thoroughfares, and that said thoroughfares are adequate to carry any additional
33 traffic generated by development.
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35 3. The plan for the proposed development presents a unified and organized
36 arrangement of buildings and service facilities which are appropriate in relation to
37 adjacent or nearby properties, and that provisions for adequate landscaping and/or
38 screening are included to ensure compatibility. Conditions have been incorporated
39 requiring design and development standards that are compatible with neighboring
40 developments.
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42 4. The natural and scenic qualities of the site are protected, with adequate available
43 public and private spaces designated on the Unit Development Plan.
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45 5. The development of the subject property in the manner proposed by the applicant,
46 and as conditioned, will not be detrimental to the public welfare, will be in the best
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interests of the City, and will be in keeping with the general intent and spirit of the
zoning regulations of the City of Petaluma, and with the Petaluma General Plan.
6. The project, as conditioned per the resolution approving the Vesting Tentative
Map (Resolution No. __) complies with the applicable provisions of the
Municipal Code and the General Plan.
7. The Unit Development Plan for the Lomas Residential Development shall be
subject to the applicable conditions of Vesting Tentative Map, including Mitigation
Measures adopted as conditions of approval.
Section 6. The City Clerk is hereby directed to post this Ordinance for the period and in
the manner required by the City Charter.
IF ANY SECTION, subsection, sentence, clause or phrase or word of this Ordinance is
for any reason held to be unconstitutional, unlawful or otherwise invalid by a court of
competent jurisdiction, such decision shall not affect the validity of the remaining portions
of this Ordinance. The City Council of the City of Petaluma hereby declares that it would
have passed and adopted this Ordinance and each and all provisions thereof irrespective of
the fact that any one or more of said provisions be declared unconstitutional, unlawful or
otherwise invalid.
INTRODUCED and ordered Posted/Publisbed this day of
ADOPTED this day of
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
2005, by the following vote:
Mayor
APPROVED AS TO FORM:
City Attorney
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RESOLUTION NO. N.C.S.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PETALUMA
APPROVING AN AMENDMENT TO THE GENERAL PLAN LAND USE MAP
FOR THE LOMAS RESIDENTIAL SUBDIVISION
1500-1600 PETALUMA BOULEVARD SOUTH
ASSESSOR PARCEL NUMBERS: 019-210-10,-11,-38&-39;019-220-12&-27
CITY FILE NUMBER: 03 -GPA -0560 -CR
WHEREAS, an application was filed by South Petaluma Partners Group to subdivide a
property known as the Petaluma Quarry, which occupies approximately 46.8 gross acres situated
on the north and south sides of Petaluma Boulevard South near Highway 101. The application
includes a request to amend the General Plan Land Use Map to redesignate the site from
Industrial (Mineral Extraction) to Urban Diversified land use classification; and
WHEREAS, the Planning Commission reviewed the request on November 23, 2004 and
February 8 2005; and
WHEREAS, all reports and comments from the Planning Commission were forwarded
to the City Council; and
WHEREAS, the City Council held a duly noticed public hearing to consider this
amendment on February 15 and May 16, 2005, and considered all written and verbal
communications before rendering its decision; and
WHEREAS, the potential environmental impacts of the project were considered and
proper action has been taken by the City Council in compliance with the California
Environmental Quality Act and local environmental guidelines.
NOW, THEREFORE, BE IT RESOLVED that the Petaluma City Council herby
approves the requested amendment to the General Plan Land Use Map to change the
designations as outlined above based upon the following findings:
1. That the proposed amendment is deemed to be in the public interest.
The Amendment to the General Plan map will allow the City to annex a reclaimed quarry
site for additional housing. The land proposed for development is within the City's Urban
Limit Line and Sphere of Influence.
2. That the proposed General Plan amendment is consistent and compatible with the
rest of the General Plan and any implementation programs that may be affected.
The General Plan amendment furthers a number of objectives, policies and goals of the
General Plan, which are listed in the Initial Study. The development is within the Urban
Limit Line and Sphere of Influence, be harmonious with its setting and enhance the
City's image and assist in providing a range of housing types.
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3. That the potential impacts of the proposed amendment have been assessed and
have been determined not to be detrimental to the public health, safety, or welfare.
An Initial Study of Environmental Significance was completed and it was determined that
the project, with the incorporation of mitigation measures and appropriate conditions of
approval, will reduce potential impacts to less than significant.
4. That the proposed amendment has been processed in accordance with the
applicable provisions of the California Government Code and the California
Environmental Quality Act.
The applicant provided an Environmental Impact Questionnaire and numerous
environmental studies with the application. An Initial Study of potential environmental
impacts was prepared and referred to all responsible agencies and agencies with
jurisdiction over natural resources affected by the project held in trust by the State. A
Notice of Intent to adopt a Mitigated Negative Declaration, which delineated the review
period, was published in a newspaper of general circulation, as well as sent to all
residents and property owners within 500 feet of the proposed development. Mitigation
measures were proposed and agreed to by the applicant that will reduce potential impacts
to less than significant.
ADOPTED this day of
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
, 2005, by the following vote:
Mayor
APPROVED AS TO FORM:
City Attorney
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RESOLUTION NO. N.C.S.
