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HomeMy WebLinkAboutStaff Report 5.B 08/05/2019DATE: August 5, 2019 TO: Honorable Mayor and Members of the City Council through City Managers FROM: Heather Hines, Planning Manager SUBJECT: Resolution denying the appeal filed by Roxanna Marinak and Anne Windsor and upholding the Planning Commission's approval of Site Plan and Architectural Review for the De Cristo Multi Family Project located at 109 Ellis Street; and Resolution denying the appeal filed by Kenneth Henry and upholding the Planning Commission's approval of Site Plan and Architectural Review for the De Cristo Multi Family Project located at 109 Ellis Street RECOMMENDATION It is recommended that the City Council: • Approve a Resolution denying the appeal filed by Roxamla Marinak and Anne Windsor and upholding the Planning Commission's approval of Site Plan and Architectural Review for the De Cristo Multi Family Project located at 109 Ellis Street; and • Approve a Resolution denying the appeal filed by Kenneth Henry and upholding the Planning Commission's approval of Site Plan and Architectural Review for the De Cristo Multi Family Project located at 109 Ellis Street BACKGROUND Project Description The proposed DeCristo Multi -Family project consists of amulti-family residential development of 13 apartments units, including one unit offered at the very low-income level. Twelve of the proposed units are two-bedroom units, and one unit is a one -bedroom unit. The very low-income unit will be one of the two-bedroom units. The project proposes development of three, three-story buildings and common outdoor areas including an in -ground swimming pool; on-site parking, landscaping, a bioretention/detention basin, and ancillary improvements. Offsite improvements include landscaping improvements along the project's Ellis Street frontage, extension of utility service laterals, and installation of an 8 -foot wide pervious pathway along the site frontage adjacent to Washington Creek. A more in-depth project description and project design narr ative are included in the Planning Commission staff report dated April 9, 2019 (Attachment 4) and the project plans are provided at Page 1 A more in-depth project description and project design narrative are included in the Planning Commission staff report dated April 9, 2019 (Attachment 4) and the project plans are provided at Attachment 10. Additional background information including information regarding the applicable General Plan Sub -Area, General Plan Land Use Designation, zoning regulations, and surrounding site characteristics can also be found at Attachment 4. Project Review and Approvals The project was initially considered by the Planning Commission at a duly noticed public hearing on April 9, 2019 at which time the Planning Commission approved Resolution No. 2019-05 recommending City Council approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the project. At the same hearing the Planning Commission approved Resolution No. 2019-06 recommending City Council approval of the Density Bonus Housing Agreement to increase the density on the property to 18.43 units per acre and provide a concession to decrease the onsite parking provided to 22 spaces. The Planning Commission also provided input and feedback on the project design prior to the project returning for consideration of Site Plan and Architectural Review. At the April 9th hearing the Planning Commission received verbal public comment from 7 people with concerns primarily focused on parking, traffic, and building massing (Attachment 3). On May 6, 2019, the City Council.. considered the project and unanimously approved Resolution No. 2019-58 adopting the project's Mitigated Negative Declaration (MND) and associated Mitigation Monitoring and Reporting Program (MMRP). Additionally, the City Council unanimously approved Resolution 2019-57 approving the Residential Density Bonus Housing Agreement associated with the proposed residential development to allow an increased density of 18.43 units per acre and a parking concession to decrease the onsite parking to 22 spaces. At the May 6th hearing the City Council received verbal public comment from 4 people with concerns focused on parking, traffic, building massing, and access to Washington Creek. In addition to approval of the resolutions referenced above, the City Council provided feedback to the Planning Commission to consider as part of their SPAR review. City Council comments did not represent a consensus of the Council, but rather suggestions for the applicant and Planning Commission to consider as part of the SPAR discussion. • Consider a condition of approval to prohibit construction vehicles on Martin Circle • Consider a condition of approval to limit the use of garages to vehicle parking. • Consider providing a shadow study to ascertain potential shadow impacts on neighboring properties. There was not a consensus of the Council regarding this comment and in fact at least one Council member specifically thought this unnecessary given the placement, setbacks, and solar orientation of the proposed buildings. On June 25, 2019 the Planning Commission considered the project's SPAR request at a duly noticed public hearing. Both appellants, Johanna Marinak and Kenneth Henry provided public comment to the Planning Commission regarding parking, massing and design character, and access on Martin Circle (Attachment 5). Page 2 After receiving public testimony, the Planning Commission unanimously approved Resolution No. 2019-11 approving SPAR for the De Cristo Multi Family Project. The approval resolution included the following specific conditions of approval in response to feedback from the City Council, public testimony, and green building features proposed by the applicant. 6. No vehicles associated with the development of the property may traverse or park on Martin Circle, a private drive. Furthermore, no staging of construction activities may occur on Martin Circle. 7. A minimum of two garages shall contain electric vehicle charging stations while the remainder of the garage spaces shall include, at a minimum adequate electrical wiring (240 volt or as otherwise adequate to accommodate a Type 2 electrical vehicle charger) for electric vehicle charging purposes. Staff shall review the project's plans at the time of building permit for conformity to this condition. 23. Plans submitted for building permit shall illustrate roof mounted solar covering the maximum roof area available after roof mounted equipment and screening. 24. Plans submitted for building permit shall include a revised site plan that includes a caution sign or stop sign for vehicles exiting the site onto Ellis Street. 25. Plans submitted for building permit shall illustrate all electric buildings with the exception of water heating. The applicant is strongly encouraged to construct an all -electric project to the maximum extent feasible. 26. Lease language for individual units shall include restrictions on storage in the garages to ensure the ability to accommodate vehicle parking. The full Planning Commission hearing from June 25, 2019 is available at the following link: http:petaluma.granicus.com/MediaPlaphp?view id=31&clipoid=2741 DISCUSSION Two timely appeals were filed of the Planning Commission's approval of SPAR for the De Cristo Multifamily project. One appeal, filed by Roxanna Marinak and Anne Windsor, was received on July 3, 2019 (Attachment 7) and a second appeal was filed by Kenneth Henry on July 8, 2019 (Attachment 8). The following outlines the issues raised in each of the two appeals separately, as well as staff responses to each appeal issue. Marinak/Windsor,Agpeal Appeal Issue #1: The appellants, who live at 101 Ellis Street immediately true west of the project site, believe that the proposed project will cause morning shadow impacts on their backyard areas and will reduce the amount of sunlight that their units receive. The appellants request that a shadow study be prepared to show likely shadow impacts of the project on the neighboring property. Page 3 Staff Response: Existing regulations do not require a shadow study as part of the standard development review process. There are some residential Planned Unit Developments (PUD) that specifically require that shadow studies be submitted as part of SPAR consideration. However, the De Cristo project is located in the R4 zoning district and not within a residential PUD with unique requirements. Additionally, there have been isolated projects where the Planning Commission requested project level shadow analysis to understand potential impacts to be able to make the required SPAR findings related to harmony with surrounding development. The Planning Commission did not require a shadow study in order to evaluate and approve the SPAR for the De Cristo project and was able to make all required SPAR findings as outlined in the approving resolution. The proposed project meets all applicable development review standards for the R4 zoning district as outlined in the Implementing Zoning Ordinance (IZO), including building height and setbacks. While the request for a shadow study was made at both the Planning Commission and City Council hearings, there was not a specific requirement placed on the project to generate such analysis and the applicant did not submit the additional information voluntarily. While there was discussion at the SPAR hearing regarding the neighbor's request for a shadow study, the majority of the Commission indicated that a shadow study was not necessary due to the solar orientation of the project in relation to neighboring sites and the large side building setbacks (31 feet from the property at 101 Ellis Street, 17 feet -10 inches on the other side setback). While Commission Wolpert expressed his opinion that a shadow study should be required for all similar projects, no other member of the Commission expressed that sentiment and the project's SPAR was ultimately approved unanimously by the Planning Commission without a shadow study. The issue of the shadow study requirement was also discussed at the City Council meeting on May 65 2019. As previously mentioned, one Council comment encouraged the applicant to prepare a shadow study to ascertain potential shadow impacts of the project on neighboring properties. There was not a consensus of the Council regarding this comment and in fact at least one other Council member specifically thought this unnecessary given the placement, setbacks, and solar orientation of the proposed buildings. Planning Commission Resolution No. 2019-011 includes finding related to the siting of the proposed buildings on the property, including: i. No one building placement style is reflected in the immediate neighborhood. Adjacent and nearby multi -family residential developments tend to be located deep into their respective properties with front and side setbacks. The project has been sited to reflect the siting of other residential structures in the neighborhood through setbacks and building placement on the site. The proposed buildings maintain side setbacks and a front setback that both approximate the setbacks of other structures in the area. Accordingly, the siting of the structure on the property has been designed to respond to the siting of other structures in the neighborhood and with the project environs. v. A number of the other multi -family residential structures in the area contain greater horizontal building dimensions as compared to the subject project, including the elementary school located immediately across the street from the project site. Side setbacks of 31 feet and 17 feet, 10 inches have been respectively provided to move the bulk of the buildings to center of the site so as to provide relief to neighboring properties. The heights of the proposed buildings are one story taller than the adjacent residential structures to the north and south; however, the proposed buildings are not substantially taller than the immediately adjacent development. Additionally, an existing three-story, multi -family residential development can be found approximately 160 feet south of the project site. The colors of other structures in the neighbor are eclectic and no one color or color pattern is prevalent. Overall, the project will utilize more muted tones to blend4n. For all these reasons, the project's bulk, height, and color is compatible with the immediate neighborhood. Appeal Point #2: The appellants express a concern that the project was approved with inadequate onsite parking with only 12 parking spaces. Staff Response: The project as approved through SPAR and including the requested parking concession through the density bonus housing agreement, includes 22 onsite parking spaces to accommodate the 13 apartment units. Staff did contact Ms. Marinak to clarify this issue prior to the appeal hearing. Henry Appeal Appeal Point #1: The appellant requests that a condition of approval be added to the SPAR approval that prohibits vehicle access associated with the development of the project on Martin Circle. Staff Response: Condition #6 of approved Planning Commission Resolution No. 2019-11 states No vehicles associated with the development of the property may traverse or park on Martin Circle, a private drive. Furthermore, no staging of construction activities may occur on Martin Circle". This special condition was added to the SPAR resolution as recommended by the City Council and as requested by Mr. Henry during public comment at both the Planning Commission and City Council hearings. The applicant did not object to this special condition as part of the SPAR approval. Staff did contact Mr. Henry to clarify this issue prior to the appeal hearing. Appeal Point #2: The appellant also request that a condition of approval be added to the SPAR approval to add a deed restriction for apartment tenants and their guest that restricts access through Martin Farms PUD. Staff Response: Martin Circle is a private roadway approved as part of the Mart in Farms Planned Unit District subdivision. The roadway includes a public easement for pedestrian and bicycle access but does not allow for vehicular access not associated with the owners and guests of the Martin Farms Planned Unit District. Only public pedestrian and bicycle access is allowed on Martin Circle for those who live outside of Martin Farms. The condition requested by the applicant is not necessary to limit or enforce vehicular use on the existing roadway. It is not the responsibility of the project applicant to enforce the private covenant Page 5 associated with the Martin Farms development. Nor would a disclaimer to tenants of the De Cristo project that Martin Circle is a private roadway obligate the applicant to enforce the access restrictions on that private roadway. City Council Action on the Appeals Considerations in Section 24.010(G) of the IZO specifies that in considering an appeal of the Planning Commission the City Council may affirm, affirm in part, or reverse the Planning Commission' s action, determination, or decision that is the subject of the appeal. Based on all the information in the record, it is recommended that the City Council deny the appeals and uphold the Planning Commission's approval of the DeCristo Multi -Family SPAR. PUBLIC COMMENT The applicant held a neighborhood outreach meeting on February 21, 2019 consistent with City Council Resolution No. 20184 07 N.C.S. The meeting was held from 6:00 p.m. to 8:00 p.m. at the Community Center. The meeting was attended by 17 people. All property owners and occupants within 1,000 feet of the project site were notified of the meeting. A summary of the meeting from the project applicant and comments from the meeting can be found in Attachment 4. Each public hearing associated with the De Cristo Multi Family project, including the Planning Commission hearing on April 9, 2019, the City Council hearing on May 6, 2019, and the Planning Commission hearing on June 25, 2019, were noticed in the Argus Courier and mailed notices were sent to all property owners and occupants within a 1,000 foot radius at least 10 days prior to each meeting. A public hearing sign was installed on the site consistent with City Council Resolution No. 2018-107 N.C.S. prior to each hearing. The August 5, 2019 appeal hearing was noticed through publication in the Argus Courier on July 253 2019. Mailed notice was sent to all property owners and occupants within 1,000 feet of the project site at least ten days prior to the hearing. Additionally, a public hearing sign was installed on site consistent with City Council Resolution No. 2018407 N.C.S. All public comment lett ers regarding the project received prior to publishing of this staff report have been included in Attachment 90. ENVIRONMENTAL REVIEW A Draft Initial Study was prepared in compliance with the California Environmental Quality Act on March 19, 2019. A Notice of Intent to adopt a Mitigated Negative Declaration was distributed and posted with California State Clearing House and the Sonoma County Cleric's Office on March 22, 2019, initiating a 30 -day comment period. The proposed project was determined that it could result in potentially significant impacts related to Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hydrology, and Noise. The Initial Study found that project impacts would be mitigated to a less -than -significant level through implementation of recommended mitigation measures or through compliance with existing Municipal Code requirements or City standards. The applicant has agreed to implement the mitigation measures identified and contained in the project's Mitigation Monitoring and Reporting Program. The City Council approved a resolution (Attachment 4) adopting the project's gated Negative Declaration and Mitigation Monitoring and Reporting Program on May 6, 2019. A Notice of Determination was filed with the Sonoma County Cleric and with the State Office of Planning and Research on May 10, 2019 and was refiled on July 2, 2019, subsequent to the Planning Commission's approval of the project's SPAR. ATTACHMENTS 1. Draft Resolution denying the Marinak/Wincisor Appeal 2. Draft Resolution denying the Henry Appeal 3. Planning Commission Minutes, April 9, 2019 4. Planning Commission Staff Report dated June 25, 2019 with all attachments 5. Planning Commission Minutes dated June 25, 2019 6. Planning Commission Resolution No. 2019-11 7. MarinalcVindsor Appeal Letter dated July 3, 2019 8. Henry Appeal Letter dated July 8, 2019 9. Public Comment Letters 10. Project Plans Page 7 ATTACHMENT 1 RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL DENYING THE APPEAL FILED BY ROXANNE MARINAK AND ANNE WINDSOR AND UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF SITE PLAN AND ARCHITECTURAL REVIEW FOR THE DE CRISTO MULTI -FAMILY PROJECT LOCATED AT 109 ELLIS STREET APN: 007-361-003 FILE NO. PLAP-19-0005 WHEREAS, Jerry A. Kler submitted, ori behalf of property owner , an application for Site Plan and Architectural Review for the construction of a new multi -family residential project containing three, three-story buildings comprised of 13 residential units, 22 off-street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-361-003) (the "Project"); and WHEREAS, the application also included provision of one unit at the very low income household threshold and a request for a Residential Density Bonus to allow an increase in density to 18.43 units per acre and an associated concession to decrease onsite parking for the Project; and WHEREAS, at a duly noticed public hearing on April 9, 2019, the Planning Commission adopted Resolution Nos. 2019-05 and 2019-06 recommending the City Council approve the Mitigated Negative Declaration and Density Bonus Housing Agreement for the Project; and WHEREAS, at a duly noticed public hearing on May 6, 2019, the City Council considered all written and oral public testimony, the Planning Commission recommendations, and the administrative record for the Project and approved Resolution No. 2019-058 N.C.S adopting a Mitigated Negative Declaration (MND) for the Project; and WHEREAS, also at the duly noticed public hearing on May 6, 2019, the City Council approved Resolution No. 2019-057 N.C.S., approving a Residential Density Bonus Agreement for the Project; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review for the Project on June 255 20195 at which time all interested parties had the opportunity to be heard and the Planning Commission approved Resolution No. 2019-11 for the Project and including conditions of approval; and WHEREAS, on July 3, 2019, Roxanna Marinak and Anne Windsor filed an appeal to the City Council of the Planning Commission's approval of Resolution No. 2019-11 approving Site Plan and Architectural Review for the DeCristo Multi -Family project; and WHEREAS, public notice of the appeal hearing before the City Council was published in the PetalumaArgus-Courier and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law; and 1-1 WHEREAS, a staff report dated August 5, 2019, and incorporated herein by reference analyzed the appeal; and WHEREAS, the City Council considered the appeal at a noticed public hearing on August 5, 2019, at which time all interested parties had the opportunity to be heard. NOW THEREFORE BE IT RESOLVED that on August 5, 2019 the City Council fully considered all evidence presented before it and at the duly noticed public hearing regarding this matter, and on the basis of the staff report, testimony, and other evidence, and the record of proceedings herein, denies the appeal of Roxana Marinak and Anne Windsor filed with the City Clerk on July 3, 2019 and upholds the Planning Commission's approval of Resolution 2019-11 approving Site Plan and Architectural Review for the De Cristo Multi -Family project located at 109 Ellis Street and incorporates the Conditions of Approval as outlined in Exhibit 1 to Planning Commission Resolution 2019-11. BE IT FURTHER RESOLVED that the City Council adopts the following findings for the denial of the appeal, as supported by the record of proceedings and pursuant to the associated Conditions of Approval: 1. The foregoing recitals are true'and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the City Council makes the following findings: California Environmental Qualit�Act a. This Site Plan and Architectural Review application is consistent with the project analyzed in the MND adopted by City Council on May 6, 2019 via Resolution No. 2019-058 N.C.S. