HomeMy WebLinkAboutStaff Report 3.A 07/18/2005CITY OF PGTALUDIA, CALIFORNIA & A
AGENDA BILL July 18, 2005
Agenda Title: An Application to Amend the Planned Unit District ;
Zoning, Approve a Unit Development Plan and Development
Standards, Approve a Tentative Subdivision Map, and Adopt a
Mitigated Negative Declaration for the Property Known as the Meeting Time: ® 3:00 PM
Martin Farm at 1197 East Washington to Allow the Subdivision of ❑ 7:00 PM
the 1.6 -Acre Parcel into 17 Lots and to Allow the Construction of
16 Homes, the Reuse of the Existing Farm House as Office, and the
Reuse of the Existing Water Tower as an Accessory Dwelling Unit.
A.P. 007-361-022; File No.: 04 -TSM -0379 -CR. (Moore/Robbe)
Continued from June 30, 3005 meeting
Category (check one):
❑ Consent Calendar ® Public Hearing ❑ New Business
❑ Unfinished Business
❑ Presentation
Department:
Director:
Contact Person:
Phone Number:
Community
Mike Moore,
Tiffany Robbe,
778-4301
Development
Director
r�,
Associate Planr�f�
Cost of ProDosal: N/A
Account Number: N/A
Amount Budgeted: N/A
Name of Fund: N/A
Attachments to Agenda Packet Item:
1. Applicant's Response to Council Comment, dated June 5, 2005
2. Draft Resolution Adopting a Mitigated Negative Declaration
3. Draft Ordinance Adopting a Planned Unit District Amendment, Unit Development Plan, and Revised
PUD Development Standards
4. Draft Resolution Adopting the Tentative Subdivision Map
5. Plans dated July 5, 2005 (City Council members only)
Entire Plan Set at reduced size & Key Sheets (A1.2, 5, and 10) at full size
Summary Statement:
After two hearings, the Planning Commission forwarded a positive recommendation on the Martin Farm
Subdivision to the City Council. At their regular June 201h meeting, the City Council reviewed and
continued the project, due both to the late hour and in order to give the applicant time to respond to Council
comment. The project has since been revised and one lot has been eliminated. The project now proposes
the subdivision of the 1.6 -acre parcel at 1197 East Washington into 17 lots, the construction of 6 attached
and 10 detached homes, the reuse of the existing 1910 Martin farm house as office space, and the reuse of
the existing water tower as an accessory dwelling unit.
Recommended Citv Council Action/Suggested Motion:
The Planning Commission and staff recommend that the City Council 1) adopt a resolution approving a
Mitigated Negative Declaration, 2) adopt an ordinance amending the Planned Unit District and approving
the PUD Development Plan and Development Standards, and 3) adopt a resolution approving the Tentative
Subdivision Map for the "Martin Fane" project.
evlewed by Admin. Svcs.. Dir:
L�TztDate
l I l� faS
Todav's Date:
July 11, 2005
Reviewed by City Attornev:
Date:
Revision # and Date Revised
#
ADDroN Jt by City Manager:
Date:
File Code:
T\CC-City Council\Rcports\MartinFamCC2.doc
CITE' OF PETALUMA, CALIFORNIA
JULY 18, 2005
AGENDA REPORT
FOR
MARTIN FARM SUBDIVISION
EXECUTIVE SUMMARY:
Civil Engineer Steven Lafranchi on behalf of Anton Selkowitz's Historic Properties LCC, is
requesting approval to amend the Martin Historic Planned Unit District (PUD) to allow this project,
to subdivide the 1.6 -acre property at 1197 East Washington Street into 17 lots, to adopt PUD Map
and Development Standards for the "Martin Farm" Subdivision, and to allow the construction of 6
attached and 10 detached homes, the reuse of the existing 1910 Martin farm house as office space,
and the reuse of the existing water tower as an accessory dwelling (granny) unit. This is a revision
from the plan reviewed by Council at their June 20`h hearing, which was for an 18 lot subdivision
with 10 attached and 7 detached homes.
2. BACKGROUND:
On June 28, 2004, Anton Selkowitz's Historic Properties LLC formally submitted the project,
which envisioned the historic Martin house used as office space, the historic water tower converted
to a granny unit, and new single-family residences added behind and to the sides of the historic
buildings.