APPROVAL OF THE VESTING TENTATIVE SUBDIVISION MAP FOR THE LOMAS
SUBDIVISION WHICH WOULD CREATE 309 RESIDENTIAL LOTS AND 12 OPEN
SPACE PARCELS LOCATED AT 1500-1600 PETALUMA BOULEVARD SOUTH; APN
019-210-010,-011,-026,-038 & -039;019-220-012 & 027
FILE No. 03- GPA -0560
WHEREAS, by Ordinance No. N.C.S., Assessor's Parcel Numbers (APN) comprising
46.8 acres, has been prezoned to Planned Unit Development; and
WHEREAS, the Planning Commission reviewed the proposal on November 23, 2004 and
February 8, 2005; and
WHEREAS, the City Council finds that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption
of Resolution No. _ N.C.S., approving a Mitigated Negative Declaration to address the
specific impacts of the Lomas project; and
WHEREAS, the City Council considered the Lomas project on February 15 and May 16 , 2005,
and considered all written and verbal communications concerning potential environmental
impacts resulting from the project before rendering a decision;
NOW, THEREFORE BE IT RESOLVED that the City Council approves a Vesting Tentative
Subdivision Map for the Lomas project subject to the following Findings and Conditions:
FINDINGS:
1. The proposed Vesting Tentative Subdivision Map, as conditioned, is consistent with the
provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and
the State Subdivision Map Act.
2. That the proposed subdivision, together with provisions for its design and improvements,
is consistent with the General Plan, and will not be detrimental to the public health,
safety, or welfare in that adequate public facilities exist or will be installed, including
roads, sidewalks, water, sewer, storm drains, and other infrastructure.
3. That the site is physically suitable for the density and the type of development proposed.
4. That the design of the subdivision and the proposed improvements will not cause
substantial environmental damage, and that no substantial or avoidable injury will occur
to fish or wildlife or their habitat. An Initial Study was prepared indicating that there
would be no significant, environmental impacts that could not be mitigated.
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2 CONDITIONS OF APPROVAL:
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From Planning Division
1. The applicant shall dedicate a public access easement along the southwestern boundary of
the project site to connect to the pedestrian access easement provided on the adjacent
Riverview property. The precise location of the public access easement shall be
determined by the City Engineer and shall be reflected on the final map.
2. Prior to recordation of the final map, the applicant shall consult with the State Lands
Commission regarding the property boundary along the Petaluma River, as well as any
public access requirements to the river.
3. After annexation and prior to the issuance of any development permit, the developer shall
complete the Site Plan and Architectural Review process which includes, but is not
limited to, the review and approval of the final architecture, landscaping, lighting and
PUD Guidelines and Development Standards.
From the Fire Marshal
4. The Developer shall dedicate a lot to the City of Petaluma for the purpose of providing a
fire station in a location within the proposed development subject to the approval of the
Fire Chief. In addition, the developer shall construct a facility on the designated site
consistent with the design of the surrounding residences, but of sufficient size to
accommodate the needs of the Fire Department. Designation of the station site shall occur
prior to the approval of the final map. Design of the station shall be subject to the
approval of SPARC.
5. The number and final location of fire hydrants shall be reviewed and approved by the
Fire Marshal.
6. All turn radii shall conform to standards for Fire Department aerial truck.
7. Driveway cuts shall be required for access for brush firefighting apparatus. The location
of driveway access points shall be subject to approval of the Fire Marshal.
From the City Engineer
I FRONTAGEIMPROVEMENTS
8. Construct full street improvements along the entire Petaluma Blvd. South frontage per the
approved Central Petaluma Specific Plan including but not limited to: pavement
construction and reconstruction, curb, gutter, sidewalk, striping, streetlights, bike lanes,
fire hydrants, and landscaping. The street section shall be at least 6 -inches of asphalt
concrete over 21 -inches of class 2 aggregated base. The developer may have the existing
pavement evaluated and tested with a recommendation to bring the road section to
arterial standards. The section width shall include two 6 -foot bike lanes, two 8 -foot
parking lanes, two 12 -foot travel lanes and two nine -foot wide sidewalks with 4 -foot tree
wells.
9. A City standard traffic signal shall be constructed at the intersection of Petaluma Blvd.
South and the proposed project entrance. Necessary improvements related to the traffic
signal including but not limited to, left turn lane channelization, crosswalks, etc. shall be
installed per City Standards and the Traffic Impact Study by W -Trans dated November 5,
2003, and any subsequent traffic impact studies prepared as part of the City's plan line
study for the extension of Caulfield Lane (Southern Crossing). The traffic signal design
shall incorporate the necessary improvements required for the future extension of
Caulfield Lane (Southern Crossing) and signal coordination Along Petaluma Blvd. South
The proposed traffic signal shall be reviewed, approved and inspected by the City of
Petaluma Community Development Engineering staff or, at the City's discretion, a
Traffic Engineering consultant selected by the City. The developer shall be responsible
for all consultant fees related to this item.
10. In the event that off-site portions of Petaluma Blvd. South are annexed into the City by
LAFCO in conjunction with this project, the developer shall bring the pavement section
to arterial standards as described in paragraph A of Frontage Improvements. The
necessary utilities (mains, services, laterals, etc.) shall be installed for future connections.
The exact location and nature of the improvements are subject to approval by the City
Engineer.