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to this application as conditions of approval, as provided below. No additional environmental review is required since: (a) there have been no substantial changes to the project; (b) there have been no substantial changes to the circumstances under which the project is being undertaken; and (c) there is no new information, which was not known and could have been known at the time the MND was adopted, that has become available. General Plan b. The Project is consistent with the General Plan 2025 Medium Density Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single-family and multi -family housing at a density of 8.1 to 18.0 units/acre. c. The Project is, for the reasons discussed in the June 25, 2019 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-2 (Efficient Land Use), Policy 1-P-6 (Encourage Mixed -Use Development), Goal 2-G-3 (Payran-McKinley Neighborhood Character), Policy 4-1`4.0 (Creek Setbacks), Policy 5-1`45 (Bikeway Implementation), Policy 5-P-26 (Creek Trail Access), and Housing Element Policies 1.1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 1-2 (Affordable Housing Production), Implementing Zoning Ordinance d. The Project is consistent with all development standards of a 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. e. The project is consistent with Implementing Zoning Ordinance §24.010 —Site Plan and Architectural Review, in that all required findings found in §24.010(G) can be made as follows: i. The exterior building materials are proposed to be contemporary in nature and minimal in number in a reflection of the project's overall modern design. Smooth -troweled stucco, metal bands, metal mesh, and board -formed concrete are proposed. These materials are high-quality materials and provide harmony and proportion of the overall design as the materials will be utilized in the same fashion across all three proposed buildings. ii. The project site is located on a block within central Petaluma that features disparate residential architectural styles. The project's overall character expresses a modern, contemporary aesthetic, which is appropriate given the eclectic building style and character of the buildings in the project vicinity. iii. No one building placement style is reflected in the immediate neighborhood. Adjacent and nearby multi -family residential developments tend to be located deep into their respective properties with front and side setbacks. The project has been sited to reflect the siting of other residential structures in the neighborhood through setbacks and building placement on the site. The proposed buildings maintain side setbacks and a front setback that both approximate the setbacks of other structures in the area. Accordingly, the siting of the structure on the property has been designed to respond to the siting of other structures in the neighborhood and with the project environs. V. No new signage is proposed as part of the application. Therefore, this fi nding is not applicable. v. A number of the other multi -family residential structures in the area contain greater horizontal building dimensions as compared to the subject project, including the elementary school located immediately across the street from the project site. Side setbacks of 31. feet and 17 feet, 10 inches have been respectively provided to move the bulls of the buildings to center of the site so as to provide relief to neighboring properties. The heights of the proposed buildings are one story taller than the adjacent residential structures to the north and south; however, the proposed buildings are not substantially taller than the immediately adjacent development. Additionally, an existing three-story, multi -family residential development can be found approximately 160 feet south of the project site. The colors of other structures in the neighbor are eclectic and no one color or color pattern is prevalent. Overall, the project will utilize more muted tones to blend - in. For all these reasons, the project's bulk, height, and color is compatible with the 1-3 immediate neighborhood. vi. The preliminary planting plan includes a variety of differing tree species, shrubs, perennials, groundcover, and vines. Trees and other landscaping will be planted along the perimeter of the subject property, in courtyard areas between the buildings, and in common open space areas. All proposed planting species require very low to moderate water use. A green wall with planting trays is proposed on the street -facing fagade of the west -most building. For all these reasons, the project includes landscaping to approved city standards and preserves existing trees wherever possible. All six existing trees are proposed for removal as retention of the trees is not possible with the proposed development. One of the trees is already dead and none of the trees are considered protected trees. vii. The project's ingress, egress, internal circulation for bicycles and automobiles, off-street automobile and bicycle parking facilities, and pedestrian ways promote safety and convenience and conform to City standards. On-site pedestrian and bicycle circulation areas will be physically separated from the vehicular circulation areas so as to minimize any potential conflicts between pedestrians/bicyclists and vehicles. The proposed vehicular parking spaces will meet the minimum requirements of the IZO, while the bicycle parking spaces will exceed the standards of the IZO. Furthermore, the Fire Department has indicated that it will have adequate emergency access to the site. For these reasons, the project provides a safe circulation environment which conforms to city standards. 3. Based on its review of the entire record herein, including the August 5, 2019 City Council staff report, all supporting, referenced, and incorporated documents, and all comments received, the City Council hereby denies the appeal and upholds the Planning Commission's approval of Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. 1-4 SPAR CONDITIONS OF APPROVAL DeCristo Multi -Family Project Located at 109 Ellis Street APN: 007-361-003 File No. PLSR48-0030 Planning Division . EXHIBIT 1 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with plans on file with the Planning Division and date stamped December 3, 2018, and as revised on April 29, 2019 except as modified by these conditions of approval. 2. At Building Permit issuance, the applicant shall provide the City with an electronic copy of final/approved plans in PDF format on either a CD or USB drive. 3. All mitigation measures contained in the associated Mitigated Negative Declaration/Mitigation Monitoring and Reporting Program shall be incorporated by reference herein. 4. The project must satisfy all provisions of the associated Residential Density Housing Agreement recorded under instrument number 2019038426. 5. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and/or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.010. 6. No vehicles associated with the development of the property may traverse or park on Martin Circle, a private drive. Furthermore, no staging of construction activities may occur on Martin Circle, 7. A minimum of two garages shall contain electric vehicle charging stations while the remainder of the garage spaces shall include, at a minimum adequate electrical wiring (240 volt or as otherwise adequate to accommodate a Type 2 electrical vehicle charger) for electric vehicle charging purposes. Staff shall review the project's plans at the time of building permit for conformity to this condition. 8. The fire detector check valve shall be screened from public view within the ground -fl oor trash room of Building A. Additionally, the project's transformer shall be located at the rear of the property near the north east corner and shall be screened by landscaping to the extent feasible. Staff shall review the project's plans at the time of building permit for conformity to this condition. 9. A Construction Phase Recycling Plan that addresses recycling of major waste generated by demolition and construction activities must be submitted and reviewed to the satisfaction of the Planning Manager prior to the commencement of demolition and construction activities. 10. Prior to issuance of the Certificate of Occupancy, all applicable development impact fees shall 1-5 be paid. 11. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted. 12. Prior to the issuance of any construction permits, these conons of approval shall be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 13. Both construction and post -construction business operations shall comply with all performance standards of Implementing Zoning Ordinance Chapter 21. 14. A11 lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and pedestrians' eyes and/or light pollution onto adjacent properties and must be consistent with all performance standards of Implementing Zoning Ordinance Chapter. 15. Bicycle racks shall comply with size dimensions and location/installation requirements outlined in the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure. 16. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 17. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices (BMPs) regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 18. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 19. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. 20. No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 21. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints. Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 2Le The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. 23. Plans submitted for building permit shall illustrate roof mounted solar covering the maximum roof area available after roof mounted equipment and screening. 24. Plans submitted for building permit shall include a revised site plan that includes a caution sign or stop sign for vehicles exiting the site onto Ellis Street. 25. Plans submitted for building permit shall illustrate all electric buildings with the exception of water heating. The applicant is strongly encouraged to construct an all -electric project to the maximum extent feasible. 26. Lease language for individual units shall include restrictions on storage in the garages to ensure the ability to accommodate vehicle parking. Public Works &Utilities Department 27. Prior to issuance of a Grading Permit the City shall receive documentation from the Sonoma County Water Agency of their review, approval, and issuance of a SCWA Encroachment Permit/Revocable License. 28. All work shall conform to the latest City standards. All 29. existing water and. septic shall be identified on construction drawings and abandoned per City and County PRMD standards, prior to issuance of grading permit. 30. Joint trench plans are required with the building permit/public improvement plan submittal. 31. All public improvement work shall be completed prior to issuance of a fi nal inspection/certificate of occupancy. 32. The on-site sewer, water and storm drain water detention and treatment system shall be privately owned and maintained. 33. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed storm water detention and treatment system and shall be submitted with the building permit application for review and approval by the City Engineer. The manual shall include annual inspection. Plans prepared by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems are operating as designed and 1-7 constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. 34. Prior to issuance of a building permit, the developer shall comply with the City's Phase II storm water management plan and State of California NPDES requirements. Provide E10 & E12 submittal for City review and approval. 35. Prior to the issuance of a building permit or other permit, the applicant shall provide a current Title Report. 36. Drainage improvements installed shall prohibit cross lot drainage. 37. An encroachment permit is required for all frontage work and all on-site work within public easements. 38. All the public improvements shall be designed in accordance with the City of Petaluma Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform Traffic Control Devices (MUTCD) and Caltrans standards. 39. All frontage improvements shall be installed per the approved entitlement drawings. 40. Signage shall be provided for Class 3 bike facility on Ellis Street per City of Petaluma Bicycle and Pedestrian Plan, and MUTCD. Fire Department 41. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet approved aerial fire apparatus access road shall be provided. For purpose of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. CFC Appendix D 105.1 42. Approved fire apparatus access road shall be provided for every facility, building or port ion of a building hereafter construction or move into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. CFC 503.1.1 43. The number of fire hydrants available to a buildin g shall be no less than the minimum specification in Table C 105.1. Foot notes (f) and (g) are added to read as follows: For commercial, industrial and multifamily residential dwellings, average spacing shall be no greater than three hundred feet (300'). (g) A fire hydrant shall be located within fifty feet (50') of FDC, or as approved by the Fire Code Official. 44. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided 1-8 throughout all buildings with a group R fire area. CFC 903.2.8. Installation the fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13. 45. A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group R-2 occupancies where any of the following conditions apply: 1. Any dwelling unit or sleeping unit is located three or more stories above the lowest level of exit discharge. CFC 907.2.9.1109. a. Installation of the fire alarm system must be conducted with approved plans and permit obtained from the Fire Prevention Bureau prior to work commencing. The fire alarm submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. This system must comply with NFPA 72. 46. Water supplies for automatic sprinkler systems shall comply with this section and the standards referenced in Section 903.3.1. The potable water supply shall be protected against backflow in accordance with Health and Safety Code 13114.7. For connections to public waterworks systems, the water supply test used for design of fire protection systems shall be adjusted to account for seasonal and daily pressure fluctuations based on information from the water supply authority and as approve by the fire code official. CFC 903.3.5. a. Installation the fire service underground requires separate approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13 & 24. 47. Class I standpipes shall be installed in buildings three stories or over in height. Standpipes will be provided with approved outlets provided on each floor level, including the roof when roof access in provided. PMC 905.3.1. a. Installation of the standpipe system requires a separately approved plan and permit from the Fire Prevention Bureau prior to work commencing. Standpipe system submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. These systems shall comply with NFPA 14. 48. A declaration form shall be filed with the Fire Marshal's office and a hazardous materials storage permit shall be obtained if construction activities involve the on-site storage of potentially hazardous materials. 49. Where required by the fi re code official, approved signs or other approved notices or markings that include the words NO PARKING -FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designate shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. CFC 503.3 50. All required fire lanes will require either "No Parking Fire Lane" signs with locations to be determined as this project progresses. 1-9 51. When access to or within a structure or area is determined by the Fire Code Official to be unduly difficulty because of secured openings (doors or gates) or due to the presence of hazardous materials or fire protection systems, a key box shall be required to be installed at an accessible location. The key box shall be an approved type and contain those keys necessary to gain access. PMC 17.20 506.1 52. Knox key box and/or lcnox gate controls locations to be determined by the fire code official. Police Department 53. Exterior walls and fences along the first level shall be painted with an anti -graffiti top coating or a nanocoating. 54. Security cameras shall be installed on the exterior of the structures to cover all entrances to the property. Cameras shall record in high definition with a minimum 15 -day storage. 55. Property management shall work with the local waste hauler to develop a diversion and waste removal plan for the development. On days when the waste is not to be collected, all waste containers shall be stored in the areas designated on the approved plans. ATTACHMENT 2 RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL DENYING THE APPEAL FILED BY KENNETH HENRY AND UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF SITE PLAN AND ARCHITECTURAL REVIEW FOR THE DE CRISTO MULTI -FAMILY PROJECT LOCATED AT 109 ELLIS STREET APN: 007-361-003 FILE NO, PLAP49-0005 WHEREAS, Jerry A. Kler submitted, on behalf of property owner , an application for Site Plan and Architectural Review for the construction of a new multi -family residential project containing three, three-story buildings comprised of 13 residential units, 22 off-street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-361-003) (the "Project"); and WHEREAS, the application also included provision of one unit at the very low income household threshold and a request for a Residential Density Bonus to allow an increase in density to 18.43 units per acre and an associated concession to decrease onsite parking for the Project; and WHEREAS, at a duly noticed public hearing on April 9, 2019, the Planning Commission adopted Resolution Nos. 2019-05 and 2019-06 recommending the City Council approve the Mitigated Negative Declaration and Density Bonus Housing Agreement for the Project; and WHEREAS, at a duly noticed public hearing on May 6, 2019, the City Council considered all written and oral public testimony, the Planning Commission recommendations, and the administrative record for the Project and approved Resolution No. 2019-058 N.C.S adopting a Mitigated Negative Declaration (MND) for the Project; and WHEREAS, also at the duly noticed public hearing on May 6, 2019, the City Council approved Resolution No. 2019-057 N.C.S., approving a Residential Density Bonus Agreement for the Project; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review for the Project on June 25, 2019, at which time all interested parties had the opportunity to be heard and the Planning Commission approved Resolution No. 2019-11 for the Project and including conditions of approval; and WHEREAS, on July 8, 2019, Kenneth Henry filed an appeal to the City Council of the Planning Commission's approval of Resolution No. 2019-11 approving Site Plan and Architectural Review for the DeCristo Multi -Family project; and WHEREAS, public notice of the appeal hearing before the City Council was published in the Petaluma Agus-CouNier and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law; and 2-1 WHEREAS, a staff report dated August 5, 2019, and incorporated herein by reference analyzed the appeal; and WHEREAS, the City Council considered the appeal at a noticed public hearing on August 5, 2019, at which time all interested parties had the opportunity to be heard. NOW THEREFORE BE IT RESOLVED that on August 5, 2019 the City Council fully considered all evidence presented before it and at the duly noticed public hearing regarding this matter, and on the basis of the staff report, testimony, and other evidence, and the record of proceedings herein, denies the appeal of Kenneth Henry filed with the City Clerk on July 8, 2019 and upholds the Planning Commission's approval of Resolution 2019-11 approving Site Plan and Architectural Review for the De Cristo Multi -Family project located at 109 Ellis Street and incorporates the Conditions of Approval as outlined in Exhibit 1 to Planning Commission Resolution 2019-1 L BE IT FURTHER RESOLVED that the City Council adopts the following findings for the denial of the appeal, as supported by the record of proceedings and pursuant to the associated Conditions of Approval: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the City .Council makes the following findings: California Environmental Quality Act a. This Site Plan and Architectural Review application is,consistent with the project analyzed in the MND adopted by City Council on May 6, 2019 via Resolution No. 2019-058 N.C.S. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to this application as conditions of approval, as provided below. No additional environmental review is required since: (a) there have been no substantial changes to the project; (b) there have been no substantial changes to the circumstances under which the project is being undertaken; and (c) there is no new information, which was not known and could have been known at the time the MND was adopted, that has become available. General Plan bV The Project is consistent with the General Plan 2025 Medium Density. Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single-family and multi -family housing at a density of 8.1 to 18.0 units/acre. c. The Project is, for the reasons discussed in the June 25, 2019 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-2 (Efficient Land Use), Policy 1-P-6 (Encourage Mixed -Use Development), Goal 2-G-3 (Payran-McKinley Neighborhood Character), Policy 4,,?A.0 (Creek Setbacks), Policy 5-P-15 (Bikeway Implementation), Policy 5-P-26 (Creek Trail Access), and Housing Element Policies 1.1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 2-2 (Affordable Housing Production). Implementing Zoning Ordinance d. The Project is consistent with all development standards of the Residential 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. e. The project is consistent with Implementing Zoning Ordinance §24.010 —Site Plan and Architectural Review, in that all required findings found in §24.010(G) can be made as follows: i. The exterior building materials are proposed to be contemporary in nature and minimal in number in a reflection of the project's overall modern design. Smooth -troweled stucco, metal bands, metal mesh, and board -formed concrete are proposed. These materials are high-quality materials and provide harmony and proportion of the.overall design as the materials will be utilized in the same fashion across all three proposed buildings. ii. The project site is located on a block within central Petaluma that features disparate residential architectural styles. The project's overall character expresses a modern, contemporary aesthetic, which is appropriate given the eclectic building style and character of the buildings in the project vicinity. iii. No one building placement style is reflected in the immediate neighborhood. Adjacent and nearby multi -family residential developments tend to be located deep into their respective properties with front and side setbacks. The project has been sited to reflect the siting of other residential structures in the neighborhood through setbacks and building placement on the site. The proposed buildings maintain side setbacks and a front setback that both approximate the setbacks of other structures in the area. Accordingly, the siting of the structure on the property has been designed to respond to the siting of other structures in the neighborhood and with the project environs. iv. No new signage is proposed as part of the application. Therefore, this finding is not applicable. v. A number of the other multi -family residential structures in the area contain greater horizontal building dimensions as compared to the subject project, including the elementary school located immediately across the street from the project site. Side setbacks of 31 feet and 17 feet, 10 inches have been respectively provided to move the bulk of the buildings to center of the site sous to provide relief to neighboring properties. The heights of the proposed buildings are one story taller than the adjacent residential structures to the north and south; however, the proposed buildings are not substantially taller than the immediately adjacent development. Additionally, an existing three-story, multi -family residential development can be found approximately 160 feet south of the project site. The colors of other structures in the neighbor are eclectic and no one color or color pattern is prevalent. Overall, the project will utilize more muted tones to blend - in. For. all these reasons, the project's bulls, height, and color is compatible with the 2-3 immediate neighborhood. vL The preliminary planting plan includes a variety of differing tree species, shrubs, perennials, groundcover, and vines. Trees and other landscaping will be planted along the perimeter of the subject property, in courtyard areas between the buildings, and in common open space areas. All proposed planting species require very low to moderate water use. A green wall with planting trays is proposed on the street -facing fagade of the west -most building. For all these reasons, the project includes landscaping to approved city standards and preserves existing trees wherever possible. All six existing trees are proposed for removal as retention of the trees is not possible with the proposed development. One of the trees is already dead and none of the trees are considered protected trees. vii. The project's ingress, egress, internal circulation for bicycles and automobiles, off-street automobile and bicycle parking facilities, and pedestrian ways promote safety and convenience and conform to City standards. On-site pedestrian and bicycle circulation areas will be physically separated from the vehicular circulation areas so as to minimize any potential conflicts between pedestrians/bicyclists and vehicles. The proposed vehicular parking spaces will meet the minimum requirements of the IZO, while the bicycle parking spaces will exceed the standards of the IZO. Furthermore, the Fire Department has indicated that it will have adequate emergency access to the site. For these reasons, the project provides a safe circulation environment which conforms to city standards. 3. Based on its review of the entire record herein, including the August 5, 2019 City Council staff report, all supporting, referenced, and incorporated documents, and all comments received, the City Council hereby denies the appeal and upholds the Planning Commission's approval of Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. 2-4 SPAR CONDITIONS OF APPROVAL DeCristo Multi -Family Project Located at 109 Ellis Street APN: 007-361-003 File No. PLSR-18-0030 Planning Division EXHIBIT 1 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with plans on file with the Planning Division and date stamped December 3, 2018, and as revised on April 29, 2019 except as modified by these conditions of approval. 2. At Building Permit issuance, the applicant shall provide the City with an electronic copy of final/approved plans in PDF format on either a CD or USB drive. 3. All mitigation measures contained in the associated Mitigated Negative Declaration/Mitigation Monitoring and Reporting Program shall be incorporated by reference herein. 4. The project must satisfy all provisions of the associated Residential Density Housing Agreement recorded under instrument number 2019038426. 5. This approval is granted for and contingent upon construction of the project as a whole, iri a single phase, with the construction and/or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.010. 6. No vehicles associated with the development of the property may traverse or park on Martin Circle, a private drive. Furthermore, no staging of construction activities may occur on Martin Circle. 7. A minimum of two garages shall contain electric vehicle charging stations while the remainder of the garage spaces shall include, at a minimum adequate electrical wiring (240 volt or as otherwise adequate to accommodate a Type 2 electrical vehicle charger) for electric vehicle charging purposes. Staff shall review the project's plans at the time of building permit for conformity to this condition. 8. The fi re detector check valve shall be screened from public view within the ground -floor trash room of Building A. Additionally, the project's transformer shall be located at the rear of the property near the north east corner and shall be screened by landscaping to the extent feasible. Staff shall review the project's plans at the time of building permit for conformity to this condition. 9. A Construction Phase Recycling Plan that addresses recycling of major waste generated by demolition and construction activities must be submitted and reviewed to the satisfaction of the Planning Manager prior to the commencement of demolition and construction activities. 10. Prior• to issuance of the Cert ificate of Occupancy, all applicable development impact fees shall 2-5 be paid. 11. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted. 12. Prior to the issuance of any construction permits, these conons of approval shall be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 13. Both construction and post -construction business operations shall comply with all performance standards of Implementing Zoning Ordinance Chapter 21. 14. All lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and pedestrians' eyes and/or light pollution onto adjacent properties and must be consistent with all performance standards of Implementing Zoning Ordinance Chapter. 15. Bicycle racks shall comply with size dimensions and location installation requirements outlined in the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure. 16. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 17. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices (BMPs) regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 18. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 19. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. 20. No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 21. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints. Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 2-6 22. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. 23. Plans submitted for building permit shall illustrate roof mounted solar covering the maximum roof area available after roof mounted equipment and screening. 24. Plans submitted for building permit shall include a revised site plan that includes a caution sign or stop sign for vehicles exiting the site onto Ellis Street. 25. Plans submitted for building permit shall illustrate all electric buildings with the exception of water heating. The applicant is strongly encouraged to construct an all -electric project to the maximum extent feasible. 26. Lease language for individual units shall include restrictions on storage in the garages to ensure the ability to accommodate vehicle parking. Public Works &Utilities Department 27. Prior to issuance of a Grading Permit the City shall receive documentation from the Sonoma County Water Agency of their review, approval, and issuance of a SCWA Encroachment Permit/Revocable License. 28. All work shall conform to the latest City standards. 29. All existing water and septic shall be identified on construction drawings and abandoned per City and County PRMD standards, prior to issuance of grading permit. 30. -Joint trench plans are required with the building permit/public improvement plan submitt al. 31. All public improvement work shall be completed prior to issuance of a final inspection/certificate of occupancy. 32. The on-site sewer, water and storm drain water detention and treatment system shall be privately owned and maintained. 33. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed storm water detention and treatment system and shall be submitted with the building permit application for review and approval by the City Engineer. The manual shall include annual inspection. Plans prepared by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems are operating as designed and 2-7 constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. 34. Prior to issuance of a building permit, the developer shall comply with the City's Phase II storm water management plan and State of California NPDES requirements. Provide El & E12 submittal for City review and approval. 35. Prior to the issuance of a Building permit or other permit, the applicant shall provide a current Title Report. 36. Drainage improvements installed shall.prohibit cross lot drainage. 37. An encroachment permit is required for all frontage work and all on-site work within public easements. 38. All the public improvements shall be designed in accordance with the City of Petaluma Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform Traffic Control Devices (MUTCD) and Caltrans standards. 39. A11 frontage improvements shall be installed per the approved entitlement drawings. 40. Signage shall be provided for Class 3 bike facility on Ellis Street per City of Petaluma Bicycle and Pedestrian Plan, and MUTCD. Fire Department 41. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet approved aerial fire apparatus access road shall be provided. For purpose %J this section, the highest roof surface shall be determined by measurement to the cave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. CFC Appendix D105.1 42. Approved fire apparatus access road shall be provided for every facility, building or port ion of a building hereafter construction or move into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. CFC 503.1.1 43. The number of fire hydrants available to a building shall be no less than the minimum specification in Table C 105.1. Foot notes (f) and ,(g) are added to read as follows: For commercial, industrial and multifamily residential dwellings, average spacing shall be no greater than three hundred feet (300'). (g) A fire hydrant shall be located within fifty feet (50') of FDC, or as approved by the Fire Code Official. 44. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a group R fire area. CFC 903.2.8. Installation the fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13. 45. A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group R-2 occupancies where any of the following conditions apply: 1. Any dwelling unit or sleeping unit is located three or more stories above the lowest level of exit discharge. CFC 907.2.9.1109. a. Installation of the fire alarm system must be conducted with approved plans and permit obtained from the Fire Prevention Bureau prior to work commencing. The fire alarm submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. This system must comply with NFPA 72. 46. Water supplies for automatic sprinkler systems shall comply with this section and the standards referenced in Section 903.3.1. The potable water supply shall be protected against backflow in accordance with Health and Safety Code 13114.7. For connections to public waterworks systems, the water supply test used for design of fire protection systems shall be adjusted to account for seasonal and daily pressure fluctuations based on information from the water supply authority and as approve by the fire code official. CFC 903.3.5. a. Installation the fire service underground requires separate approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13 & 24. 47. Class I standpipes shall be installed in buildings three stories or over in height. Standpipes VVill be provided with approved outlets provided on each floor level, including the roof when roof access in provided. PMC 905.3.1. a. Installation of the standpipe system requires a separately approved plan and permit from the Fire Prevention Bureau prior to work commencing. Standpipe system submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. These systems shall comply with NFPA 14. 48. A declaration form shall be fi led with the Fire Marshal's office and a hazardous materials storage permit shall be obtained if construction activities involve the on-site storage of potentially hazardous materials. 49. Where required by the fi re code official, approved signs or other approved notices or markings that include the words NO PARKING -FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designate shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. CFC 503.3 50. All required fire lanes will require either "No Parking Fire Lane" signs with locations to be determined as this project progresses. 2-9 51. When access to or within a structure or area is determined by the Fire Code Official to be unduly difficulty because of secured openings (doors or gates) or due to the presence of hazardous materials or fire protection systems, a key box shall be required to be installed at an accessible location. The key box shall be an approved type and contain those keys necessary to gain access. PMC 17.20 506.1 52. Knox key box and/or knox gate controls locations to be determined by the fire code official. Police Department 53. Exterior walls and fences along the first level shall be painted with an anti -graffiti top coating or a nanocoating. 54. Security cameras shall be installed on the exterior of the structures to cover all entrances to the property. Cameras shall record in high definition with a minimum 15 -day storage. 55. Property management shall work with the local waste hauler to develop a diversion and waste removal plan for the development. On days when the waste is not to be collected, all waste containers shall be stored in the areas designated on the approved plans. ATTACHMENT 3 City of Petaluma, CA City Council Chambers City Hall, 11 English Street Petaluma, CA 94952 Telephone 707/778-4301 /Fax 707/778-4498 E -Mail cdd@ci.petaluma.ca.us Web Page http://www.ci.petaluma.ca.us Planning Commission Minutes Tuesday, April 9, 2019 — 07:00 PM Regular Meeting DRAFT MINUTES 1. CALL TO ORDER Chair Marzo opened the meeting at 7:00 pm 2. ROLL CALL PRESENT: Bill Wolpert, Richard Marzo, Heidi Bauer, Scott Alonso, Patrick Streeter, and Kevin McDonnell ABSENT: Diana Gomez 3. GENERAL PUBLIC COMMENT The Commission will hear general public comments only on matters over which it has jurisdiction. There will be no Committee/Commission discussion or action. The Chair will allot no more than three minutes to any individual. If more than three persons wish to speak, their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes. Chair Marzo opened the General Public Comment period Jordan Lieser, provided an update on the Oaks at Sunnyslope project. He stated that the developer promised privacy fencing between the neighbors and the site for the construction Ace trailer. However, there is still no fence or tree screening. It was discussed with the on-site superintendent who is in the process of building a fence but needed all of the neighbors to sign off, even though only the first two houses are directly impacted by the trailer. Ms. Hines 3-1 Chair Marzo closed the General Public Comment period 4. COMMITTEE COMMENT A. Council Liaison —Kevin McDonnell Council Liaison McDonnell provided highlights of the April 6th goal setting session, saying that the public filled the room at the community center. He felt that there were a lot of good ideas for a long-term vision with many concerns of climate change and affordable housing. Also attended SMART board hearing meeting where they discussed the gaps in bicycle paths along the train tracks. They will be putting out an informational piece - "Path to Completion" soon. He aIso attended the Countywide Health Action Council to discuss the social determinants to health, with housing being considered a determinant finding it necessary to make sure that city leaA ers and the General Plan target a more housed community. B. Pedestrian and Bicycle Committee —Bill Wolpert Commissioner Wolpert stated that the committee met last Tuesday, but he was unable to attend. He noted that at Saturday's goal setting meeting there was a lot of support for cycling and bike paths. C. Tree Advisory Committee —Scott Alonso Commissioner Alonso reported that there is a Tree Advisory scheduled for next week. D. Other Committee Comment Commissioner Bauer -goal setting. a lot of work will come from it. all council members attended. climate change overarching themes. affordable housing. age. lynch creek trail user friendly. trestle, rehab. more river enhancement projects. Commissioner Streeter noted that the he attended the Council Goal Setting session .and. the turnout was amazing. He stated that it was nice to see the breadth of issues and to see the staff turnout. He felt that it was a successful event. Chair Marzo thanked all who attended the Council Goal Setting meeting. He stated that he attended a City Council workshop discussing the minimum wage and an ordinance for accelerating the timeline set by the State. He felt that it was a good, positive discussion for a very complicated issue with many elements. 