On March 8, 2005, the Planning Commission held their first hearing on the project. The
Commission was concerned about access to and parking at the project as well as about the intensity
of the site plan layout and continued the project. In response to the Commission's concerns, the
applicant eliminated three of the residential units, which allowed the applicant to makes site plan
modifications including increasing the amount of on-site parking, adding a common play area,
preserving the landscaped yard in front of the Martin house, preserving the two large oak trees and
smaller oaks, and minimizing the number of new structures most proximal to East Washington
Street. Additionally, the applicant proposed alternative access via private Martin Way to public
Ellis Street. At their May 10`h hearing, after reviewing the revised plans, the Planning Commission
recommended the project to the City Council.
The City Council reviewed the project at their regular June 201h meeting. The developer presented
the project, public comment was taken, Council comment was given, and the project was continued
due both to the late hour and in order to give the applicant time to respond to Council comment.
MODIFICATIONS
Since the June 201h hearing and in response to Council comment, the applicant has eliminated one
additional lot; the former lot 12 nearest to where the Highway 101 off -ramp joins East Washington
Street. The elimination of this lot increases the size of the small private park and results in less
demand on the same number of shared/visitor parking spaces. The adjacent house 11 has been
reoriented away from the off -ramp. The applicant has also reduced the overall height of the barn
units (now units 12 and 13) by 2 feet. Thus, the applicant now proposes a 17 -lot Tentative
2
Subdivision Map and 16 new residential units along with the reuse of the existing Martin faun
house and water tower.
APPLICANT RESPONSE
The applicant has prepared a written response to each Council's concerns expressed at the June 20°i
hearing. Staff refers Council directly to this letter, which is Attachment 1, as it constitutes the direct
response to the Council comment of June 20°1
.
STAFF ANALYSIS
Regarding pedestrian access and air quality, staff would like to provide information in addition to
the Attachment 1 letter.
Pedestrian Access, Concern I
In response to concerns of Council and the applicant regarding pedestrian access, staff re -reviewed
this issue. In response to at least one Council member's desire for additional pedestrian access
through the shopping center via Sturcon Way (see the civil/Lafranchi sheets), staff and the applicant
continue to find the access agreement that has been reached with the shopping center owners for a
public sidewalk along East Washington preferable to access at private Sturcon Way. This is
because a sidewalk along East Washington follows a public street, will be a legitimate public
sidewalk, and leads directly to a signalized intersection; whereas Sturcon has none of these benefits.
In response to the applicant's concern that the proposed off-site sidewalk along Martin Way, where
it is adjacent to the Sonoma County Water Agency, maybe impossible to construct at the standard 5
foot width, the City Engineer, reviewed the site conditions and constraints at this location. Due to
these physical constrains, the City Engineer found that a 4 foot wide sidewalk at this location would
be acceptable. Recommended condition 26 has been modified to reflect this.
Air Quality, Concern 2
The State Air Resources Board is developing an Air Quality and Land Use Handbook. It has not
yet been adopted, but this is expected to occur in the near term. Wien it is adopted, it will offer
advisory recommendations to assist local governments in making land use decisions. The draft
document recommends that houses and other sensitive receptors not be sited within 500 feet of a
freeway such as Highway 101. This recommendation does not apply to East Washington or to the
adjacent off -ramp, which have a significantly lower number of daily trips than Highway 101. The
entirety of the Martin project is slightly more than 500 feet from Highway 101, approximately 540
feet; thus, it does comply with the anticipated recommendation of the Air Resource Board.
PUBLIC CORRESPONDENCE
Since the last Council hearing and as of July 111h, no new public comments have been received.
3. ALTERNATIVES:
a. The City Council may accept the recommendation from the Planning Commission to
approve the proposed project with modifications to the conditions of approval.
b. The City Council may deny the request for the PUD amendment, Tentative Parcel Map,
and PUD Development Standards.
4. FINANCIAL IMPACTS:
This is a private development subject to any applicable City Special Development Fees. The ^
project is subject to the cost recovery fee system; therefore, the developer is required to pay all costs {j
associated with processing the application. To date the City has collected $14,522. Approximately
251.5 hours of total staff time at a cost of $12,359.65 has been expended to date. If this project is
ultimately approved, additional staff time will be required to guide the application through the
HCP/SPARC, Final Map, and building permit process; however additional fees will be collected as
specified by the cost recovery fee system and/or at the time new applications (FSM) are filed.