11. A temporary 8 -foot wide AC path shall be installed offsite, on both sides of Petaluma
Blvd. South, from the project site connecting to the McNear Landing project on the east
side of Petaluma Blvd. South and the intersection of McNear Avenue and Petaluma Blvd.
South on the West Side. The path shall be designed to accommodate pedestrians and
bicycles.
12. Access to and from the portion of the project between Petaluma Blvd. South and the
Petaluma River cannot be adequately analyzed until the plan line for the extension of
Caulfield Lane (Southern Crossing) has been established and a comprehensive traffic
impact study has been completed to determine which, if any, points of access to and from
that portion of the project are feasible. Vehicular, bicycle and pedestrian access,
consistent with the established plan line for the extension of Caulfield Lane and the
recommendations all related traffic impact studies shall be required prior to the approval
of a final map and improvement plans.
I GRADING
13. Bank repair, stabilization and enhancement shall be provided along the Petaluma River
project frontage per City, Sonoma County Water Agency and State guidelines.
Improvements shall comply with the Petaluma River Access and Enhancement Plan. The
developer shall obtain all necessary approvals prior to any bank work. The work shall be
completed prior to acceptance of the subdivision.
14. The developer is responsible for funding a third party geotechnical/geological review
throughout the reclamation plan construction process and any subsequent site
development. The City of Petaluma and County of Sonoma shall select the firm that will
perform this item of work. The third party consultant shall work for the City. The City
will coordinate this process with the County.
15. Cut and fill information shall be provided on the improvements plans.
16. Grading shall conform to the soils investigation report, all addendums and the approved
grading reclamation plan.
17. Prepare and submit an erosion control plan, storm water pollution prevention plan
(SWPPP) and a notice of intent (NOI). A notice of termination (NOT) is required upon
completion of the project. The developer/contractor shall lure a Certified Professional in
Erosion and Sediment Control (CPESC) to coordinate the project storm water
management plan throughout the construction process.
18. Post -construction best management practices shall be incorporated into the subdivision
improvement plans.
19. Any existing structures above or below ground shall be removed if not a part of the new
subdivision. Structures shall include, but are not limited to fences, retaining walls, pipes,
septic systems, wells, debris, etc.
20. Pad certifications are required for each lot prior to issuance of the respective building/plot
plan permit.
21. All recommendations in the geotechnical/geologic, reclamation and contamination
migration/temporary hydrology peer review reports dated January 31, 2005 shall be
adhered to as noted in each document.
39 STREETS
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41 22. Dedicate all required right-of-way for the future extension of Caulfield Lane (Southern
42 Crossing) across the parcel adjacent to the Petaluma River as determined by the City of
43 Petaluma plan line study and/or adopted plan line. The Developer is responsible for
44 installing full surface and utility infrastructure improvements for that portion of the
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extension of Caulfield Lane (Southern Crossing) located on the project site adjacent to
the river (APN: 019-210-010, 038 & 039) and a "fair share" contribution, to be
determined through a traffic impact study, for other improvements related to the design
and construction of the Southern Crossing, including but not limited to the bridge over
the Petaluma River. Right-of-way dedication and fair share contribution shall be
determined prior to approval of a final map and improvement plans.
23. All interior public streets shall be at least 32 -feet wide. Sidewalks shall be required on
both sides of the street. Stop signs and crosswalks shall be required at applicable
intersections within the subdivision. Pedestrian ramps are required at all comers. Face of
curb radius at interior street corners shall be at least 25 -feet.
24. All interior public streets shall have a minimum street section of 4 -inches of asphalt
concrete and 12 -inches of class 2 aggregate base.
25. All interior public streets shall be crowned at the center, directing surface drainage to
both sides of the street.
26. Based on the adopted plan line study for the extension of Caulfield Lane and the
recommendations of any associated traffic impact studies, the geometric design
configuration and location of the proposed public street intersecting Petaluma Blvd.
South from the west (i.e., the principal public street access to that portion of the project
on the west side of Petaluma Blvd. South) shall be subject to the approval of the City
Engineer and prior to approval of a final map and improvement plans.
27. The 40—foot wide public road proposed to serve lots 1-12 shall be privately owned and
maintained by the project Homeowner's Association.
28 SITEDRAINACEANDSTORArDRAINSYSTEAI
28. All hydrologic, hydraulic and storm drain system design shall be reviewed and approved
by the Sonoma County Water Agency.
29. The proposed public storm drain system near lot 183 and in the hillside area of parcel F
shall be a closed subsurface conduit system per City standards.
30. Lot to lot drainage is not allowed without a conduit system and corresponding easement.
31. Post -construction Best Management Practices (BMP'S) shall be incorporated into the
subdivision improvement plans in accordance with the City's Phase II Storm Water
Management Program and the State's National Pollution Discharge Elimination System
(NPDES) permitting requirements.
32. All weather access roads and easements, acceptable to the Water Resources Department,
shall be provided for public storm drains on private property. Easements for public storm
drains shall be at least 10 -feet wide. Longitudinal slopes for the access road shall be
1 designed accommodate safe maintenance vehicle access and are subject to the review and
2 approval by the City Engineer.
3 33. PUBLIC STORA-t DILuNS SHALL BEAT LEAST I5-INCl--IES IN DLI AIETER.
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5 34. The temporary sediment basin shall be constructed and operable prior to the first year's
6 rainy season (October 1").