5. STAFF COMMENT A. Planning Manager's Report Heather Hines, Planning Manager, reported about the goal setting meeting and was pleased with the number of people who stayed the entire time. There was a solid group of engaged participation with overarching topics. She stated that on April 15th, the City Council will 3-2 consider the Home 2 Suites hotel project FETA in the Redwood Gateway PUD with the SPAR scheduled for the Planning Commission on April 23rd. Council will also discuss the 2018 "Urgency Ordinance" which provides temporary provisions for housing options in the wake of the 2017 fires, including allowing RV habitation and waiving on-site parking on Accessory Dwelling Units. This ordinance sunsets in April 2019 and staff would like recommendations on whether to renew or change it. Council Liaison McDonnell Ms. Hines Commissioner Alonso Ms. Hines Commissioner Wolpert Ms. Hines Commissioner Alonso 6. APPROVAL OF MINUTES A. Approval of Minutes for the meeting of Tuesday, March 12, 2019 PC Draft Minutes 0342-19 Chair Marzo The minutes were approved as submitted. 7. OLD BUSINESS N/A 8. NEW BUSINESS A. De Cristo Multi -Family Residential Project —Initial Study/ Mitigated Negative Declaration and Site Plan and Architectural Review for construction of three, 3 -story apartment buildings containing 13 multi -family residential units, on-site amenities, and public improvements. A Residential Density Bonus is also requested for one of the units be made available to a very low- income level household in exchange for density of 18.43 units per acre. Staff: Aaron Hollister, Senior Planner Address: 109 Ellis Street Project #: PLSR-18-0030 Staff Report Attachment A - Draft Resolution MND 3-3 Attachment B - Draft Resolution Density Bonus Attachment B Exhibit 1 -Density Bonus Agreement Attachment C -Outreach Meeting Summary Attachment D -Public Comment Attachment E -Project Plans Part 1 Attachment E -Project Plans Part 2 Attachment E -Project Plans Part 3 Attachment E -Project Plans Part 4 Attachment E -Project Plans Part 5 Attachment E -Project Plans Part 6 Attachment E -Project Plans Part 7 Public Comments after packet distribution Public Comment after packet distribution 2 Public Comment after packet distribution 3 Public Comment after packet distribution 4 Aaron Hollister, Senior Planner Olivia Ervin, Environmental Planner Chair Marzo Ms. Hines. Council Liaison McDonnell Ms. Hines Chair Marzo Jerry Kler, architect Chair Marzo Council Liaison McDonnell Chair Marzo Council Liaison McDonnell Jerry Kler, Project Architect 3-4 Chair Marzo Commissioner Bauer Or. Kier Commissioner Bauer Or. Kier Ms. Hines Commissioner Bauer Steve Lafranchi, Project Engineer Commissioner Bauer Or. Kier Commissioner Streeter Mr. Kier - Commissioner Streeter Mr. Kier Commissioner Streeter Mr. Kier Commissioner Streeter Mr. Kier Commissioner Streeter Mr. Lafranchi Commissioner Alonso Mr. Kier Commissioner Alonso Commissioner Wolpert .Mr. Kier Commissioner Wolpert Mr. Kier Commissioner Wolpert 3-5 Mr. Kier Commissioner Wolpert Or. Kier Or. Lafranchi Commissioner Wolpert Or. Kier Commissioner Wolpert Or. Kier Commissioner Wolpert Or. Kier Commissioner Wolpert Or. Kier Chair Marzo Council Liaison McDonnell As. Hines Council Liaison McDonnell Ms. Hines Council Liaison McDonnell Ms. Hines Council Liaison McDonnell Or. Lafranchi Council Liaison McDonnell Ms. Hines Council Liaison McDonnell Or. Lafranchi Council Liaison McDonnell Or. Lafranchi Council Liaison McDonnell 3-6 Ms. Hines Gina Petnic, City Engineer Council Liaison McDonnell Or. Kler Council Liaison McDonnell Or. Kler Chair Marzo Commissioner Wolpert Commissioner Alonso Ms. Ervin Commissioner Alonso Ms. Ervin Commissioner Alonso Ms. Ervin Commissioner Alonso Ms. Ervin Commissioner Alonso Ms. Hines Commissioner Alonso Ms. Ervin Commissioner Alonso Ms. Ervin Commissioner Alonso Ms. Ervin Ms. Hines Commissioner Streeter Ms. Ervin Commissioner Streeter 3-7 S. Ervin Commissioner Streeter Mr. Hollister Commissioner Bauer Ms. Ervin Commissioner Bauer Ms. Ervin Commissioner Bauer Ms. Hines Commissioner Bauer Council Liaison McDonnell Ms. Hines Chair Marzo Mr. Hollister Chair Marzo opened public comment period Roxanna Marinak, lives in a condo next door to the project, and has concerns that the building is being crammed in and will be towering over the existing community which is already very crowded and congested. She stated that with her unit, she has a parking space plus a guest parking space and the proposed project only has one parking space per unit. She is concerned that the parking for the proposal is inadequate. Anne Windsor, stated that this project seems to be putting a mini neighborhood into an established neighborhood which towers over the existing and brings in 2019 architecture into a 1980s neighborhood which she feels doesn't work. She was also concerned because the current traffic backs to Madison in the afternoon and the additional traffic will cause additional problems. Ron Rogers, stated his concern about parking since the current parking conditions have been saturated for many years. He stated that this may be a fine project, but this is not the place for it. He feels that the construction trucks will be dangerous for the school children since there is a school across the street. It would also be extremely noisy for the children trying to study during the day. He believes that this neighborhood cannot support 13 homes. Lori Lutzenberg, is concerned about parking, since the current parking situation is bad, both day and night and the new project can easily draw another 30 cars. Currently, the school kids must Mal park 1/2 mile away. She feels that even with an onsite manager, this would be difficult to manage the number of cars per unit. She also stated that the architecture is aggressive and that there are no other three-story buildings in area and feels that is does not fit in to the established neighborhood. Kenneth Henry, is opposed to the architecture because it does not fit into the existing neighborhood. He used Martin Farms development as an example of a new development fitting in but is concerned about the three-story architecture and features such as angled bay windows not being consistent with the surrounding neighborhood. Parking in the existing neighborhood is a huge problem. He also believes that the accessible unit should be a two-bedroom unit and that the water tower idea could work since there is some significance. He is concerned that the proposed recreational trail along the creek because it does not connect to the existing trail system. He would like to can controlled traffic through private residential streets. BiII.Parsons, resident and president of board of Martin Farms homes, stated his concerns about parking and traffic flow. Their complex has 17 3 -bedroom homes with an excess of parking spaces and many people must park on Ellis Street. He stated that the barn at Martin Farms was reused for a fence and felt that the water tower could get reused in development of a common area. He also stated his concern for creek access, noting that when the fence was down, there was a problem with homeless kids accessing the area and using drugs and felt that allowing public access would be a serious problem. Currently neighborhood groups clean up trash that flows through the creek, and he wanted to know who would maintain cleanup of the creek. JoAnn Freda, neighbor, believes that every piece of land in Petaluma is special and appreciates the thoughtfulness of design, materials and green space that the developer is proposing, however does not like the color of building C. She also likes the way the environmental concerns were addressed. She suggested that the developers partner with the management of the pink apartments to improve its appearance to make the area more attractive. Chair Marzo closed public comment period Commissioner Wolpert Commissioner Alonso Chair Marzo Ms. Hines Chair Marzo .Commissioner Alonso Motion: Recommend City Council approval of Initial Study and Mitigated Negative Declaration with suggested changes for the De Cristo Multi -Family Residential .�7 Project located at 109 His Street made by Scott Alonso, seconded by Patrick Streeter. Vote: Motion carried Yes: Bill Wolpert, Richard Marzo, Heidi Bauer, Scott Alonso, Patrick Streeter, and Kevin McDonnell Absent: Diana Gomez Motion: Recommend City Council approval of the Residential Density Bonus,Agreement for the De Cristo Multi -Family Residential Project located at 109 Ellis Street made by Bill Wolpert, seconded by Scott Alonso. Vote: Motion carried 6 - 0 Yes: Absent: Commissioner Bauer Commissioner Streeter Commissioner Wolpert Chair Marzo Mr. Hollister Ms. Hines Commissioner Wolpert Chair Marzo Council Liaison McDonnell Or, Hollister Chair Marzo 9. ADJOURN Bill Wolpert, Richard Marzo, Heidi Bauer, Scott Alonso, Patrick ext Meeting of the Streeter, and Kevin McDonnell Diana Gomez NPlanning Commission scheduled for Tuesday, April 23, 2019. ATTACHMENT 4 DATE$ June 25, 2019 AGENDA ITEM NO. 8.A TO: Planning Commission FROM: Aaron Hollister, Senior Planner REVIEWED BY: Heather Hines, Planning Manager SUBJECT: DeCristo Multi -Family Project Site Plan and Architectural Review 109 Ellis Street File# PLSR-18-0030 :i�TK�7� i►�1 �1►1 i711 Y [�)►1 It is recommended that the Planning Commission adopt a resolution approving Site Plan and Architectural Review for the construction of a 13 -unit multi -family residential development, subject to conditions (Attachment A). BACKGROUND Context Project Description The proposed DeCristo Multi -Family project consists of a multi -family residential ,development including 13 apartments units, including one unit offered at the very low-income level-. Twelve of the proposed units are two-bedroom units, and one unit is a one -bedroom unit. The very low- income unit will be one of the two-bedroom units. The project proposes development of three, three-story. buildings and common outdoor areas including an in -ground swimming pool, on-site parking, landscaping, a bioretention/detention basin, and ancillary improvements. Offsite improvements include streetscape landscaping improvements along the project's Ellis Street frontage, extension of utility service laterals, and installation of an 846ot wide pervious pathway along the full extent of the site frontage along Washington Creek. The project is subject to Site Plan and Architectural Review for the new construction. Additionally, a Density Bonus was requested and approved by City Council to allow for an increased density of 18.43 units per acre in exchange for offering one unit at the very low-income level and a development concession/incentive to reduce the number of onsite parking spaces from the 25 required by the Implementing Zoning Ordinance (IZO) to 22 parking spaces. A more in- depth project description and project design narrative are included in the Planning Commission staff report dated April 9, 2019 (Attachment E) and the project plans are provided at Attachment 4-1 K. Additional background information including information regarding the applicable General Plan Sub -Area, General Plan Land Use Designation, zoning regulations, and surrounding site characteristics can also be found at Attachment E. Previous Planning Commission Hearing On April 9, 2019, the Planning Commission considered the project and approved a resolution recommending the City Council adopt the Mitigated Negative Declaration prepared for the project with modifications to select mitigation measures contained in the Mitigation Monitoring and Reporting Program. Additionally, the Commission approved a resolution recommending the City Council approve the Residential Density Bonus Housing Agreement associated with the proposed residential development. Both resolutions were approved unanimously by the six commissioners present at the April 9, 2019 hearing. At the April 9th hearing the Planning Commission directed staff to make the following modifications to mitigation measures outlined in the MMRP in forwarding the document to the Council for consideration: 1. Add further specificity to mitigation measure CUL -1 regarding any accidental discovery of archeological artifacts during project ground disturbing activities. 2. Specify which County agency to contact to cap the existing on-site well (HAZ-2) and regarding the discovery of any buried holding tanks (HAZ-3). 3. Limit construction hours to between 7:30 a.m. and 5:30 p.m., Monday through Friday and between 9:00 a.m. and 5:00 p.m. on Saturday. In addition to prohibiting project construction on State, Federal, and Local holidays, prohibit construction on Sundays (NOI- 1.1). 4. Expand the required outreach notification of construction activities to include owners and occupants within a 500 -foot radius of the project site (NOI-1.13 and NOI-1.14). Also, at the April 9th Planning Commission hearing, members of the Planning Commission provided initial SPAR feedback for the applicant's consideration before returning for SPAR approval after the approval of the MND and Density Bonus. While there was not a clear consensus on most of the design suggestions, there was consensus in direction to include electric vehicle charging capabilities in the garages and to move and/or screen the utilities such as the transformer and fire connections to be less visible from Ellis Street. The remaining design comments from the April 9th Planning Commission meeting are as follows: 1. Consider modifications to the massing of the building facade facing Ellis Street to bett er articulate the elevation to read as a front elevation instead of a side elevation. 2. The facade facing Ellis Street is not evocative of Petaluma architecture and needs to be more engaging with the street —particularity at the ground -floor level. 4-2 3. Explore options to incorporate the existing water tank into the site's design, re -locate it offsite, or incorporate the water tank materials into the site design (such as fencing). However, the condition of the water tank was questioned as potentially not practical to repurpose into the project design. 4. Provide additional privacy for the ground -floor unit located in Building B. 5. The project materials and siding need upgrading. 6. Explore options to better compliment the architectural style of the multi -family buildings located immediately to the north of the project site. 7. Re -consider the proposed color palette for the project. City Council Hearing On May 6, 2019, the City Council considered the project and unanimously approved a resolution adopting the Mitigated Negative Declaration with the select modifications recommended by the Planning Commission to the mitigation measures contained in the Mitigation Monitoring and Reporting Program. Additionally, the City Council unanimously approved a resolution approving the Residential Density Bonus Housing Agreement associated with the proposed residential development. In addition to the approval of the aforementioned resolutions, the City Council provided feedback to the Planning Commission to consider as part of their SPAR review as follows: 1. Consider a condition of approval to prohibit construction vehicles on Martin Circle, a private street segment that connects Ellis Street and East Washington Street. This condition has been included as Condition of Approval #6 in Attachment A. 2. Consider a condition of approval to limit the use of garage parking spaces for vehicle parking. This comment did not constitute a consensus opon of the City Council. Staff has not included this request as a condition of approval since it is not a requirement of the IW O 3. Consider providing a shadow study to ascertain potential shadow impacts of the project on neighboring properties. There was not a consensus of the Council regarding this comment and in fact at least one other Council member specifically thought this unnecessary given the placement, setbacks, and solar orientation of the proposed buildings. As noted below, the applicant has chosen not to prepare a shadow study for similar stated reasons including the large side setbacks and solar orientation. Project Revisions after Planning Commission and City Council Review The applicant has made the following modifications to the SPAR package since the Planning Commission and City Council hearings: 4-3 • Addition of a fence at the ground floor residential unit in Building B to create further privacy for the unit (Sheet A201 in Attachment K). • Plumbing for electric vehicles in all garage spaces in addition to the electrical vehicle charging stations in two of the garage spaces. Condition of Approval #7 in Attachment A memorializes this proposal. • Relocation of the fire detector check valve equipment from the front of the street facing area of Building A to inside the ground -floor utility area. • Relocation of the transformer to the rear of the lot at the northeast corner of the lot (Sheets C-5 and A101 of Attachment K). Condition of Approval #8 in Attachment A stipulates the respective locations of these utility features. In response to the other Commission comments, the applicant has provided a written response. (Attachment H). The applicant has also indicated that they do not intend to provide a shadow study as the solar orientation of the project in relation to neighboring sites, as well as the side setbacks, will not create shadow impacts on the neighboring properties. It should be noted that staff does not have the authority to require a shadow study as city ordinances, guidelines, and policies do not provide a regulatory framework or requirements for such a study. However, the Planning Commission may require the preparation of a shadow study by the applicant prior to acting on the SPAR request. Shadow studies have been requested by the Planning Commission in the past. DISCUSSION Standards of Review This project is subject to the following standards of review: • Petaluma General Plan • Implementing Zoning Ordinance o IZO §24.010 (Site Plan and Architectural Review) The project complies with the applicable goals and policies of the General Plan as outlined immediately below and in the attached resolution (Attachment B). Staff's recommendation of the project's consistency with the General Plan has not changed since the Planning Commission reviewed the project in April. The following analysis addresses each standard in order of relevance to the proposed project. General Plan The following discussion provides an analysis of the proposed project against applicable General Plan policies. Staff analysis is provided in italics below. Chapter 1: Land Use Growth Management &the Built Environment 4-4 Policy I -P-2 Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. The proposed project consists of inf, development that would provide a project that is equal or higher density and intensity than surrounding developments, which features multi family residential. The project also proposes residential development that maximizes the dwelling unit yield allowed by the General Plan Land Use Designation of Medium -Density Residential (8.1 —18.0 units/acre) as well as a Residential Density Bonus to allow a slight increase in the density to 18.43 units/acre. Chapter 2: Payran-McKinley Policy 2-G-3 Maintain and develop the area with a diverse range of residential densities appropriate to the character of this central urban neighborhood while enhancing the creek corridors. The project proposes a multi family residential project in an area that features multifamily residential development making the project appropriate to the character of the neighborhood. The project would install a multi -use path along its frontage on Washington Creek consistent with the General Plan vision to enhance the creek corridor. Chapter 4: The Natural Environment Policy 4-P-1.0 Create setbacks for all tributaries to the Petaluma. River extending a minimum of 50 feet outward from the top of each bank. Development shall not occur within this setback, except as part of greenway enhancement (for example, trails and bikeways). A SO foot setback from the top of bank of Washington Creek has