5. CONCLUSION:
The Planning Commission found that the proposed Planned Unit District (PUD) amendment, PUD
Map and Development Standards, and Tentative Subdivision Map for the "Martin Fann"
Subdivision would not create any new significant environmental impacts and that the proposed
project is consistent with the General Plan, the Zoning Ordinance, and the Municipal Code. The
Planning Commission recommends that the City Council approve the project, with conditions.
6. OUTCOMES OR PERFORMANCE MEASUREMENTS THAT WILL IDENTIFY SUCCESS OR,
COMPLETION:
N/A
7. RECOMMENDATION:
After Council finds that their comments have been adequately addressed, the Planning Commission
recommends that the City Council introduce an Ordinance amending the Martin PUD and
approving a unit development plan and PUD Development Standards, adopt a resolution for a
Mitigated Negative Declaration, and approve a Resolution for a 17 -lot Tentative Subdivision Map
to allow the construction of 16 new single-family homes and the reuse of the Martin house and
water tower.
s*c/reports/MartinramsCC2.doc /I
T_SV
iI1Ct
Citv Council Meetine Response
Project: Martin Historic Properties
Date: July 5, 2005
Architectural Design & Restoration
Rick Dtereton and Church Hildreth, Architects
1197 E. Washington Street, Petaluma, CA 9.{952
707-; 78-7232,707-7778 1096 fax
%�v.adr-petatuma.com
t.'!
The City Council in their meeting of June 20, 2005 reviewed the Martin Farm,
Subdivision. As a result of that review we have revised the attached drawings to
incorporate their suggestions and concerns. We have listed the areas of concern below,
with an explanation of the revision or response. Concerns of the Council are shown in
italics.
1. Pedestrian access through Sturcon Way. The Developers have had extensive
talks with the Owners of the shopping center concerning vehicle and
pedestrian access thru the easement on Sturcon Way. Because the shopping
center Owners are opposed to any access, vehicular or pedestrian, and because
the Planning Commission believed the preferred access was along East
Washington this is where we have proposed it.
2. Concern of air quality for units 11 and 12 being too close to the freeway. We
have measured the distance from the property to the freeway and have found
that it is over 500' away. Because of this distance we do comply with the
recommended setback for residential units regarding this issue.
3. Noise from freeway offramp adjacent to units 11 and 12. We have eliminated
unit 12 from this area and reoriented unit 11 to direct the living areas and
bedrooms away from the off ramp. We have also prepared a site section
showing the relationship of unit 11 to the off ramp. Refer to B/A1.2. The new
plan and section have been reviewed by Richard Rodkin of Illingworth &
Rodkin and found to meet their criteria for sound levels.
4. Play area size. With the elimination of unit 12 we were able to extend the play
area in the north-east direction. This area has increased 20%, from 2,000 sf to
over 2,500 sf
5. Questions concerning parking. This issue was discussed at the hearing and we
believe, as does staff, that there is adequate parking. The additional area
gained at the site due to the elimination of unit 12 has been designated as part
of the play area. It would be possible to take some of this space for parking if
the Council believes that would be more appropriate. The 3 parking spaces
designated for unit 12 were eliminated along with the unit. Since the shared
parking has remained unchanged, the net result is an increase since fewer
units now share the same amount of parking.
6. Historic nature of barn units. There was some discussion of the barn units and
their relationship to the Martin Residence and water tower. We have looked at
the proportions of the barn units and modified the foundation from a raised
floor to slab on grade in order to be more consistent with the proportions of
the original barn. This has reduced the overall height by approximately two
feet.
Attachment 1
J
u . r %41,,, .
111'Gl1'G](I%
Architectural Design S Restoration
Pick Dreietou and Church Hildreth, Abchilecis
u97 E. Washington Street, Petaluma, CA 94952
707-778-7232,707-778-m96 7oi-778-m96 fax
%kry .adr-petalmna.com
Should the water tower lot be combined with the Martin residence? The
Developer has researched this possibility and would prefer to keep the water
tower with the barn units. If the water tower (residential use) were to be part
of the Martin House (commercial use) then it would be more of a studio
dwelling instead of a granny unit. Because of the existing footprint it seems to
work better as an accessory dwelling rather than a stand alone unit. We have
also been told that it would be much more difficult to obtain an SBA loan on
the property if it has a residential unit attached. We believe that the future use
and appearance of the tower can be preserved with the proper use of CC&R's
on the property.