7 {'{CATER SFSTEA'LS
35. The City's zone one water system shall serve portions of the project located between
elevations 0-60 feet. The proposed water main extension shown on the tentative map
shall be 12 inches in diameter and shall be installed in Petaluma Blvd. from McNear
Circle to the proposed entrance of the subdivision. The 12 -inch water main shall also be
extended through the parcel adjacent to the Petaluma River. Exact location shall be
subject to the approval by the City Engineer. Prior to final map approval, the developer
shall be responsible for the fair share cost of extending the water main under the river per
the CPSP.
The City Engineer, Director of Water Resources and Fire Marshal shall determine the
necessity for the river under -crossing during the improvement plan review process.
Development of the project areas located within the City's zone II water supply system
rely on development of the adjacent Riverview Subdivision. The final map for the zone H
served area of the Lomas Development shall not be approved until construction of the
Riverview water supply line, or an alternative acceptable to the City Engineer, has been
completed and accepted by the City of Petaluma.
36. The City's zone two water supply system shall serve portions of the project located
between elevations 60 feet and 160 feet. The zone H water line shall connect to the
adjacent Riverview Subdivision.
37. Provide final fire flow calculations with the public improvement plan submittals.
38. The water main system shall be capable of delivering a continuous fire flow as
designated by the Fire Marshal.
39. Water services shall be 1.5" diameter minimum with 1" water meters.
40. The project shall comply with the City's landscaping and irrigation efficiency standards.
41. Proposed public water mains to be located within private parcels shall be contained
within a 10 foot wide exclusive water main easement dedicated to the City of Petaluma
on the project final map. The grade of the easement shall be flat enough to allow
vehicular access to City maintenance vehicles. An all weather surface shall be provided
over the entire length of the easement
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42. Landscaping shall be limited to shrubs and other low lying plantings within public utility
easements.
Sanitary Sewer System
43. histall a gravity sewer main in Petaluma Blvd. from the existing manhole at McNear
Circle to the end of the project frontage at the US 101 Freeway. The sewer main design
shall include capacity for the areas within the Urban Growth Boundary (UGB) and UGB
expansion areas in the southwest sewer basin.
44. Existing downstream sewer main capacities shall be analyzed because of the proposed
land use intensification. Any sewer lines with insufficient capacity as a result of this
development shall be upgraded as deemed necessary by the City Engineer.
45. The sewer pump station on the parcel adjacent to the Petaluma River shall meet the
following requirements:
A. All sewer lines and pump stations serving the site adjacent to the river (APN:019-210-
010, 038 & 039) shall be privately owned and maintained. Any pumps stations shall
be discharged into a manhole or City approved structure.
B. Detailed drawings and specifications and discharge points for the pressurized system
shall be provided.
C. Pump station calculations and cut sheets shall be provided.
46. A fair share contribution shall be paid by the developer for the future C Street sewer
pump station upgrade project. The contribution shall be calculated based on proportionate
discharge volume from the proposed development.
47. All weather access roads and easements, acceptable to the Water Resources Department,
shall be provided for public sanitary sewer on private property. Easements shall be at
least 10 -feet wide.
35 FINAL MAP
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37 48. The necessary public access shall be provided along the river frontage for the
38 implementation of the Petaluma River Access and Enhancement Plan.
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40 49. Provide a 10 -foot wide public utility easement on both sides of all interior streets, as
41 determined by the City Engineer.
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43 50. The final map technical review fee is due at final map application.
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51. Caltrans approval is required prior to any work within Caltrans easements of rights of
way.
52. The existing `jagged" shared right of way/Lomas property line located near the proposed
entrance shall be modified at the final map stage to create a more uniform, consistent
boundary.
53. Clearly and accurately show the boundary and dedications on the final map.
54. All open space parcels shall be privately owned and maintained by the project Home
Owner's Association. The necessary public easements shall be required as determined by
the City of Petaluma.
55. The existing private right of way recorded May 4, 1905 (Bk. 217, Pg. 201, SCR) shall be
restated, if necessary, to preserve existing access rights subject to the approval by the
City Engineer.
17 MISCELLANEOUS
56. All existing overhead distribution utilities fronting or traversing the project site shall be
placed underground prior to acceptance of the subdivision.
57. Gas mains or underground electrical mains shall not be allowed on private property
beyond the standard 10 -foot public utility easement along the street frontage.
58. Prior to final map approval, the developer shall be responsible for any reimbursement
agreements established as a result of the Riverview Subdivision for shared access and
utilities.
59. Improvement plans and final map(s) shall be prepared according to the latest City
policies, codes, ordinances, resolutions and standards.
60. If the project is phased, each individual phase shall be designed to provide the required
utility services and street system independent of any other phase.
61. Construction shall be coordinated, to all extents possible, with the Riverview
Subdivision.
62. All retaining walls shall be located outside the public right of way.
63. A financial mechanism (HOA, Maintenance Agreements, Etc.) shall be created for
perpetual maintenance of the common areas.
64. The proposed sound wall shall be maintained by the homeowners association (HOA).
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65. The City will not support annexation of the project site until written documentation is
received indicating the following items:
A. The County of Sonoma has approved the Reclamation Plan and said
reclamation has been completed.