been established in which new constTuction would not occur except for landscaping and a pedestrian trail. Chapter 5: Mobility (Bicycle and Pedestrian Plan) Policy 5-P4 5 Implement the bikeway system as outlined in the Bicycle and Pedestrian Plan and expand and improve the bikeway system wherever the opportunity arises. Policy 5-1` -26 Require all new development and those requiring new city entitlements with "frontage" along creeks and the river to permit through travel adjacent to creeks and the river with access points from parallel corridors spaced at minimum intervals of 5004,000 feet. The City's Bicycle and Pedestrian Plan identifi es a proposed recreational trail along Washington Creek and a Class III Bike facility along Ellis Street. As proposed the project includes construction of an eight foot -wide 4-5 recreational trail for the length of the parcel along Washington Creek. New signage for Class III bicycle facilities is proposed along the Ellis Street frontage. Chapter 11: Housing Element Policy 1.1 Promote residential development within the Urban Growth Boundary. The project proposes 13 residential units on property within the Urban Growth Boundary. Furthermore, the project will provide residential development in a walkable neighborhood and in close proximity to public tl ansit options. Policy 1.2 Encourage the development of housing on underutilized land that is appropriately zoned. The project site is currently underutilized both in terms of building area and use intensity as the site is developed with three dwelling units and associated residential accessory structures. The project proposes a Residential Density Bonus to allow 13 residential units on-site, which will aHow the project to maximize the housingpotential at the site. Policy 4.2 Assign a share of the responsibility for providing affordable housing to the developers of market -rate housing and non-residential projects. The subject project was deemed complete prior to January 1, 2019 and therefore is not subject to the recently modified inclusionary housing ordinance or increased housing in lieu fees. The project does provide one two-bedroom unit that will be available to a household at the very low- income level per the requested density bonus agreement. Implementing Zoning Ordinance Development Standards. As described below in Table 1, the proposal complies with applicable development standards of the IZO. Multi -family residential is a permitted use in the R4 Zone. 4-6 Building Height 35 feet max 32.5 feet Usable Open Space 300 square feet/unit 896 square feet/unit Vehicular Parking 25 spaces 22 spaces' Bicycle Parking 3 spaces 24 spaces 1) The approved Residential Density Bonus Concession/Incentive allows a reduction of three required parking spaces The far westerly portion of the project site is located in the Flood Plain Overlay as demonstrated on Sheet C4 of Attachment E. The Flood Plain Overlay is intended, in part, to minimize property damage from flood waters and safeguard public health, safety, and general welfare, as well as minimize business interruptions. Construction of new residential structures in the overlay requires elevation of the lowest habitable floor by 12 inches or more above the base flood elevation or depth number specified on the Flood Insurance Rate Map. All new construction and substantial improvements shall ensure that fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Furthermore, new construction in the Flood Plain overlay is subject to specific standards of construction that includes anchoring, as well as construction materials and methods. Site Plan and Architectural Review (IZO §24.010) The Planning Commission must make specific findings to approve the project in compliance with IZO§24.010(G) (Standards of Review Applications). Staff analysis is provided below in italics. a. The appropriate use of quality materials and harmony and proport ion of the overall design. The exterior building materials are proposed to be contemporary in nature and minimal in number in a reflection of the project's overall modern design. Smooth -troweled stucco, metal bands, metal mesh, and board formed concrete are proposed. These materials are high-quality materials and provide harmony and proportion of the overall design as the materials will be utilized in the same fashion across all three proposed buildings. b. The architectural style which should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The project site is located on a block within central Petaluma that features disparate residential architectural styles. The project's overall character expresses a modern, contemporary aesthetic, which is appropriate given the eclectic building style and character of the buildings in the project vicinity. c. The siting of the structure on the propert y, as compared to the siting of other structures in the immediate neighborhood. No one building placement style is reflected in the immediate neighborhood. Adjacent and nearby multi family residential developments tend to be located deep into their respective properties with fi°ont and side setbacks. The project has been sited to reflect the siting of 4-7 other residential structures in the neighborhood through setbacks and building placement on the site. The proposed buildings maintain side setbacks and a front setback that both approximate the setbacks of other structures in the area. Accordingly, the siting of the structure on the property has been designed to respond to the siting of other structures in the neighborhood and with the project environs. d. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. No new signage is proposed as part of the application. Therefore, this finding is not applicable. e. The bulk, height, and color of the proposed structure as compared to the bulk, height, and color of other structures in the immediate neighborhood. A number of the other multi family residential structures in the area contain greater horizontal building dimensions as compared to the subject project, including the elementary school located immediately across the street firom the project site. Side setbacks of 31 feet and 17 feet, 10 inches have been respectively provided to move the bulk of the buildings to center of the site so as to provide relief to neighboring properties. The heights of the proposed buildings are one story taller than the adjacent residential structures to the north and south; however, the proposed buildings are not substantially taller than the immediately adjacent development. Additionally, an existing three-story, multifamily residential development can be found approximately 160 feet south of the project site. The colors of other structures in the neighbor are eclectic and no one color or color pattern is prevalent. Overall, the project will utilize more muted tones to blend4n. For all these reasons, the project's bulk, height, and color is compatible with the immediate neighborhood. £ Landscaping to approved City standards shall be required on the site and shall be inkeeping with the character or design of the site. Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Planning Commission. The preliminaf y planting plan includes a variety of differing tree species, shrubs, perennials, groundcover, and vines. Trees and other landscaping will be planted along the perimeter of the subjectproperty, in courtyard areas between the buildings, and in common open space areas. All proposed planting species require very low to moderate water use. A green wall with planting trays is proposed on the street facing fagade of the west -most building. For all these reasons, the project includes landscaping to approved city standards and preserves existing trees wherever possible. All six existing trees are proposed for removal as retention of the trees is not possible with the proposed development. One of the trees is already dead and none of the trees are considered protected trees. g. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and bicycle parking facilities and pedestrian ways shall be designed as to promote safety and convenience, and shall conform to approved City standards. The project's ingress, egress, internal circulation for bicycles and automobiles, off-street automobile and bicycle parking facilities, and pedestrian ways promote safety and convenience and conform to City standards. On-site pedestrian and bicycle circulation areas will be physically separated from the vehicular circulation areas so as to minimize any potential conflicts between pedestrians/bicyclists and vehicles. The proposed vehicular parking spaces will meet the minimum requirements of the IZO, while the bicycle parking spaces will exceed the standards of the IZO. Furthermore, the Fire Department has indicated that it will have adequate emergency access to the site. For these reasons, the project provides a safe circulation environment which conforms to city standards. Residential Density Bonus and Development Concession/Incentive (IZO Chapter 27� The applicant applied for a Residential Density Bonus and a Development Concession/Incentive that allowed for a reduction in off-street vehicular parking spaces to 22 spaces. The Planning Commission recommended approval of the Residential Density Bonus Agreement to the City Council, the City Council subsequently approved the Residential Density Bonus Agreement, and the Residential Density Bonus Agreement was recorded pursuant to IZO Chapter 27 prior to the Planning Commission's consideration of the SPAR request. PUBLIC COMMENT The applicant held a neighborhood outreach meeting on February 21, 2019 consistent with City Council Resolution No. 2018-107 N.C.S. The meeting was held from 6:00 p.m. to 8:00 p.m. at the Community Center. The meeting was attended by 17 people. All property owners and occupants within 1,000 feet of the project site were notified of the meeting. A summary of the meeting from the project applicant and comments from the meeting can be found in Attachment H. A notice of public hearing was published in the Argus Courier on June 6, 2019 and mailed to all property owners and occupants within 1,000 feet of the project site. Additionally, a public hearing sign was installed on site consistent with City Council Resolution No. 2018-107 N.C.S. All public comment letters regarding the project received prior to publishing of this staff report have been included in Attachment J. Concerns with traffic, parking, architecture, privacy and building size were expressed in the public comment related to the subject SPAR request. ENVIRONMENTAL REVIEW A Draft Initial Study was prepared in compliance with the California Environmental Quality Act on March 19, 2019. A Notice of Intent to adopt a Mitigated Negative Declaration was distributed and posted with California State Clearing House and the Sonoma County Clerk's Office on March 22, 2019, initiating a 30 -day comment period. The proposed project has been determined that it could result in potentially significant impacts related to Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hydrology, and Noise. The Initial Study found that project impacts would be mitigated to a less -than -significant level through implementation of recommended mitigation measures or through compliance with existing Municipal Code requirements or City standards. The applicant has agreed to implement the mitigation measures identified and contained in the project's Mitigation Monitoring and Reporting Program. 4-9 The City Council approved a resolution (see Ad ich Negative Declaration and Mitigation Monitoring an Notice of Determination was filed with the Sono is Planning and Research on May 10, 2019. ATTACHMENTS Nment D) adopting the project's Mitigated N d Reporting Program on May 6, 2019. A County Clerk and with the State Office of A. Resolution Approving Site Plan and Architectural Review B. City Council Staff Report Dated May 6, 2019 C. City Council Resolution No. 2019-057 D. City Council Resolution No. 2019-058 E. Planning Commission Staff Report Dated April 9, 2019 F. Planning Commission Resolution No. 2019-05 G. Planning Commission Resolution No. 2019-06 H. Applicant Responses to Project Comments I. Neighborhood Outreach Meeting Summary from Applicant J. Public Comments K. Project Plans ATTACHMENT 4-A RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE DECRISTO MULTI -FAMILY PROJECT LOCATED AT 109 ELLIS STREET APN: 007-361-003 FILE NO. PLSR48-0030 WHEREAS, Jerry A. Kler submitted, on behalf of property owner , an application for Site Plan and Architectural Review for the construction of a new multi -family residential project containing three, three-story buildings comprised in total of 13 residential units, 22 off-street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-361-003) (the "Project"); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project including recommendations for adoption of a Mitigated Negative Declaration, Density Bonus Housing Agreement, Site Plan and Architectural Review for the Project on April 9, 2019, Lt which time all interested parties had the opportunity to be heard; and WHEREAS, on April 9, 2019, the Planning Commission considered a staff report, including the related Density Bonus Housing Agreement and the Mitigated Negative Declaration; and WHEREAS, on April 9, 2019, the Planning Commission adopted Resolution Nos. 2019- 05 and 2019-06 recommending the City Council approve the Mitigated Negative Declaration and Density Bonus Housing Agreement; and WHEREAS, on May 6, 2019, at a duly noticed public hearing, the City Council considered all written and oral public testimony, the Planning Commission recommendations, and the administrative record for the Project. WHEREAS, on May 6, 2019, with approval of Resolution No. 2019-058 N.C.S., the City Council adopted a Mitigated Negative Declaration (MND) for the Project; and WHEREAS, on May 6, 2019, with approval of Resolution No. 2019-057 N.C.S., the City Council approved the Project's Density Bonus Housing Agreement; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review for the Project on June 25, 2019, at which time all interested parties had the opportunity to be heard; and WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Argzrs-Courier° and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law; and WHEREAS, at said hearings, the Planning Commission considered the staff report , dated June 25, 2019, and all public testimony provided prior to and at the public hearing; and NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission makes the following findings: California Environmental Quality Act a. This Site Plan and Architectural Review application is consistent with the project analyzed in the MND adopted by City Council on June 25, 2019 via Resolution No. 2019-058 N.C.S. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to this application as conditions of approval, as provided below. No additional environmental review is required since: (a) there have been no substantial changes to the project; (b) there have been no substantial changes to the circumstances under which the project is being undertaken; and (c) there is no new information, which was not known and could have been known at the time the MND was adopted, that has become available. General Plan b. The Project is consistent with the General Plan 2025 Medium Density Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single-family and multi -family housing at a density of 8.1 to 18.0 units/acre. c. The Project is, for the reasons discussed in the June 25, 2019 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-2 (Efficient Land Use), Policy 1-P-6 (Encourage Mixed -Use Development), Goal 2-G-3 (Payran-McKinley Neighborhood Character), Policy 4-1`4.0 (Creek Setbacks), Policy 5-P-15 (Bikeway Implementation), Policy 5-P-26 (Creek Trail Access), and Housing Element Policies 1.1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 (Affordable Housing Production). Implementing Zoning Ordinance d. The Project is consistent with all development standards of the Residential 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. e. The project is consistent with Implementing Zoning Ordinance §24.010 —Site Plan and Architectural Review, in that all required findings found in §24.010(G) can be made as follows: i. The exterior building materials are proposed to be contemporary in nature and minimal in number in a reflection of the project's overall modern design. Smooth -troweled stucco, metal bands, metal mesh, and board -formed concrete are proposed. These materials are high-quality materials and provide harmony and proportion of the overall design as the materials will be utilized in the same fashion across all three proposed buildings. ii. The project site is located on a block within central Petaluma that features disparate residential architectural styles. The project's overall character expresses a modern, contemporary aesthetic, which is appropriate given the eclectic building style and character of the buildings in the project vicinity. iii. No one building placement style is reflected in the immediate neighborhood. Adjacent and nearby multi -family residential developments tend to be located deep into their respective properties with front and side setbacks. The project has been sited to reflect the siting of other residential structures in the neighborhood through setbacks and building placement on the site. The proposed buildings maintain side setbacks and a front setback that both approximate the setbacks of other structures in the area. Accordingly, the siting of the structure on the property has been designed to respond to the siting of other structures in the neighborhood and with the project environs. iv. No new signage is proposed as part of the application. Therefore, this finding is not applicable. v. A nztmber of the other multi family residential structures in the area contain greater horizontal building dimensions as compared to the subject project, including the elementary school located immediately across the street from the project site. Side setbacks of 31 feet and 17 feet, 10 inches have been respectively provided to move the bulk of the buildings to center of the site so as to provide relief to neighboring properties. The heights of the proposed buildings are one story taller than the adjacent residential structures to the north and south; however, the proposed buildings are not substantially taller than the immediately adjacent development. Additionally, an existing three-story, multifamily residential development can be found approximately 160 feet south of the project site. The colors of other structures in the neighbor are eclectic and no one color or color pattern is prevalent. Overall, the project will utilize more muted tones to blend. in. For all these reasons, the project's bulk, height, and color is compatible with the immediate neighborhood. vi. The preliminary planting plan includes a variety of diff ering tree species, shrubs, perennials, groundcover, and vines. Trees and other landscaping will be planted along the perimeter of the subject property, in courtyard areas between the buildings, and in common open space areas. All proposed planting species require very low to moderate water use. A green wail with planting trays is proposed on the street -facing fagade of the west -most building. For all these reasons, the project includes landscaping to approved city standards and preserves existing trees wherever possible. All six existing trees are proposed for removal as retention of the trees is not possible with the proposed development. One of the trees is already dead and none of the trees are considered protected trees. vii. The project's ingress, egress, internal circulation for bicycles and automobiles, off-street automobile and bicycle parking facilities, and pedestrian ways promote safety and convenience and conform to City standards. On-site pedestrian and bicycle circulation areas will be physically separated from the vehicular circulation areas so as to minimize any potential conflicts between pedestrians/bicyclists and vehicles. The proposed vehicular parking spaces will meet the minimum requirements of the IZO, while the bicycle parking spaces will exceed the standards of the IZO. Furthermore, the Fire Department has indicated that it will have adequate emergency access to the site. For these reasons, the project provides a safe circulation environment which conforms to city standards. 3. Based on its review of the entire record herein, including the June 25, 2019 Planning Commission staff report, all supporting, referenced, and incorporated documents, and all comments received, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. SPAR CONDITIONS OF APPROVAL DeCristo Multi -Family Project Located at 109 Ellis Street APN: 007-36IA03 File No. PLSR48-0030 Planning Division 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with plans on file with the Planning Division and date stamped December 3, 2018, and as revised on April 29, 2019 except as modified by these conditions of approval. 