We have tried to address all of the issues from the June 20'h meeting. We believe that the
plan has evolved and improved because of these revisions. We look forward to our
upcoming meeting with the Council.
Sincerely,
Rick Brereton
Architect
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
i8
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
DRAFT
RESOLUTION NO. N.C.S.
APPROVAL OF A MITIGATED NEGATIVE DECLARATION FOR THE
MARTIN FARM SUBDIVISION
AT 1197 EAST WASHINGTON STREET AND PRIVATE MARTIN CIRCLE; APN
007-361-022
WHEREAS, an Initial Study of potential environmental impacts was prepared and the results of the
study indicated that the proposed Martin Farm subdivision project, as mitigated, will not cause any
significant adverse environmental impacts; and
WHEREAS, the Planning Commission of the City of Petaluma held public hearings on March 8 and
May 10, 2005, on the subject application, heard testimony, and concluded that the findings and
conditions as amended were adequate and recommended to the City Council approval of the
proposed development; and
WHEREAS, the City Council considered the Martin Farm subdivision proposal on June 20 and Jilly
18, 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 Mitigated Negative
Declaration subject to the following Findings and Mitigation Measures:
1. An Initial Study was prepared and demonstrated that there is no substantial evidence that
supports a fair argument that the project, as conditioned, would have a significant effect on
the environment. A Mitigated Negative Declaration was drafted to avoid or reduce to a level
of insignificance, potential noise, biological, transportation/traffic, and historic resource
impacts generated by the proposed project.
2. The project does not have the potential to have a significant adverse impact on wildlife
resources as defined in the State Fish and Game Code, either individually or cumulatively and
is not exempt from Fish and Game filing fees.
3. The project is not located on a site listed on any Hazardous Waste Site List compiled by the
State pursuant to Section 65962.5 of the California Government Code.
4. The Planning Commission reviewed the Initial Study and considered public comments before
making a recommendation on the project.
5. That a Mitigation Monitoring Program has been prepared to ensure compliance with the
adopted mitigation measures.
6. The record of proceedings of the decision on the project is available for public review at the
City of Petaluma Planning Division, City Hall, 11 English Street, Petaluma, California.
Mitigation Measures
All mitigation measures, as identified in the Initial Study for the Martin Farm subdivision proposal,
are herein incorporated (Attachment .`, Initial Study). Attachment 2
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
DRAFT
ORDINANCE NO. N.C.S.
APPROVAL OF A PLANNED UNIT DISTRICT AMENDMENT AND APPROVING
THE UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS FOR THE
MARTIN FARM SUBDIVISION
TO ALLOW FOR THE DEVELOPMENT OF THE AT
1197 EAST WASHINGTON STREET AND PRIVATE MARTIN CIRCLE;
APN 007-361-022
WHEREAS, by Ordinance No. 2088 N.C.S. on May 19, 1999, Assessor's Parcels 007-361-022 was
rezoned from R-1:6,500 (One -Family Residential District) to a Planned Unit District (PUD) with a
Historic Overlay; and
WHEREAS, by action taken on May 10, 2005, the Planning Commission considered the current
Martin Farm proposal and forwarded a recommendation with conditions to the City Council to amend
the previously established PUD and approve the modified PUD Development Standards and the PUD
Map to allow the Martin Farm Subdivision; 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 Martin Farm subdivision; and
WHEREAS, the City Council held a public hearing on the proposed project on June 20 and Jule 18,
2005 and, after giving notice of said hearing, in the manner, for the period, and in the form required
by Ordinance No. 1072 N.C.S., as amended; and
WHEREAS, the City Council has reviewed the proposed amendment to the Martin PUD and the
Martin Farms Unit Development Plan and PUD Development Standards;
NOW, THEREFORE BE IT RESOLVED that the City Council approves the PUD Zoning
Amendment subject to the following Findings, Conditions, and Mitigation Measures:
1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to amend the Planned Unit
District to allow the Martin property to develop as proposed rather than as a business park is
consistent with the Petaluma General Plan. The PUD Amendment will result in a more
desirable use of land and a better physical environment than would be possible under any single
zoning district or combination of zoning districts. The proposed 4-7 16 residences and the use of
the existing house as an office complies with the General Plan designation of the site as Mixed
Use, which allows a combination of residential, commercial, and retail uses. The proposed
density of 41-410.7 dwelling units per acre would be compatible with the range allowed by the
Mixed Use designation as,
Attachment 3
I
I a. The project provides measurable community benefit in that it retains the historic Martin
2 house and water tower while allowing residential opportunities that are architecturally
3 compatible with the existing property (thus, furthering General Plan goals), and
4 b. Infrastructure, services, and facilities are available to serve the increased density, and
5 C. The Historic and Cultural Preservation/Site Plan and Architectural Review Committee
6 process will ensure superior design ensures an attractive, comfortable and healthy living
7 environment.