B. The State has approved the project for SMARA compliance.
C. The project site has been removed for the State's mine site list.
66. Upon approval by the City Council, the applicant shall pay the $35.00 Notice of
Determination fee and applicable Department of Fish and Game fees (for Mitigated
Negative Declaration) to the Planning Division. The check shall be made payable to the
County Clerk. Planning staff will file the Notice of Determination with the County
Clerk's office within five (5) days after receiving Council approval.
67. CC&Rs shall be submitted to the Planning Division for review and approval prior to
approval of the Final Map,
68. Concrete ditches and drainage structures draining the open space areas shall be tinted
earth colors.
69. Plant materials to be installed as part of the Landscape Plan shall consist of a minimum of
15 gallon can size for trees and 5 gallon can size for shrubs.
The following mitigation measures shall be adopted as conditions of approval.
Geoloav and Soils
3.1 All earthwork, rough grading, trenching, backfilling, and compaction operations, erosion control,
drainage and sediment control required by the June 2004 Reclamation Plan prepared by Malcolm
Carpenter Associates shall be completed to the satisfaction of the County of Sonoma Permit and
Resource Management Department.
3.2 An Alternative Reclamation Plan shall be implemented in the event that a post -reclamation
development proposal is not approved within one year of approval of the Reclamation Plan, as
called for in June 2004 Reclamation Plan prepared by Malcolm Carpenter Associates. The
Alternative Reclamation Plan shall include but not be limited to ripping, resoiling and hydro -
seeding the development pads, installing irrigation on the development pads and planting trees on
the graded slopes and street frontage. The Planting Plan shall conform to the alternate planting
contained in Appendix E-1 of June 2004 Reclamation Plan.
3.3 Prior to annexation of the property into the City of Petaluma, the applicant shall provide written
evidence that the Petaluma Quarry has been removed from the Sonoma County and the California
Department of Conservation Mine list.
3.4 A detailed geotechnical study prepared by a licensed geotechnical engineer shall be submitted
concurrent with the submittal of improvement plans and prior to the approval of the final
subdivision map, and shall be subject to approval by the City Engineer. Peer review of the
geotechnical study and funded by the applicant shall be required at the discretion of the City
Engineer. The detailed geotechnical study shall include but not be limited to recommendations on
landslide repair, cuts and fills, drainage, pavements, utilities, evaluation for liquefaction potential,
I groundwater intrusion, suitability of building foundations and other structural components. In
2 addition, study shall include specific design criteria for any slopes steeper than 3H:1 V.
3 3.5 The design of all earthwork, cuts and fills, drainage, pavements, utilities, building foundations
4 and other structural components shall conform with the specifications and criteria contained in
5 the detailed geotechnical report, as approved by the City Engineer. The geotechnical engineer
6 shall sign the improvement plans and certify the design as conforming to the specifications. The
7 geotechnical engineer shall also inspect the construction work and shall certify to the City, prior to
8 acceptance of the improvements or issuance of a certificate of occupancy, that all improvements
9 have been constructed in accordance with the geotechnical specifications.
10 3.6 Construction and improvement plans shall be reviewed for conformance with the geotechnical
11 specifications by the Engineering Section of the Community Development Department and the
12 Chief Building Official prior to issuance of grading or building permits and/or advertising for
13 bids on public improvement projects. Additional soils information may be required by the Chief
14 Building Inspector during the plan check of building plans in accordance with Title 17 and 20 of the
15 Petaluma Municipal Code.
16 3.7 The project sponsor shall submit an Erosion and Sediment Control Plan prepared by a Certified
17 Professional in Erosion and Sediment Control (CPESC) as an integral part of the grading plan.
18 The Erosion and Sediment Control Plan shall be subject to review and approval of the Planning
19 Division and Engineering Section, prior to issuance of a grading permit. The Plan shall include
20 temporary erosion control measures to be used during construction of cut and fill slopes,
21 excavation for foundations, and other grading operations at the site to prevent discharge of
22 sediment and contaminants into the drainage system. The Erosion and Sediment Control Plan
23 shall include the following measures as applicable:
24 a. Throughout the construction process, disturbance of groundcover shall be minimized and the
25 existing vegetation shall be retained to the extent possible to reduce soil erosion. All
26 construction and grading activities, including short- term needs (equipment staging areas,
27 storage areas, and field office locations) shall minimize the amount of land area disturbed.
28 Whenever possible, existing disturbed areas shall be used for such purposes.
29 b. All drainage -ways, wetland areas and creek channels shall be protected from silt and sediment in
30 storm runoff through the use of silt fences, diversion berms, and check dams. All exposed
31 surface areas shall be mulched and reseeded and all cut and fill slopes shall be protected with
32 hay mulch and/or erosion control blankets as appropriate.
33 c. Material and equipment for implementation of erosion control measures shall be on-site by
34 October 1st. All grading activity shall be completed by October 15th, prior to the on -set of the
35 rainy season, with all disturbed areas stabilized and re -vegetated by October 31st.
36 3.8 All construction activities shall meet the Uniform Building Code regulations for seismic safety
37 (i.e., reinforcing perimeter and/or load bearing walls, bracing parapets, etc.).
38 3.9 All public and private improvements shall be subject to inspection by City staff for compliance with
39 the approved Improvement Plans, prior to City acceptance.