2. At Building Permit issuance, the applicant shall provide the City with an electronic copy of final/approved plans in PDF format on either a CD or USB drive. 3. All mitigation measures contained in the associated Mitigated Negative Declaration/Mitigatiori Monitoring and Reporting Program shall be incorporated by reference herein. 4. The project must satisfy all provisions of the associated Residential Density Housing Agreement recorded under instrument number 2019038426. 5. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and/or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.010. 6. No vehicles associated with the development of the property may traverse or park Mart in Circle, a private drive. Furthermore, no staging of construction actives may occur on Martin Circle. 7. A minimum of two garages must contain electric vehicle charging stations while the remainder of the garage spaces must include, at a minimum, electrical pre -plumbing for electric vehicle charging purposes. Staff shall review the project's plans at the time of building permit for conformity to this condition. 8. The fire detector check valve shall be screened from public view within the ground -floor utility area of Building A. Additionally, the project's transformer shall be located at the rear of the property near the north east corner and shall be screened by landscaping to the extent feasible. Staff shall review the project's plans at the time of building permit for conformity to this condition. 9. A Construction Phase Recycling Plan that addresses recycling of major waste generated by demolition and construction activities must be submitted and reviewed to the satisfaction of the Planning Manager prior to the commencement of demolition and construction activities. 4A-5 10. Prior to issuance of the Certificate of Occupancy, all applicable development impact fees shall be paid. 11. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be permitted. 12. Prior to the issuance of any construction permits, these conditions of approval shall be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 13. Both construction and post -construction business operations shall comply with all performance standards of Implementing Zoning Ordinance Chapter 21. 14. All lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and pedestrians' eyes and/or light pollution onto adjacent properties and must be consistent with all performance standards of Implementing Zoning Ordinance Chapter. 15. Bicycle racks shall comply with size dimensions and location/installation requirements outlined in the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure. 16. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 17. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning %J the use of chemicals. The project shall utilize Best Management Practices (BMPs) regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 18. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 19. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. 20. No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 21. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints. Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 22. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. Public Works &Utilities Department 23. Prior to issuance of a Grading Permit the City shall receive documentation from the Sonoma County Water Agency of their review, approval, and issuance of a SCWA Encroachment Permit/Revocable License. 24. All work shall conform to the latest City standards. 25. All existing water and septic shall be identified on construction drawings and abandoned per City and County PRMD standards, prior to issuance of grading permit. 26. Joint trench plans are required with the building permit/public improvement plan submittal. 27. All public improvement work shall be completed prior to issuance of a final inspection/certifrcate of occupancy. 28. The on-site sewer, water and storm drain water detention and treatment system shall be privately owned and maintained. 29. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed storm water detention and treatment system and shall be submitted with the building permit application for review and approval by the City Engineer. The manual shall include annual inspection. Plans prepared by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems are operating as designed and constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. 30. Prior to issuance of a building permit, the developer shall comply with the City's Phase II . storm water management plan and State of California NPDES requirements. Provide E10 & E12 submittal for City review and approval. 31. Prior to the issuance of a building permit or other permit, the applicant shall provide a current Title Report. 32. Drainage improvements installed shall prohibit cross lot drainage. 3I An encroachment permit is required for all frontage work and all on-site work within public easements. 34. All the public improvements shall be designed in accordance with the City of Petaluma Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform Traffic Control Devices (MUTCD) and Caltrans standards. 35. All frontage improvements shall be installed per the approved entitlement drawings. 36. Signage shall be provided for Class 3 bike facility on Ellis Street per City of Petaluma Bicycle and Pedestrian Plan, and MUTCD. Fire Department 37. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet approved aerial fire apparatus access road shall be provided. For purpose of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. CFC Appendix D105.1 38. Approved fire apparatus access road shall be provided for every facility, building or portion of a building hereafter construction or move into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. CFC 503.1.1 39. The number of fire hydrants available to a building shall be no less than the minimum speccation in Table C 105.1. Foot notes (f) and (g) are added to read as follows: For commercial, industrial and multifamily residential dwellings, average spacing shall be no greater than three hundred feet (300'). (g) A fire hydrant shall be located within fifty feet (50') of FDC, or as approved by the Fire Code Official. 40. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a group R fire area. CFC 903.2.8. Installation the fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13. 41: A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group R-2 occupancies where any of the following conditions apply: 1. Any dwelling unit or sleeping unit is located three or more stories above the lowest level of exit discharge. CFC 907.2.9.1109. a. Installation of the fire alarm system must be conducted with approved plans and permit obtained from the Fire Prevention Bureau prior to work commencing. The fire alarm submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. This system must comply with NFPA 72. 42. Water supplies for automatic sprinkler systems shall comply with this section and the standards referenced in Section 903.3.1. The potable water supply shall be protected against backflow in accordance with Health and Safety Code 13114.7. For connections to public waterworks systems, the water supply test used for design of fire protection systems shall be adjusted to account for seasonal and daily pressure fluctuations based on information from the water supply authority and as approve by the fire code official. CFC 903.3.5. a. Installation the fire service underground requires separate approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13 & 24. 43. Class I standpipes shall be installed in buildings three stories or over in height. Standpipes will be provided with approved outlets provided on each floor level, including the roof when roof access in provided. PMC 905.3.1. a. Installation of the standpipe system requires a separately approved plan and permit from the Fire Prevention Bureau prior to work commencing. Standpipe system submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. These systems shall comply with NFPA 14. declaration form shall be filed with the Fire Marshal's office and a hazardous materials storage permit shall be obtained if construction activities involve the on-site storage of potentially hazardous materials. 45. Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING -FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designate shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. CFC 503.3 46. All required fi re lanes will require either "No Parking Fire Lane" signs with locations to be determined as this project progresses. 47. When access to or within a structure or area is determined by the Fire Code Offi cial to be unduly difficulty because of secured openings (doors or gates) or due to the presence of hazardous materials or fire protection systems, a key box shall be required to be installed at an accessible location. The key box shall be an approved type and contain those keys necessary to gain access. PMC 17.20 506.1 48. Knox key box and/or knox gate controls locations to be determined by the fi re code official. Police Department 49. EXterior walls and fences along the first level shall be painted with an anti -graffiti top coating oI a nanocoating. 50. Security cameras shall be installed on the exterior of the structures to cover all entrances to the property. Cameras shall record in high definition with a minimum 15 -day storage. 51. Property management shall work with the local waste hauler to develop a diversion and waste removal plan for the development. On days when the waste is not to be collected, all waste containers shall be stored in the areas designated on the approved plans. ATTACHMENT 4-B DATE: May 63 2019 TO: Honorable Mayor and Members of the City Council through City Manager FROM: Heather Hines, Planning Manager SUBJECT: Resolutions to Adopt a Mitigated Negative Declaration and Approve a Residential Density Bonus Housing Agreement and Development Concession for the DeCristo Multi -Family Residential Project at 109 Ellis Street. RECOMMENDATION It is recommended that the City Council approve a Resolutions to Adopt a Mitigated Negative Declaration and Approve a Residential Density Bonus Housing Agreement and Development Concession for the DeCristo Multi -Family Residential Project at 109 Ellis Street. BACKGROUND Project Description The proposed DeCristo Multi -Family project consists of a multi -family residential development including 13 apartments units, including one unit offered at the very low-income level pursuant to a proposed density bonus housing agreement. Twelve of the proposed units are two-bedroom units, and one unit is a one -bedroom unit. The very low-income unit will be one of the two- bedroom units. The project proposes development of three, three-story buildings and common outdoor areas including an in -ground swimming pool, on-site parking, landscaping, a bioretention/detention basin, and ancillary improvements. Offsite improvements include streetscape landscaping improvements along the project's Ellis Street frontage, extension of utility service laterals, and installation of an 846ot wide pervious pathway along the full extent of the site frontage along Washington Creek. The project is subject to Site Plan and Architectural Review for the new construction. Additionally, a Density Bonus has been requested to allow for an increased density of 18.43 units per acre in exchange for offering one unit at the very low-income level and a development concession/incentive to reduce the number of onsite parking spaces from the 25 required by code to 22 parking spaces. A more indepth project description is included in the Planning Commission staff report dated April 9, 2019 (Attachment 3) and the project plans are provided at Attachment 8. Planning Commission Hearing On April 9, 2019, the Planning Commission considered the project and approved a resolution recommending the City Council adopt the Mitigated Negative Declaration with modifications to select mitigation measures contained in the Mitigation Monitoring and Reporting Program. Additionally, the Commission approved a resolution recommending the City Council approve the Residential Density Bonus Housing Agreement associated with the proposed residential development. Both resolutions were approved unanimously by the six commissioners present at the April 9, 2019 hearing. The Planning Commission directed staff to make the following modifications to mitigation measures outlined in the MMRP in forwarding the document to the Council for consideration: 1. Add further specificity to mitigation measure CUL -1 regarding any accidental discovery of archeological artifacts during project ground disturbing activities, 2. Specify which County agency to contact to cap the existing on-site well (HAZ-2) and regarding the discovery of any buried holding tanks (HAZ-3). 3. Limit construction hours to between 7:30 a.m. and 5:30 p.m., Monday through Friday and between 9:00 a.m. and 5:00 p.m. on Saturday. In addition to prohibiting project construction on State, Federal, and Local holidays, prohibit construction on Sundays (NOI4.1). 4. Expand the required outreach notification of construction activities to include owners and occupants within a 50046ot radius of the project site (NOI4:13 and N0I4.14). The MMRP (Exhibit 1 of Attachment 1) has been updated to reflect the Planning Commission's direction on the project's mitigation measures. All changes are noted as underline edits. Also at the April 9t11 Planning Commission hearing, the Commission provided feedback to the applicant on the project's design and suggested the applicant consider the following design modifications: 1. Consider modifications to the massing of the. building facade facing Ellis Street to better articulate the elevation to read as a front elevation instead of a side elevation. 2. The facade facing Ellis Street is not evocative of Petaluma architecture and needs to be more engaging with the street — particularity at the ground -floor level. 3. Explore less visually prominent locations for the project transformer, backflow prevention device, and other utilities located in the landscaped front setback. If re- location is not an option for these features, provide an explanation to why the features cannot be located in less visually prominent locations. 4. Explore options to incorporate the existing water tank into the site's design, re -locate it offsite, or incorporate the water tank materials into the site design (such as fencing). However, the condition of the water tank was questioned as potentially not practical to repurpose into the project design. 5. Provide additional privacy for the ground -floor unit located in Building B. 6. The project materials and siding need upgrading. 7. Explore options to better compliment the architectural style of the multi -family buildings located immediately to the north of the project site, 8. Re -consider the proposed color palette for the project. The Planning Commission will formally consider the SPAR application at a future Planning Commission meeting should the City Council adopt the Mitigated Negative Declaration and approve the Residential Density Bonus Housing Agreement. Regulatory Framework As required by Chapter 27 of the Implementing Zoning Ordinance (IZO), a Density Bonus Housing Agreement must be approved by City Council and recorded prior to formal action on a development project's entitlement requests for projects proposing a residential density bonus and development concessions/incentives. A residential density bonus and a development concession/incentive have been requested for the subject project; therefore, the City Council's decision on the Density Bonus Housing Agreement is the first formal action that will occur with the project. Accordingly, the City Council must also consider the Mitigated Negative Declaration that was prepared for the project at the same meeting as the Density Bonus Housing Agreement is being considered. The project will also require approval of a Site Plan and Architectural Review (SPAR) application. The Planning Commission will formally consider the SPAR application at a future publicly noticed public hearingshould the City Council adopt the project's Mitigated Negative Declaration and approve the project's Residential Density Bonus Agreement. DISCUSSION Environmental Review A Draft Initial Study was prepared in compliance with the California Environmental Quality Act (CEQA) on March 19, 2019. A Notice of Intent to adopt a Mitigated Negative Declaration was distributed and posted with California State Clearing House and the Sonoma County Clerk's Office on March 22, 2019, initiating a 30 -day comment period, which was completed on April 22, 2019. The proposed project has been determined that it could result in potentially significant impacts related to Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hydrology, and Noise. The Initial Study found that project impacts would be mitigated to a less -than -significant level through implementation of recommended mitigation measures or through compliance with existing Municipal Code requirements or City standards. The applicant has agreed to implement the mitigation measures identified and contained in the project's Mitigation Monitoring and Reporting Program. Attachment 1 Exhibit 1 contains the Initial Study and Mitigated Negative Declaration, as well as the proposed Mitigation Monitoring and Reporting Program. Public Comments received regarding the project's environmental review have been included in Attachment 7. Staff has provided responses to the public comment regarding the project's environmental review immediately below. A number of the commenters stated that they believed that the project did not contain enough parking and that the existing street parking supply was already low in the neighborhood. It should be noted that street parking is not an issue that is analyzed under CEQA. The granting of the reduction in onsite parking from 25 to 22 spaces as a development concession/incentive is consistent with application of density bonus regulations under state law and Chapter 27 of the Implementing Zoning Ordinance. Related to traffic and circulation comments, the project's Initial Study Section 4.17 (Transportation) found that the project would result in a less than significant impact to transportation. The Initial Study noted that the project would be consistent with General Plan - mandated level -of -service standards, would not necessitate the completion of a transportation study due to the limited number of vehicle trips being added by the project, and would not result in safety issues, including emergency access, as concluded by the City's Public Works Department and Fire Department. Staff was able to confirm that the project would not be subject to an Army Corp of Engineers Permit as all improvements in the creek area (including water in -flow and out -flow devices for the stormwater system) are located above the high-water mark of Washington Creek. Comments were raised specific to the Initial Study's analysis of cultural and archeologic resources and historic resources. The comment raised for each item is contained immediately below with the staff response following. Cultural and Archeological Resources Comment: The commenter states that it is "surprising than an archaeological study was not completed for the proposed project" and asserts that an archaeological study should be completed by a qualified archaeologist in accordance with General Plan Policy 3-P-14. Response: City practice is to require a Cultural Resources Study when projects proposed development in archeologically sensitive areas which includes undisturbed lands in the vicinity of ridgetops, mid -slope terraces, alluvial flats, ecotones, and sources of water. The project is not located in an area that is considered archeologically sensitive and was not subject to a Cultural Resources Study. The project site and vicinity has been subject to ground disturbance including past agricultural activities and residential development. The project site includes Washington Creek, which is an engineered channel, maintained by the Sonoma County Water Agency for flood control purposes and has periodically undergone channel maintenance. Furthermore, the City notified the Federated Indians of Graton Rancheria (FIGR) in accordance with AB 52 notification procedures and did not receive a request to consult indicating that the project site and vicinity does not contain sensitive Tribal Cultural Resources. The project site is not undisturbed and is not considered an archeologically sensitive area. Nonetheless, as stated in the Draft Initial Study/Mitigated Negative Declaration (page 28, Exhibit 1 of Attachment 1), the project will result in ground disturbing activities