8
9 2. The proposal is consistent with the Zoning Ordinance in that it incorporates the policies and
10 guidelines of the Historic Article 17 as well as Planned Unit District Article 19A.
11
12 3. The public necessity, convenience and general welfare clearly permit and will be furthered by
13 the proposed amended PUD zoning in that the amended zoning designation will result in
14 residential and office uses that are appropriate and compatible with the existing surrounding
15 uses. The project plans present a unified and organized arrangement of lots and public streets,
16 appropriate to adjacent and nearby properties. Proposed landscaping would further ensure
17 compatibility. The proposed project would also require review and approval by the Historic
18 and Cultural Preservation/Site Plan and Architectural Review Committee.
19
20 4. The requirements of the California Environmental Quality Act (CEQA) have been satisfied
21 through the preparation of an Initial Study and the drafting of a Mitigated Negative Declaration
22 to avoid or reduce to a level of insignificance potential noise, biological, transportation/traffic,
23 and historic resource impacts generated by the proposed project. In compliance with the
24 requirements of the California Environmental Quality Act, an Initial Study was prepared for
25 amendment to the PUD zoning at the property. Based upon the Initial Study, a determination
26 was made that no significant environmental impacts would result. A copy of this notice was
27 published in the ArRus Courier and provided to residents and occupants within 500 feet of the
28 site, in compliance with CEQA requirements.
29
30 5. The property at 1197 E. Washington Street is a historic resource, contributes to Petaluma's
31 heritage, and enhances its character. The Martin house, water tower/pump house, bam, and
32 tack house all contribute to the historic significance of the property. The proposed project is
33 generally consistent with Zoning Article 17, as it would avoid adverse affects to the exterior
34 architectural characteristics of the Martin farm house and the water tower/pump house; the two
35 most visually prominent structures on the property. Retention and rehabilitation of these two
36 structures would be sufficient for the historic resource to continue to be considered historically
37 significance for CEQA purposes as it would continue to appear to be eligible for listing in the
38 National Register or as a City landmark. Mitigation measures are adopted to reduce the
39 development impact to a less -than -significant level. The Historic District Overlay (H) hereby
40 applies to the Martin house and water tower parcels (lots 14 and 19 13 and 17) and these lots
41 shall be subject to the control and standards contained in Article 17 of the Petaluma Zoning
42 Ordinance. The PUD Development Standards for the site as a whole specify the re -use of the
43 two historic structures and require that all new development be compatibility with the historical
44 character of the Martin site.
45
46 All conditions of the Martin Farm Tentative Subdivision Map and all mitigation measures as
47 identified in the Initial Study for the Martin Farm subdivision proposal, are herein incorporated.
48
49 NOW, THEREFORE BE IT RESOLVED that the City Council approves the Unit Development Plan
5o and PUD Development Standards subject to the following Findings, Conditions, and Mitigation
51 Measures: jI
2
3
4
5
6
7
8
9
to
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
The Unit Development Plan, including the Development Standards, will result in appropriate
and compatible uses in the district.
2. The PUD is proposed on property which has suitable relationship to one or more thoroughfares
(East Washington Street and Ellis Street), and that said thoroughfares are adequate to carry any
additional traffic generated by development, as demonstrate by the Traffic hnpact Study.
3. The plan for the proposed development presents a unified and organized arrangement of
buildings and service facilities which are appropriate in relation to adjacent or nearby
properties, and that provisions for adequate landscaping and screening are included to ensure
compatibility. Conditions have been incorporated requiring design and development standards
that are compatible with neighboring developments.
4. The natural and scenic qualities of the site are protected, with adequate available public and
private spaces designated on the Unit Development Plan.
5. The development of the subject property in the manner proposed by the applicant, and as
conditioned, will not be detrimental to the public welfare, will be in the best 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. The density standard under the
proposed Development Standards will be 444 10.7 dwelling units per acre which is appropriate
for the site and consistent with the General Plan, as found above.