40 3.10 Foundation and structural design for buildings shall conform to the requirements of the Uniform
41 Building Code, as well as state and local laws/ordinances. Construction plans shall be subject to
42 review and approval by the Building Division prior to the issuance of a building permit. All work
43 shall be subject to inspection by the Building Division and must conform to all applicable code
44 requirements and approved improvement plans prior to issuance of a Certificate of Occupancy.
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3.11 Prior to issuance of a grading or building permit, the project sponsor shall submit a detailed
schedule for field inspection of work in progress to ensure that all applicable codes, conditions
and mitigation measures are being properly implemented through construction of the project.
Air
4.1 Dust suppression measures required by the June 2004 Reclamation Plan shall be implemented.
4.2 The Applicant shall incorporate Best Management Practices to limit fugitive dust and exhaust
emissions into the construction and improvement plans and clearly indicate these provisions in the
specifications. Specific practices shall be included as conditions of approval.
4.3 The Construction Contractor shall adhere to the requirements addressing emission control measures
for asphalt paving emissions in the BAAQMD Rulebook.
Hvdroloav and Water Qualitv
5.1 All water quality and sedimentation control measures required by the June 2004 Reclamation Plan
shall be implemented.
5.2 All construction activities shall be performed in a manner that minimizes the sediment and/or
pollutants entering directly or indirectly into the storm drain system or ground water. The Applicant
shall incorporate the following provisions into the construction plans and specifications, to be verified
by the Community Development Department, prior to issuance of grading or building permits.
a. The applicant shall designate construction staging areas and areas for storage of any hazardous
materials (i.e., motor oil, fuels, paints,) used during construction on the improvement plans and
the SWPPP. All construction staging areas shall be located away from any stream and adjacent
drainage areas to prevent runoff from construction areas from entering into the drainage system.
Areas designated for storage of hazardous materials shall include proper containment features to
prevent contaminants from entering drainage areas in the event of a spill or leak.
b. No debris, soil, silt, sand, cement, concrete or washings thereof, or other construction related
materials or wastes, oil or petroleum products or other organic or earthen material shall be
allowed to enter any drainage system. All discarded material including washings and any
accidental spills shall be removed and disposed of at an approved disposal site. The Applicant
shall designate appropriate disposal methods and/or facilities on the construction plans or in the
specifications.
c. No heavy equipment shall be operated in any creek channel. All in -stream channel work shall be
limited to the dry season (typically defined as May 1st through October 151h) and performed in
accordance with conditions specified by the Dept. of Fish and Game in a Streambed Alteration
Agreement and the Army Corps Section 404 Permit. The applicant shall provide a copy of the
approved Streambed Alteration Agreement and proof of compliance with the permit conditions
prior to approval of improvement plans or issuance of grading permits for work within any
channel.
5.3 The applicant shall prepare an operation and maintenance manual for the detention basin, to include
dredging and ongoing maintenance, to be submitted as part of the improvement plans.
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1 5.4 Material and equipment for implementation of erosion control measures shall be on-site by October
2 1st. All grading activity shall be completed by October 15th, prior to the on -set of the rainy season,
3 with all disturbed areas stabilized and revegetated by October 31st.
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5 5.5 The project sponsor shall submit a detailed grading and drainage plan for review and approval by the
6 Engineering Section and the Planning Division prior to approval of any improvement plans or the
7 issuance of a grading permit. Project grading and all site drainage improvements shall be designed
8 and constructed in conformance with the City of Petaluma Engineering Department's "Standards
9 Specifications," and with the Sonoma County Water Agency's "Flood Control Design Criteria," if
10 applicable. Drainage plans shall include supporting calculations of storm drain and culvert size using
11 acceptable engineering methods. All hydrologic, hydraulic, and storm drain system design shall be
12 subject to the review and approval of the Sonoma County Water Agency (SCWA), and the City
13 Engineer.
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15 5.6 The project sponsor shall pay all applicable Storm Drainage Impact Fees prior to final inspection or
16 issuance of a Certificate of Occupancy.
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18 5.7 The project sponsor shall submit Sonoma County Water Agency letter of approval.
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20 Bioloaical Resources
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22 6.1 Pre -construction surveys trees to be removed from the South Parcel shall be carried out immediately
23 prior (within 21 days) to commencement of grading. Pre -construction surveys for nesting raptors and
24 migratory birds shall be conducted during the nesting season (mid-January through September). An
25 area within 250 feet of grading should be surveyed for nests to ensure that the construction will not
26 disturb nesting raptors or migratory birds. If nesting raptors or migratory birds are present, then an
27 appropriate buffer should be established between the nest and grading. The width of the buffer
28 should be based on the topography and vegetation surrounding the nest and other site-specific
29 circumstances. Grading can resume within the area of the buffer once the young have fledged.
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31 6.2 A pre -construction survey shall be conducted for nesting saltmarsh common yellowthroats in the
32 willow trees growing beside the Petaluma River (North Parcel) approximately 21 days prior to
33 construction. Surveys shall be conducted from the beginning of April through the end of August. A
34 buffer shall be established around any yellowthroat nest encountered during the pre -construction
35 survey. The width of the buffer shall be determined by a qualified biologist, based on circumstances
36 at the site. A buffer shall also be established along the Petaluma River and shall extend from the top
37 of the bank and the edge of riparian (willow) vegetation to protect any potentially occurring special -
38 status species or their habitat.