during construction activities and could result in potentially significant impacts to buried cultural resources, if present. As such, Mitigation Measures CUL -I is set forth in the Initial Study/Mitigated Negative Declaration and provides for protection of archeological resources should such resources be encountered during construction. Mitigation Measure CUL -I has been augmented as directed by the Planning Commission to provide additional detail on the types of cultural materials that could be encountered. Modified language is set forth in the revised MMRP. Historic Resources Comment: The commenter disagrees with the Historic Resources Evaluation finding that the tankhouse does not qualify as a CEQA historical resource. The commenter asserts that the tankhouse at the project site potentially represents a historic property type that "embodies the distinctive characteristics of a type, period, or region" (CEQA Guidelines Section 15064.5(a)(3)(c)). Master Response: A Historic Resources Evaluation (HRE) was required because the project includes the proposed demolition of buildings and structures that were constructed prior to 1945 (City Council Resolution No 2017422 N.C.S (Demo Policy)). The HRE, provided as Attachment D to the Draft Initial Study/Mitigated Negative Declaration, includes a full assessment of eligibility for listing on the California Register of Historic Resources and presents the evaluation of significance beginning on page 6. Criterion 3 was specifically assessed to evaluate whether the tankhouse embodies distinctive characteristics of a type and whether it represents a particularly good example of a Northern California tank house. Based on review of available online resources, correspondence with Tom Cooper (who has documented tank houses and published a book about Northern California Tank Houses), review of the Caltrans State- wide historic context for agriculture, there was no indication that the tankhouse onsite was a particularly good or distinctive example of a type. The tankhouse on the subject property is of a type that is relatively common to agricultural properties of that era and does not warrant a determination of historical significance based on architectural merit alone. Furthermore, the finding that the tankhouse lacked historical significance was also informed by the fact that many of the associated features of the original agricultural property are no longer present. As such, the tankhouse lacks much of its original context making it less able to readily convey its historic function and operation. Therefore, the HRE concludes that the buildings and structures onsite including the tankhouse do not qualify as eligible or potentially eligible for listing on California Register of Historic Resources at the local, state or national level Density Bonus Housing Agreement IZO Chapter 27 (Density Bonus) is intended to provide incentives for the production of housing for Very Low, Low Income, Moderate or Senior Housing in accordance with California state law. By virtue of providing for certain levels of affordable housing in a development project, a project is eligible to exceed the density allowed by the applicable zoning and General Plan land use designation and receive a prescribed number of development incentives or concessions. The IZO defines a development incentive/concession as follows: Concession or Incentive. Used interchangeably means such regulatory concessions as specified in California Government Code Section 65915 subdivisions (d) and (h) including, but not limited to, the reduction of site development standards or zoning code requirements, direct financial assistance, approval of mixed use zoning in conjunction with the Housing Development, or any other regulatory incentive which would result in identifiable cost avoidance or reductions that are offered in addition to a Density Bonus. See Section 27.070 of this chapter. IZO §27.070 identifies development concessions or incentives that a project can utilize including the following: reduced minimum lot sizes and/or dimensions; reduced minimum lot setbacks; reduced minimum outdoor and/or private outdoor living area; increased maximum lot coverage; increased maximum building height and/or stories; reduced on-site parking standards, including the number or size of spaces and garage requirements; reduced minimum building separation requirements; reduced street standards, e.g., reduced minimum street widths. IZO §27.040 establishes the potential development bonus and number of incentives that a project could receive by providing on-site affordable units at certain levels of affordability. The table below shows how the inclusion of a very affordable unit(s) can yield development bonuses and incentives for project. The project proposes to utilize the residential density bonus provisions allowed by California state law and Chapter 27 of the IZO by providing for one on-site affordable unit at the very -low income level — an amount equal to eight percent of the base number of units (12 units) allowed by the zoning/land use designation at the project site. The inclusion of the on-site very affordable unit aIso allows the project to request one development concession or incentive and a residential density bonus of 27.5 percent as allowed by IZO §27.040. A parking reduction has been sought by the applicant as the development concession/incentive. Below is a tabular summary of how Chapter 27 applies to the project. #, i I Low Income Percentage ®P PercentageDensity Numberof■HS�cnttr ConcessionsUnits The project proposes to utilize the residential density bonus provisions allowed by California state law and Chapter 27 of the IZO by providing for one on-site affordable unit at the very -low income level — an amount equal to eight percent of the base number of units (12 units) allowed by the zoning/land use designation at the project site. The inclusion of the on-site very affordable unit aIso allows the project to request one development concession or incentive and a residential density bonus of 27.5 percent as allowed by IZO §27.040. A parking reduction has been sought by the applicant as the development concession/incentive. Below is a tabular summary of how Chapter 27 applies to the project. RESIDENTIAL DENSITY BONUS SUMMARY Standard Project ' Description Base Project Size (Number 12 The number of units proposed in the of Units) project prior to receiving an eligible density bonus Affordable Units Proposed 1 The number of units in the base project (Very Low) that shall be dedicated for the required term pursuant to CA Government Code §65915(c) to very low-income households (i.e. those earning up to 50% of the Area Median Income Level as published and periodically updated by the CA Department of Housing and Urban Development) Amount of Density Bonus 27.5% The amount of density bonus, calculated Available (3 market rate DB pursuant to CA Government Code units allowed; 1 §65915 and IZO, for which the applicant market -rate DB is eligible. unit proposed) Available 1 The number of incentives/concessions Incentives/Concessions for which the project is eligible. Eligible Parking Ratio 1 Reduced parking equal to three parking 1 Bdrm pace/unit spaces has been requested by the applicant, which would reduce the required off-street vehicular parking 2 Bdrm paces/unit requirement for the project from 25 to 22 spaces. Supporting information for The project includes a request for the following requested Incentives/Concessions that result in identifiable and actual Incentives/Concessions cost reductions to provide for affordable housing costs: • Reduced total vehicular parking space requirement from 25 totals aces to 22 totals aces. Applicants for a density bonus, incentive/concession must enter into a Density Bonus Housing Agreement (Agreement) with the City that is subject to approval by the City Council. The approval of the Agreement shall take place prior to approval of Site Plan and Architectural Review. Related to this project, the City Council must first approve the Agreement prior to the Planning Commission formally taking action of the project's SPAR request. The Agreement must run with the land to be developed and be binding on all future owners and successors in interest. Notably, the Agreement must stipulate that the term of use restrictions for restricted affordable units for at least 30 years for Very Low units. Following execution of the Agreement by all parties, the completed Agreement shall be recorded on the parcel to be developed. 4B-7 IZO Chapter 27 stipulates that the affordable units must be consistent with the general size and layout of market rate units in the proposed project. Therefore, the agreement includes the requirement that the affordable unit shall be a two-bedroom unit consistent with the majority of units proposed in the project. The one -bedroom unit proposed on the ground floor of Building B shall not be the affordable unit. Staff believes all requirements of the Density Bonus ordinance have been addressed with the proposed project. There is no provision that allows the City to require the project to incorporate the full maximum density bonus allowed under the ordinance. A draft resolution approving the Density Bonus Housing Agreement is provided at Attachment X for the Council's consideration. PUBLIC OUTREACH The applicant held a neighborhood outreach meeting on February 21, 2019 as required by the City. The meeting was held from 6 to 8p.m. at the Community Center. The meeting was attended by 17 people. All property owners and occupants within 1,000 feet of the project site were notified of the meeting. A summary of the meeting from the project applicant and comments from the meeting can be found in Attachment 6. Several members of the public spoke at the public hearing before the Planning Commission. Comments focused on concerns about traffic and parking in the surrounding neighborhood and overall design compatibility of the project with neighboring residential uses. More specifically, comments focused on architectural style, privacy, and massing. A notice of public hearing was published in the Argus Courier on Apr0 125, 2019 and mailed to all property owners and occupants within 1,000 feet of the project site. Additionally, a public hearing sign was installed on site consistent with City Council Resolution No. 201&107 N.C.S. As of the time of the writing of this staff report, six public comment lett ers have been received and have been included in Attachment 7. Concerns with traffic/circulation, parking, archeological resources, architectural/cultural resources, Army Corp permitting process, architecture, privacy, building size/height, water conservation with proposed pool, and disabled access were expressed in the public comment. FINANCIAL IMPACTS The project is a cost recovery project with time and materials paid for by the applicant in line with the cost recovery agreement on file for the project. ATTACHMENTS 1. Resolution Adopting Mitigated Negative Declaration Exhibit 1 — IS/iVIND Exhibit 2 -- MMRP 2. Resolution Approving the Residential Density Bonus Agreement •c: Exhibit 1 —Residential Density Bonus Agreement 3. Planning Commission Staff Report Dated April 9, 2019 4. Planning Commission Resolution No. 2019-05 5. Planning Commission Resolution No. 2019-06 6. Neighborhood Outreach Meeting Summary from Applicant 7. Public Comments 8. Project Plans ATTACHMENT 4C Resolution No. 2019-057 N.C.S. of the City of Petaluma, California RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL APPROVING A DENSITY BONUS HOUSING AGREEMENT FOR THE DECRISTO MULTI -FAMILY PROJECT LOCATED AT 109 ELLIS STREET APN: 007-361-003 FILE NO, PLSR48-0030 WHEREAS, Jelly A. Kler submitted, on behalf of property owner DeCristo Family Trust, an application for Site Plan and Architectural Review including requests for a Residential Density Bonus and a Development Concession/Incentive for the construction of a new multi- family residential project containing three, three-story buildings comprised in total of 13 residential units, 22 off street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-361-003) (the "Project"), and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, including the Site Plan and Architectural Review request and requests for a Residential Density Bonus and a Development Concession/Incentive on April 9, 2019, at which time all interested parties had the opportunity to be heard; and WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Angus -Courier and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law; and WHEREAS, at said hearing, the Planning Commission considered the staff report dated April Y. 2019, analyzing the Project, including the related Mitigated Negative Declaration; and WHEREAS, on Apri19, 2019, the Planning Commission reviewed the California Environmental Quality Act (CEQA) evaluation and by Resolution No. 20019 -OS dated April 9, 2019, recommended to the City Council adoption of a Mitigated Negative Declaration (MND) in accordance with CEQA; and WHEREAS, the JA Commission reviewed the Residential Density Bonus Agreement and by Resolution No. 2019-06 dated April 9, 2019, recommended to the City Council approval of the Density Bonus Housing Agreement; and WHEREAS, the Planning Commission provided feedback to the applicant on the requested Site Plan and Architectural Review for the project, which will be considered at a subsequent hearing should the City Council approve the Mitigated Negative Declaration and Density Bonus Housing Agreement; and Resolution No. 2019-05'7 N.C.S. 4�_Page 1 WHEREAS, the City Council held a duly noticed public hearing to consider the Project, including the request for a Residential Density Bonus and a Development Concession/Incentive on May 6, 2019, at which time all interested parties had the opportunity to be heard; and WHEREAS, at said hearing, the City Council considered the staff report dated May 6, 2019, analyzing the Project, including the related Mitigated Negative Declaration; and WHEREAS, public notice of the City Council hearing was published in the Petaluma Angus-Cout•zer and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law; and WHEREAS, on May 6, 2019, the City Council reviewed the CEQA evaluation and by Resolution No. 2019-058 N.C.S. dated May 6, 2019, adopted a Mitigated Negative Declaration in accordance with CEQA; and WHEREAS, Petaluma's Implementing Zoning Ordinance Chapter 27 (Residential Density Bonus) provides for provision of a local Residential Density Bonus and Development Incentives/Concessions program consistent with California state density bonus law; and WHEREAS, the intent of IZO Chapter 27 is to provide incentives for the production A housing for very low, low, moderate income or senior housing in accordance with California state law and facilitate the development of affordable housing consistent with the goals, policies, and programs of the City's Housing Element; and WHEREAS, the project applicant submitted a request for a Residential Density Bonus and aDevelopment Incentive/Concession as allowed under IZO Chapter 27; and WHEREAS, the project proposes to provide one on-site multi -family unit affordable at every low income level (approximately 8 percent of the proposed units); and WHEREAS, IZO Section 27.030 states that the City shall grant either a Density Bonus or a Density Bonus with a Concession or Incentive to an applicant who agrees to provide at least five percent of the total units of the housing development as restricted affordable units affordable to a very low income household, and WHEREAS, consistent with IZO Section 27.040.D, the inclusion of one on-site unit affordable to a very low income household as pant of the subject project entitles the project to a residential density bonus of up to 27.5 percent above the base maximum density of 18.0 units per acre; and WHEREAS, IZO Section 27.070 states that a housing development that provides at least five percent of the units affordable to very low income households shall entitle the developer to one concession or incentive; and Resolution No. 2019-057 N.C.S. 4C -Page 2 WHEREAS, IZO Section 27.070 further provides that the City may grant a waiver or modification of site development standards to reduce on-site parking standards, including the number of spaces; and WHEREAS, consistent with IZO Sections 27.040D and 27.070; the applicant has requested a density bonus to increase the residential density to 18.43 units per acre and reduce onsite parking by three spaces; and WHEREAS, the reduction in the required onsite parking results in cost savings to the applicant, which further subsidizes the provision of the unit available to the very low income household and is not anticipated to have a specific adverse impact upon the public health and safety or physical environment or any real property that is listed on the California Register of Historic Resource, and is not contrary to state or federal law; and WHEREAS, the full onsite parking requirement creates challenges for development of the site at the requested density and may require decrease in the proposed density of over 18 units per acre; and WHEREAS, IZO Section 27.050 provides far development standards for affordable units, all of which have been incorporated into the draft Density Bonus Housing Agreement for the project; and WHEREAS, Chapter 27.090 of the Implementing Zoning Ordinance requires applicants for a Density Bonus, Incentive or Concession to enter into a Density Bonus Housing Agreement with the City, approved by the City Council; and. WHEREAS, Chapter 27.090 provides the requirements for a Density Bonus Housing Agreement, which have been incorporated into the draft Density Bonus Housing Agreement for the project. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the City Council makes the following findings: a. The Project is consistent with the General Plan 2025 Medium Density Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single-family and multi -family housing at a density of 8.1 to 18.0 units/acre. b. The Project is, for the reasons discussed in the May 6, 2019 City Council staff report , consistent with the following General Plan policies: Policy 1-P-2 {Efficient Land Use), Policy 1-1`-6 (Encourage Mixed -Use Development), Goal 2-G-3 (Payran-McKinley Neighborhood Character), Policy 4-P4.0 (Creek Setbacks), Policy 5-1`45 (Bikeway Resolution No. 2019-057 N.C,S. 4C- Page 3 Implementation), Policy 5& PM6 (Creek Trail Access), and Housing Element Policies 1,1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 (Affordable Housing Production), c. The Project is consistent with all development standards of the Residential 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. d. The Project is consistent with all requirements for a Density Bonus with a Concession as outlined in IZO Chapter 27 (Residential Density Bonus) and California state density bonus law. 3. Based on its review of the entire record herein, including the May 6, 2019 City Council staff report, all supporting, referenced, and incorporated documents, and all comments received, the City Council hereby recommends that the City Council approves the Density Bonus Housing Agreement attached as Exhibit 1 hereto and incorporated herein by reference. Under the power and authority conferred upon this Council by the Charter of said City, REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to Council of the City of Petaluma at a Regular meeting on the 61h day of May 2019, form: by the following vote: / Ci 4ttorney AYES: Mayor Barrett; Fischer; Healy; Kearney; King; Vice Mayor McDonnell; Miller NOES: None ABSENT: None ABSTAIN: None ATTEST: Clerk Mayor Resolution No. 2019-057 N,C.S. 4C -Page 4 ATTACHMENT 4-D Resolution No. 2019-058 N.C.S. of the City of Petaluma, .California RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL ADOPTING A MITIGATED NEGATIVE DECLARATION FOR TILE DECRISTO MULTI -FAMILY PROJECT LOCATED AT 109 ELLIS STREET APN: 007-361-003 FILE NO. PLSR-18-0030 WHEREAS, Jerry A. Kler submitted, on behalf of property owner , an application for Site Plan and Architectural Review including requests for a Residential Density Bonus and a Development Concession/Incentive for the construction of a new multi -family residential project containing three, three-story buildings comprised in total of 13 residential .units, 22 off street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-361-003) (the "Project"); and WHEREAS, the Project is subject to the Petaluma General Plan 2025, adopted by the City on May 19, 2008; and WHEREAS, in evaluating certain potential environmental effects of the Project in the Initial Study, including but not limited to effects of climate change, water supply, and traffic, the City relied on the Program EIR for the City of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by the adoption of Resolution No. 2008-058 N.C.S., which is incorporated herein by reference WHEREAS, the General Plan