6. The requirements of the California Environmental Quality Act (CEQA) have been satisfied
through the preparation of an Initial Study and the drafting of a Mitigated Negative Declaration
to avoid or reduce to a level of insignificance, potential impacts generated by the proposed
Martin Farm Subdivision/Planned Unit District.
7. The project, as conditioned per the resolution approving the Tentative Subdivision Map
(Resolution No. __J complies with the applicable provisions of the Municipal Code and the
General Plan.
All conditions of the Martin Farm Tentative Subdivision Map and all mitigation measures as
identified in the Initial Study for the Martin Farm subdivision proposal, are herein incorporated.
ID
1 DRAFT
2 RESOLUTION NO. N.C.S.
3
4 APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE
5 MARTIN FARM SUBDIVISION
6 AT 1197 EAST WASHINGTON STREET AND PRIVATE MARTIN CIRCLE;
7 APN 007-361-022
8
9 WHEREAS, by action taken on May 10, 2005, the Planning Commission considered the proposal
10 and forwarded a recommendation to the City Council to approve the Tentative Subdivision Map;
11 and
12
13 WHEREAS, the City Council finds that the requirements of the California Environmental Quality
14 Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption of
15 Resolution No. _ N.C.S., approving a Mitigated Negative Declaration to address the specific
16 impacts of the Martin Farm subdivision; and
17
18 WHEREAS, by Ordinance No. N.C.S., the Planned Unit District of Assessor's Parcel
19 Number 007-361-022 was amended and the Unit Development Plan and PUD Development
20 Standards were adopted, thereby, permitting the Martin Farm project; and
21
22 WHEREAS, the City Council held a public hearing on the proposed project on June 20 and Jule 18,
23 2005, after giving notice of said hearing, in the manner, for the period, and in the form required by
24 Ordinance No. 1072 N.C.S., as amended; and
25
26 WHEREAS, the City Council has considered the Tentative Subdivision Map;
27
28
29 NOW, THEREFORE BE IT RESOLVED that the City Council approves a Tentative Subdivision
30 Map subject to the following Findings, Conditions, and Mitigation Measures:
31
32 1. The proposed Tentative Subdivision Map, as conditioned, is consistent with the provisions
33 of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and the State
34 Subdivision Map Act.
35
36 2. That the proposed subdivision, together with provisions for its design and improvements, is
37 consistent with the General Plan, and will not be detrimental to the public health, safety, or
38 welfare in that adequate public facilities exist or will be installed, including roads,
39 sidewalks, water, sewer, storm drains, and other infrastructure.
40
41 3. That the site is physically suitable for the density and the type of development proposed.
42
43 4. That the design of the subdivision and the proposed improvements will not cause substantial
44 environmental damage, and that no substantial or avoidable injury will occur to fish or
45 wildlife or their habitat. An Initial Study was prepared indicating that there would be no
46 significant, unmitigatable environmental impacts.
47 Attachment 4
I
From the Plasmin¢ Division (778-4301)
2
3
1.
Before issuance of any development permit, the applicant shall revise the site plan or other
4
first sheet of the office and job site copies of the Building Permit plans to list these Conditions
5
of Approval and the Mitigation Measures as notes.
6
7
2.
The plans submitted for building permit review shall be in substantial compliance with the
8
plans date stamped May 23 Judy 5, 2005.
9
10
3.
All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for
11
the Martin Farm project are herein incorporated by reference as conditions of project approval.
12
13
4.
Upon approval by the City Council, the applicant shall pay the $35.00 Notice of
14
Determination fee to the Planning Division. The check shall be made payable to the County
15
Clerk. Planning staff will file the Notice of Determination with the County Clerk's office
16
within five (5) days of receiving Council approval. The State Department of Fish and Game
17
has found that a de minimis determination is not appropriate, and that an environmental filing
18
fee (as required under Fish and Game Code Section 711.4d) must be paid to the Sonoma
19
County Clerk on or before the filing of the Notice of Determination (for fee amount, contact
20
them at 944-5500).
21
22
5.