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40 6.3 All trees to be preserved shall be protected and maintained during grading and construction by
41 following the recommendations contained in the Lomas Tree Report prepared by Ralph Osterling
42 Consultants, Inc. dated October 6, 2004, including but not limited to the installation of a six-foot high
43 chain link tree protection fence and a drip irrigation system.
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45 6.4 To mitigate the loss of trees on the site, native trees shall be planted in suitable areas throughout the
46 open space areas and undeveloped portions of the site, in accordance with the County of Sonoma Tree
47 Protection and Replacement Ordinance (Ordinance No. 4014), adopted in June 1989.
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49 6.5 The applicant shall provide evidence to the Community Development Director that the applicant has
50 complied with and obtained appropriate permits from the U.S. Army Corps of Engineers the Regional
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Wildlife Service.
Noise
7.1 Noise barriers shall be constructed to reduce exterior noise levels generated by Highway 101 and
Petaluma Boulevard South. A ten -foot barrier, relative to the topography of the surrounding ground
shall be constructed as depicted in the Lomas Residential Development Environmental Noise
Assessment, May 26, 2004, Illingworth & Rodkin, hic. The barrier shall begin at the westernmost
corner of Townhome building T4 and shall maintain a height of ten feet above the topography as it
slopes up to the 85 -foot elevation contour between buildings Tl and T2. The barrier could tie into the
85 -foot contour (top -of -wall elevation equals 85 feet). Six-foot noise barriers shall be constructed to
interrupt the line of sight between the private outdoor use areas of Lots 45-54 and 116-118.
7.2 The final site plan and grading plan shall be reviewed by an acoustical specialist to identify any
modifications necessary to the height and length of proposed barriers to meet the acceptable exterior
noise standards at affected residential outdoor use areas.
7.3 The residential component is subject to requirements of the City of Petaluma and the State Noise
Insulation Standards. The design for the buildings shall include details and specifications for noise
control treatments necessary to reduce environmental noise to 45 Ldp or less inside habitable rooms.
Such treatments may include, but not be limited to, sound rated windows and doors, special wall
constructions, acoustical sealants, weather-stripping, etc. The buildings shall be provided with
adequate mechanical ventilation, so occupants may keep their windows open or closed at their own
discretion while maintaining an acceptable acoustical environment.
7.4 All construction activities shall comply with applicable Performance Standards in the Petaluma
Zoning Ordinance and Municipal Code, and shall adhere to the following:
a) In order to minimize potential impacts related to construction noise, construction activities shall
be limited to between 7 a.m. and 7 p.m. Monday through Friday, unless a permit is first secured
from the City Manager (or his/her designee) for additional hours. No construction shall be
permitted on Sundays or City of Petaluma recognized legal holidays. There will be: no start up of
machines nor equipment prior to 7:00 a.m., Monday through Friday; no delivery of materials nor
equipment prior to 7:30 a.m. nor past 5:00 p.m., Monday through Friday; no cleaning of machines
nor equipment past 6:00 p.m., Monday through Friday; no servicing of equipment past 6:45 p.m.,
Monday through Friday.
b) All construction equipment powered by internal combustion engines shall be properly muffled
and maintained to minimize noise. Equipment shall be turned off when not in use.
c) Construction maintenance, storage, and staging areas for construction equipment shall avoid
proximity to residential areas to the maximum extent practicable. Stationary construction
equipment, such as compressors, mixers, etc., shall be placed away from residential areas and/or
provided with acoustical shielding. Quiet construction equipment shall be used when possible.
d) The Applicant shall designate a Project Manager with authority to implement the mitigation
measures who will be responsible for responding to any complaints from the neighborhood, prior
to issuance of a building/grading permit. The Project Manager's telephone number shall be
conspicuously posted at the construction site. The Project Manager shall determine the cause of
noise complaints (e.g. starting too early, faulty muffler) and shall take prompt action to correct
the problem.
Iq
Visual Qualitv and Aesthetics
2 8.1 Mitigation measures identified in Section 6, Biological Resources, for protection and replacement of
3 trees on the site shall be implemented.
4 8.2 Improvement Plans, including proposed architecture, lighting, and landscaping shall be subject to
5 review and approval by SPARC.
6 8.3 All exterior lighting shall be directed onto the project site and access ways and shielded to prevent
7 glare and intrusion onto adjacent residential properties. Plans submitted for SPARC review and
8 approval shall incorporate lighting plans, which reflect the location and design of all proposed street
9 lights, and any other exterior lighting proposed.
10 8.4 Development plans shall be designed to avoid vehicular lighting impacts to bedroom areas and other
11 light-sensitive living areas of any nearby residential lot, home or facility. Development plans for lots
12 proposed at street intersections or in other potentially light-sensitive locations shall incorporate
13 architectural or landscape design features to screen interior living space from the headlight glare.
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8.5 In order to reduce potential impacts from light and glare, no illumination shall be installed within the
designated open space area except for low level lighting along designated pathways, adjacent to
public streets or across pedestrian bridges. The improvement drawings and landscape plans prepared
for the project shall reflect the location and design details of all exterior light fixtures proposed.
Hazards & Hazardous Materials
9.1 For uses, including construction activities, involving storage of chemicals or hazardous materials on-
site, the Applicant shall file a declaration form with Fire Marshal's office and shall obtain a hazardous
materials storage permit.
9.2 If hazardous materials are used or stored on-site, the Applicant shall prepare a Risk Management Plan
(RMP) and submit for review and approval by the Fire Marshall prior to issuance of a certificate of
occupancy or grading or building permit for construction activities. The RMP shall include the
following as appropriate:
a. The Applicant shall provide for proper containment within storage areas for hazardous
materials and shall maintain emergency equipment and supplies, as specified by the Fire
Marshall, to address any spills or leaks from the facilities.
b. The applicant shall identify any potentially hazardous substances or contamination
existing on-site and shall provide for proper treatment, removal and disposal during
construction.
c. If any vapors or other signs of contamination are detected during project construction, all
local, state, and federal requirements for remediation and disposal of contaminated
materials shall be followed.
9.3 The applicant shall comply with all existing Federal and State safety regulations related to the
transport, use, handling, storage, and/or disposal of potentially hazardous substances on the site.
9.4 Prior to demolition of any existing structures on the site, the structures shall be surveyed for asbestos -
containing materials. If ACMs are determined to be present, a qualified asbestos abatement specialist
shall perform the asbestos mitigation (i.e. removal of the asbestos -containing linoleum in the
residence).
M1.
1 9.5 Any existing wells or septic systems on the property shall be abandoned in accordance with local and
2 state regulations.
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5 Petaluma Fire Department.
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7 Transportation/Traffic
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10.1 The project shall comply with the requirements of the City of Petaluma Bicycle Plan. Plans for
the project shall be referred to the Pedestrian and Bicycle Advisory Committee (PBAC) for review
and comment.
10.2 The project sponsor shall be responsible for the payment of the City's Traffic Mitigation Fees.
Traffic Mitigation Fees shall be calculated at the time of issuance of a building permit and shall be
due and payable before final inspection or issuance of a certificate of occupancy.
10.3 The project sponsor shall submit plans for review and approval by the City Engineer for
dedicated left -tum channelization and signalization at the intersection of the proposed access road
with Petaluma Boulevard South.
Public Services
11.1 In accordance with City regulations, the Applicant shall be responsible for payment of Community
Facilities Development fees to offset the impacts to public facilities. Fees shall be calculated by the
City at the time of building permit issuance and are due and payable by the Applicant prior to final
inspection or issuance of a certificate of occupancy.
11.2 In accordance with City regulations, the Applicant shall be responsible for payment of Park and
Recreation Land Improvements fees. These fees provide for acquisition, development and
improvement of neighborhood and community park and recreation facilities. Fees shall be
calculated by the City at the time of building permit issuance and are due and payable by the
Applicant prior to final inspection or issuance of a certificate of occupancy.
11.3 In accordance with City regulations, the Applicant shall be responsible for payment of School
Facilities fees. Fees shall be calculated by the City at the time of building permit issuance and are
due and payable directly to the school district by the Applicant prior to final inspection or issuance
of a certificate of occupancy. The Applicant shall provide a receipt or proof of payment of school
facilities fees to the City Building Division prior to final inspection or issuance of a certificate of
occupancy.
Recreation
12.1 To mitigate for the increased demand for recreational facilities generated by an increase in residents
in the area, the applicant shall be responsible for payment of Park and Recreation Land Improvements
fees. These fees provide for acquisition, development and improvement of neighborhood and
community park and recreation facilities. Fees shall be calculated by the City at the time of building
permit issuance and are due and payable by the Applicant prior to final inspection or issuance of a
certificate of occupancy.
Utilities Infrastructure
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13.1 To minimize impacts on landfill capacity, the project shall follow the following measures: recycle
construction and demolition debris to the maximum extent feasible; and provide adequate space for
the storage and collection of recyclable materials at the proposed development. Evidence of the
intent to comply with this measure shall be submitted with Improvement Plans.
13.2 Prior to the issuance of a building permit, the applicant shall submit a water conservation plan for
review and approval by the City of Petaluma Department of Water Resources. The said plan shall
identify Best Management Practices for water conservation that would result in a reduction of water
consumption by at least 40%.
13.3 The landscape plan, irrigation plan and grading plan shall comply with the City's Landscape Water
Efficiency Standards. Prior to the issuance of a building permit for the project, each of these plans
and all supporting documents shall be submitted to the City for review and approval. The Landscape
Water Efficiency Standards shall apply to all common area, open space, park, and subdivision
perimeter landscaping, as well as single-family front yard landscaping.
13.4 If prior to issuance of the first building permit for the Lomas Development, the City has enacted the
collection of a water conservation fee for new development, the applicant shall be required to pay
the fees necessary in order for the Lomas Development to result in "water neutral" project, i.e. zero
net increase in water consumption.
Cultural Resources
15.1 If, during the course of construction, cultural, archaeological or paleontological resources are
uncovered at the site (surface or subsurface resources) work shall be halted immediately within 50
meters (150 feet) of the find until it can be evaluated by a qualified professional archaeologist. The
City of Petaluma Planning Division and a qualified archaeologist (i.e., an archaeologist registered
with the Society of Professional Archaeologists) shall be immediately contacted by the responsible
individual present on-site. When contacted, Community Development Department staff and the
archaeologist shall immediately visit the site to determine the extent of the resources and to develop
proper mitigation measures required for the discovery.
MIN