Historic and Cultural Preservation/Site Plan and Architectural Review Committee shall review
23
site plan design, building and accessory structure design, PUD Development Standards, colors
24
and materials, landscaping, play area, and lighting. SPARC should consider possibly:
25
• Relocating one or more of the visitor parking spaces 12-15 to create more front yard space,
26
■ Improving the bam unit by diversifying it more from the standard unit type,
27
■ Reducing the homogeneity of the unit plan type,
28
■ Improving the parking spaces south of the farm house, and
29
■ Utilizing a low open fence in front of the farm house to define the private space.
30
31
6.
The Martin house shall be structurally rehabilitated (foundation, structural, roofing shall be
32
evaluated and brought up to a sound level) to ensure against the loss to the historic resource.
33
(See also Historic Mitigation Measure h.)
34
35
7.
Prior to submittal of any building permit, the work described in Historic Mitigation Measures
36
f and h (rehabilitation plans for the water tower/pump house and Martin house) shall be
37
completed.
38
39
8.
Prior to certificate of occupancy of 80% of units, the construction described in Historic
40
Mitigation Measures f and h and Condition 6 shall be completed and those permits finaled.
41
42
9.
Prior to Improvement Plan approval, those plans shall be modified so that rolled curbs are
43
only utilized where necessary for fire vehicle access purposes.
44
45
-19.
PF:3F t3 git)' GE,11164 ... .. full S8t Of...,., plete t 7 , 7 « nim .: 31kizs shall ba
46
1 .7 « d- d h i fe i fie ] 6 of r.rt.
grled. The guns shall b3�rp -"" ""�" "" "�"� this staff 1z r '"
47
shall be e8ffeeteg. This grsj3et shallnot be seheduled f ,, r:«,. Gets eil tearing prier to the
48
reeeipt and r-eview ef these plans by staff,
49
12—
1 11. Prior to SPARC review, the plans shall depict enclosed or covered bike parking for one
2 bicycle and a covered exterior bike rack (near the front entrance) for one bicycle at the Martin
3 house/office.
4
5 12. Prior to Building Permit approval, each duplex and single-family unit shall call out a bicycle
6 hanging hook or storage device/area within the secure covered garage space.
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
13. Prior to SPARC review, the plans shall show a bench in front of the Martin house/office.
Specifications on the bench shall also be provided to SPARC.
14. Prior to SPARC review, an exterior lighting plan shall be submitted. Said plan shall include a
detail of the types of all fixtures to be installed for review and approval. All lighting shall be
hooded and project downward, providing a soft "wash" of light. Flood lights are inappropriate,
only low profile light standards and/or wall mounted lights shall be allowed. No lighting on the
site shall create a direct glare into cyclist/pedestrian eyes.
15. Prior to the Building Permit Final on the Martin office, the applicant shall provide to the City
a copy of the simple one-page document they have prepared describing alternatives to driving
and incentives for employees to walk, cycle, or take transit.
16. The applicant and the Homeowners' Association (HOA) shall be required to utilize Best
Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest
Management techniques for the protection of pedestrian/bicyclists. The applicant shall be
required to post signs when pesticide/lierbicide use occurs to warn pedestrians and bicyclists.
17. Prior to SPARC review, the applicant shall provide CDD with a written statement from the
noise consultant stating that the consultant has reviewed the sound wall(s)/fence proposed by
the applicant and found it to satisfy Noise Mitigation Measure a.
18. Prior to certificate of occupancy of 80% of units, all eucalyptus trees approved for removal
shall be removed and all stumps ground.
19. In the event that archaeological remains are encountered during grading, work shall be halted
temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and
to recommend future action. The local Native American community shall also be notified and
consulted in the event any archaeological remains are uncovered.
20. All noise generating construction activities shall be limited to daytime, weekday (non -holiday
hours) 7:30am to 6pm and 9am to 6pm Saturdays.
21. All construction equipment powered by internal combustion shall be properly muffled and
maintained to minimize noise. Equipment shall be turned off when not in use.
22. 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.
23. Construction and demolition debris shall be recycled to the maximum extent feasible in order
to minimize impacts on the landfill. 1 3
l
1 24. Prior to City Council review, the plans shall note a public pedestrian and bicycle access
2 easement over parcel A from the driveway and sidewalk at East Washington Street to the
3 pathway (adjacent to lot 1) to the property line shared with SCWA.
4
5 From the Eneineerine Division (778-4301):
6
7 25. Prior to Final Map approval, the East Washington Street sidewalk easement document shall be
8 recorded on the shopping center site.
9
10 26. Prior to Improvement Plan approval, the plans shall be modified to depict the sidewalk
11 between the Washington Creek apartment parking lot and the SCWA property line as at least
12 5 feet wide or 4 feet wide with the installation of wheel stops.
13
14 27. Prior to Improvement Plan approval, the plans shall be show the sidewalk along East
15 Washington Street as 5 -feet wide.
16
17 28. The site distance at the intersection of Martin Way and Ellis Street shall meet the standard as
18 specified in the traffic report for private driveways. The proposed bulb -outs, stop sign,
19 pedestrian ramps and crosswalk shall be installed.
20
21 29. Vehicular, bicycle and pedestrian access shall be constructed as proposed. Final design shall
22 be subject to review and approval of improvement plans.
23
24 30. Grading shall conform to geotechnical investigation report. Erosion control measures, storm
25 water pollution prevention plan (SWPPP) and notice of intent (NOI) shall be prepared as
26 required by the city and/or jurisdictional authority.
27
28 31. The private street shall be at least 20 -feet wide as proposed. On street parking shall not be
29 allowed except in designated areas as proposed. Red curbs and no parking signs shall be
30 provided. A minimum pavement thickness of 4 -inches shall be provided in the street section
31 of Parcel A.
32
33 32. The sanitary sewer and storm drain system shall be private and privately maintained. The
34 proposed water main shall be public and have a separate 10 -foot wide easement within parcel
35 A with limited utility crossings and subject to review by Water Resources and Conservation.
36 The water main system shall be capable of delivering a continuous fire flow as designated by
37 the Fire Marshal.
38
39 33. Maintenance of the private street, private sanitary sewer, private storm drains and other shared
40 facilities shall require a recorded document.
41
42 34. Easements for shared facilities shall be recorded on the final map.
43
44 35. The common parcel A requires a creation of a Homeowners' Association.
45
46 36. Prepare final map and improvement plans per latest standards, codes, resolution, ordinances
47 and policies.
48
49 From the Building Division (778-4301):
50
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
37. Prior to any (other) building permit issuance, a building permit shall first be issued for the
historic Martin house including all work necessary to make the building comply with CBC
Section 3405 for such division or group of office occupancy (shall be brought up to standards,
including disability and structural). Prior to certificate of occupancy of 80% of units in the
subdivision, all required work on this building shall be finaled.
38. Prior to any (other) building permit issuance, a building permit shall first be issued for the
existing water tower/pump house including all work necessary to make the building comply
with CBC Section 3404 and 3405 for new buildings and the requirements for such division or
group of residential occupancy (shall be brought up to standards, including disability and
structural). Prior to certificate of occupancy of 80% of units in the subdivision, all required
work on this building shall be finaled.
From the Fire Marshal (778-4398):
39. Prior to building permit issuance for the two units at the complete north end of the project
(units 11 and 12), these plans shall depict Iwo this units as "fully fire sprinklered" as
mitigation for fire apparatus tum -around. In all other dwellings, fire sprinkler system designed
and installed in accordance with N.F.P.A. 13-D is required in residential structures; bathrooms
over 55 square feet, closets over 24 square feet, or 3 feet deep, and other attached structures.
These systems shall be calculated for two -head activation for the most remote two heads.
40. A permit is required from the Fire Marshal's Office for the installation of sprinkler system
prior to commencement of work. A minimum of four (4) sets of plans with calculations is
required to be submitted for review, approval, and permit.
41. Painting curbs red shall designate all required fire lanes where parking is not permitted. Where
no curbs exist, signs approved by the Fire Marshal shall be installed.
42. Parking shall be in designated parking spaces only. On -street parking within this project shall
not be permitted except where specified on the civil sheets.
43. Prior to Certificate of Occupancy, post addresses numbers on or near entry door. Numbers to
be a minimum of four inches high with a minimum 3/8" stroke on a contrasting background or
internally lit and must be visible from the street.
44. Prior to Improvement Plan approval, the design details for the speed tables on Sturcon Way
shall be submitted to the Fire Marshal's Office for review and approval.
45. Prior to City Council review, the turn radius at the location where the road from East
Washington intersects the road serving the majority of homes must be R=25.
46. Prior to Improvement Plan approval, provide fire hydrants as required by the Fire Marshal's
office.
47. Prior to approval of Final Map, the applicant shall provide fire flow calculations for review
and approval by the Fire Marshal's Office; minimum fire flow for this project is 1500 gpm at
20 psi residual.
15