EIR identified potentially significant environmental impacts and related mitigation measures and the Ciiy also adopted a Statement of Overriding Considerations for significant impacts that could not be avoided; and WHEREAS, the City prepared an Initial Study for the proposed Project consistent with CEQA Guidelines § 15162 and 15163 and determined that a Mitigated Negative Declaration (MND) was required in order to analyze the potential for new or additional significant environmental impacts of the Project beyond those identified in the General Plan EIR. WHEREAS, on or before March 19, 2019, the City's Notice of Intent to Adopt a Mitigated Negative Declaration based on the Initial Study, providing fora 30 -day public comment period commencing March 22, 2019 and ending Apri122, 2019, and a Notice of Public Hearing to be held on Apri19, 2019 before the City of Petaluma Planning Commission were published in the Petaluma Argus-Couf�ief� and mailed to all residents and property owners within 1,000 feet of the Project as well as all persons having requested special notice of said proceedings; and WHEREAS, the Planning Commission held a duly noticed public hearing on April 9, 2019, at which time all interested parties had the opportunity to be heard; and Resolution No. 2019-058 N.C.S. 4D- Page 1 WHEREAS, the Planning Commission considered the Project, the MND, the supporting Initial Study, the staff report, and received and considered all written and oral public comments on environmental effects of the Project which were submitted up to and at the time of the public hearings; and WHEREAS, on Apri19, 2019, the Planning Commission adopted Resolution No. 2019- 05 making a recommendation to the City Council that the City Council adopts the Mitigated Negative Declaration with modifications to the Mitigation n Monitoring and Reporting Program prepared for the Project including modifications to mitigation measures related to Cultural Resources and Noise; and WHEREAS, a Notice of Public Hearing to be held on May 6, 2019 before the City of Petaluma City Council was published in the Petaluma Argus -Courier and mailed to all residents and property owners within 1,000 feet of the Project as well as all persons having requested special notice of said proceedings; and WHEREAS, the Initial Study applies the BAAQMD's California Environmental Quality Act - Air Quality Guidelines including the BAAQMD thresholds of significance. As lead agency under CEQA, the City of Petaluma has the discretion to rely upon the BAAQMD CEQA Guidelines and thresholds of significance since they include the best available scientific data and most conservative thresholds available for comparison of the Project's emissions. Comparison of the Project's emissions against these thresholds provides a conservative assessment as the basis for a determination of significance; and WHEREAS, pursuant to further analysis in the Initial Study, including evaluation using the BAAQMD CEQA Guidelines and thresholds of significance, the Project does not make a considerable contribution to a significant cumulative air quality or greenhouse gas emissions impact found to be significant and unavoidable in the General Plan 2025 EIR, because of the Project's emissions are below significance thresholds identified; and WHEREAS, the MND reflects the City's independent judgment and analysis of the potential for environmental impacts from the Project; and WHEREAS, the MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City Community Development Department at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record of proceedings for the proposed project is the City of Petaluma Community Development Department, 11 English St, Petaluma, CA 94952; and WHEREAS, while the Initial Study for the Project identified potentially significant impacts, all significant impacts are mitigated to a less than significant level and therefore the Project would not result in any significant impacts to the environment. Resolution No, 2019-058 N.C.S. 4D- Page 2 NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the City Council makes the following findings: a. The Project is consistent with the General Plan 2025 Medium Density Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single-family and multi -family housing at a density of 8.1 to 18.0 units/acre. b. The Project is, for the reasons discussed in the May 6, 2019 City Council staff report, consistent with the following General Plan policies: Policy 1-P-2 (Efficient Land Use), Policy 1-P-6 (Encourage Mixed -Use Development), Goal 2-G-3 (Payran-McKinley Neighborhood Character), Policy 4-1`4.0 (Creek Setbacks), Policy 5-P45 (Bikeway Implementation), Policy 5-P-26 (Creek Trail Access), and Housing Element Policies 1.1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 (Affordable Housing Production). c. The Project is consistent with all development standards of the Residential 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. d. Pursuant to the analysis in the Initial Study, the Project does not make a cumulatively considerable contribution to the significant and unavoidable cumulative traffic and/or noise impacts identified in the General Plan 2025 EIR because although the Project would contribute vehicle trips to intersections identified in the General Plan EIR as operating at an unacceptable LOS at build -out, the affected intersections have either already been determined to acceptably operate at an LOS E or LOS F due to overriding considerations and conflicts with other General Plan policies or the Project's contribution to those intersections are below the threshold established by the General Plan EIR (i.e., cause the LOS to deteriorate to the next lowest level). e. V�Iith regard to noise, the Project is considered to result in an effect that is less than cumulatively considerable because the project excludes new stationary noise sources and its incremental contribution through vehicular trips is insufficient to result in a perceptible change in noise. 3. Based on its review of the entire record herein, including the MND, the Initial Study, all supporting, referenced and incorporated documents and all comments received, the City Council finds that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment, that the MND reflects the City's independent judgment and analysis, and that the MND, Initial. Study and supporting documents provide an adequate description of the impacts of the Project and comply with CEQA, the State CEQA Guidelines and the City of Petaluma Enviromnental Guidelines. Resolution No, 2019-058 N.C,S, 4D- Page 3 4. The MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City Community Development Department at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record of proceedings for the proposed project is the City of Petaluma Community Development Department, 11 English St. Petaluma, CA 94952. 5. Based on its review of the entire record herein, including the May 6, 2019 City Council staff report, all supporting, referenced, and incorporated documents, and all comments received, the City Council adopts the Mitigated Negative Declaration prepared for the Project. Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to Council of the City of Petaluma at a Regular meeting on the 6'�' day of May 2019, for bY the following vote: City/Attorney AYES: Mayor Barrett; Fischer; Healy; Kearney; King; Vice Mayor McDonnell; Miller NOES: None ABSENT: None ABSTAIN: None ATTEST: Deputy City Mayor Resolution No. 2019-058 N.C,S. 4D- Page 4 ATTACHMENT 4E DATE: April 9, 2019 AGENDA ITEM NO, 8A TO: Planning Commission FROM: Aaron Hollister, Senior Planner REVIEWED BY: Heather Hines, Planning Manager SUBJECT: DeCristo Multi -family Project Mitigated Negative Declaration Residential Density Bonus and Development Concession/Incentive Site Plan and Architectural Review 109 Ellis Street File# PLSR-18-0030 RECOMMENDATION It is recommended that the Planning Commission take the following actions regarding the DeCristo Multi -Family Project: 1. Approve a resolution recommending to the City Council adoption of a Mitigated Negative Declaration 2. Approve a resolution recommending to the City Council approval of the Residential Density Bonus Agreement for a residential density bonus and development concession/incentive 3. Provide feedback on Site Plan and Architectural Review (SPAR) for future action As required by Chapter 27 of the Implementing Zoning Ordinance (IZO), a Density Bonus Housing Agreement must be approved by the City Council and recorded prior to formal action being taken on the SPAR request. The City Council will take formal action on the Mitigated Negative Declaration and the Density Bonus Housing Agreement at the same City Council meeting. The Planning Commission will take formal action on the SPAR request at a future publicly noticed meeting after the City Council potentially adopts the Mitigated Negative Declaration and approves the Density Bonus Housing Agreement. The Planning Commission's feedback of the SPAR request will be communicated to the City Council when the Council considers the Mitigated Negative Declaration and Density Bonus Housing Agreement. BACKGROUND Context The project site is a 0.705 -acre property that is located on the east side of Ellis Street, mid -block, between Madison Street and Martin Circle in Central Petaluma (Figure 1). Land uses adjacent to 4E-1 the subject property include• two-story multi -family residential to the north and south, and McKinley Elementary School to the west. Washington Creek and its associated riparian corridor are located immediately to the east of the property, while single-family residential uses are located on the opposite side of the creek. See Sheet A901 of Attachment E for site and vicinity photos. The project site is currently developed with residential structures and uses, including three detached single-family dwelling units and associated residential accessory structures. Based on the Historic Resource Evaluation prepared for the site, none of the existing on-site structures have been determined to be eligible for listing on the California Historic Resources Survey or the National Register of Historic Places and have been determined not be historic resources. Vehicular access to the site is provided via an existing curb cut on the southerly portion of the project site's frontage on Ellis Street. A gravel driveway provides for vehicular circulation on the site as it traverses the southerly side of the property from the curb cut. The topography of the site is generally flat with a slight downslope of approximately one foot from east to west. A majority of the site contains maintained grass areas and residential landscaping, including six trees. The project site extends to Washington Creek, including a narrow strip of riparian corridor. McKinley Elementary School Figure 1: Project Location a4Z� roc General Plan Sub Area The project site is located within the Payran-McKinley Subarea of the Petaluma General Plan. Bordered by Highway 101, the railroad tracks, Lakeville Street, and East Washington Street, the Payran-McKinley subarea consists primarily of residential uses and a few large vacant parcels, primarily adjacent to the Petaluma River, Lynch and Washington Creeks, and Highway 101. It features a diverse range of housing densities, with single-family dwellings, townhomes, 4E-2 5. Payran McKinley to UF Diverse Low Density Residential Education Low Density Residential Medium Density Residential McKinley School r�r Mixed Use Figure 3: General Plan Land Use Designation City Park Zoning Map As shown on Figure 4 below, the project site has a zoning designation of Residential 4 (R4) with the Floodplain Combining District (FP -Q. The R4 zone is applied to areas intended for a variety of housing types ranging from single dwellings to multi -unit structures. The R4 zone is consistent with and implements the Medium Density Residential land use classifications of the General Plan. The FP -C overlay requires all new principal, conditional, or accessory uses to obtain a development permit prior to commencement of the use, in part, to assure proper floodproofmg. 4E-4 Figure 4: Zoning Map PROJECT DESCRIPTION The proposed DeCristo Multi -Family project consists of a multi -family residential development including 13 multi -family apartments, with one of the units being offered at the very low-income level pursuant to a density bonus agreement. The project site would be developed with three, three- story buildings and common outdoor areas including an in -ground swimming pool, on-site parking, landscaping, a bioretention/detention basin, and ancillary improvements. Offsite improvements include streetscape landscaping improvements along the project's Ellis Street frontage, extension of utility service laterals, and installation of an 8400t wide pervious pathway along the full extent of the site frontage to Washington Creek. The project is subject to Site Plan and Architectural Review and a Density Bonus has been requested to allow for an increased density of 18.43 units per acre in exchange for offering one unit at the very low-income level and a development concession/incentive to reduce the number of onsite parking spaces from the 25 required by code to 22 parking spaces. Additional project details are summarized below. Site Plan Each of the three proposed buildings will have similar dimensions with_ building footprint dimensions of 63 feet by 55 feet and maximum building heights of 32.5 feet with slight differences in building design and ground -floor uses. The buildings have been labeled Building A, B, and C on the site plan (Figure 5, and Attachment E). Courtyard areas measuring 26 feet in width are proposed between each building. Each building has a 31 -foot setback from the northerly property 4E-5 line and a setback of 17'-l0" from the southerly property line. The vehicular access/circulation area and landscaping are to the north of the buildings and pedestrian and bicycle access areas and landscaping are to the south of the building placement. Building A, the forward -most building on the site, is setback 10 feet from the front property line on Ellis Street, while an in -ground pool/open space is located immediately to the rear of Building C adjacent to the Washington Creek property line at the rear of the site. The bioretention area is located between the pool area and the rear property line. Access and Parking -- r i It i iN iW4 If ..z� Figure 5: Site Plait The project site is currently accessed via an existing curb cut on the southeasterly portion of the project site's frontage on Ellis Street. A gravel driveway provides for vehicular circulation on the site as it traverses the southerly side of the property from the curb cut. The site's vehicular access point and curb cut would be moved to the northwesterly portion of the site with internal vehicular circulation provided via a two-way driveway. A total of 22 onsite vehicle parking spaces would be provided. Eighteen of the proposed parking spaces would be provided in enclosed garages located at the ground -floor areas of the residential structures. The remaining four parking spaces would be covered by the elevated courtyard area between the buildings. Two parking spaces would contain electric vehicle (EV) charging stations. The project's internal drive would be constructed of permeable paving. The pedestrian entrance to the site would be provided at the southeastern corner of the property. A total of 24 interior, secured bicycle parking spaces are proposed to be located on site. Each of the buildings would contain a bicycle storage room with eight bicycle parking spaces provided. Building Layout The general design of each of the buildings is similar and are centered around an elevated courtyard area. The upper stories of each of the buildings contains the two-bedroom residential units, which measure 1,115 square feet each and total 12 in number. The proposed very -low income unit will be required to be one of two-bedroom units per the requirements of IZO Chapter 27 (Residential Density Bonus). The ground floor layout of each building will differ slightly in that Building A will contain the project's trash room; Building B will contain an ADA -accessible, one -bedroom unit measuring 737 square feet; Building C will contain a multi -use room that opens to the pool area. Otherwise, each ground -floor area will contain enclosed vehicle and bicycle parking and a mechanical room. 4E-6 Elevations/Materials The designs of the upper two stories of the proposed buildings will largely be the same with the exception of paint color. The facades of the upper stories are proposed to be largely composed of smooth -troweled stucco and glazing with horizontal metal panel bands. Angled bay windows are proposed in the center portions of the north and south building elevations. The east and west building elevations will contain projecting balconies at the second level with glass guardrails. The east and west elevations of each building are also proposed to contain metal/metal-mesh boxed architectural forms in the center of the building elevations located above the courtyard entry. The boxes will project beyond the primary facade and will be located slightly above the primary parapet line at the top of the facades. The courtyard entries to each building are located at the center of the north and south elevations. The lower stories will largely be finished with sand -blasted boafd-form concrete with the exception of the front elevation of Building A, which will feature a green -screen living wall. The garage doors proposed on the north facing ground -floor elevation will translucent. Pages A 301-301B of Attachment E contain the building elevations, as well as Figures 6, 7, 8, and 9. Pages AlO1B- 101 C and A601-603 contain differing building perspectives. The materials and color board details can be found at page CB of Attachment E. Figure 6: Front Elevation (Building A) Figure 7: Rear Elevation (Building C) Figure 8: North -Facing Elevations Figure 9: South -Facing Elevations Roof Design The building roof designs will be relatively flat and will contain photovoltaic panel arrays, roof - mounted mechanical equipment screened by stained, slatted wood screens, and an operable central skylight above the center courtyard area of each building. The aforementioned rooftop features are proposed to be screened by a parapet roof with stucco fascia. All rooftops will be painted white. The project's roof plan can be found on page A203 of Attachment E. Landscaping/Fencing/Pool/Recreation Trail The preliminary planting plan includes nine different tree species, shrubs, perennials, groundcover, and vines. Trees and other landscaping will be planted along the perimeter of the subject property, in courtyard areas between the buildings, and in common open space areas throughout the site (pages Ll -L4 of Attachment E). All proposed planting species require very low to moderate 4E-8 water use. A green wall with planting trays is proposed on the street -facing fagade of the west - most building (page L4 of Attachment E for details). All six existing trees on the property are proposed for removal. One of the trees is already dead and none of the existing trees are protected trees per the IZO. It should be noted that the Department of Public Works determined that street trees are not able to be accommodated along the project's frontage on Ellis Street due to the location of existing utilities in the area. A metal and wire mesh fence is proposed along the project's north, south, and east property lines. The fence would be six feet in height with the exception of the first 15 feet of the property as measured from the Ellis Street frontage. In this area, the fence would measure 42 inches in height to comply with requirements in the IZO. There is no fencing proposed along the Ellis Street frontage of the property. There is a pedestrian gate proposed in the fencing along the east property line to provide access to the recreational trail along Washington Creek. Outdoor amenities include an in -ground pool and lounge area located towards the eastern portion of the site adjacent to the eastern -most building. The pool area will contain outdoor furniture, including bench seating. Colored concrete paving is proposed around the pool area and extending along the southerly portion of the site, where a pedestrian access is provided to buildings, bike storage, and other common -usage outdoor spaces. The project also includes the installation of an eight -foot wide permeable recreational trail located along the entire length of the project site's frontage to Washington Creek, as envisioned by the General Plan. The recreational trail would be constructed in accordance with Bay Area Stormwater Management Agencies Association (BASMAA) standards including a uniform subgrade and at least 3 inches of crushed rock beneath for rainfall retention and soil infiltration. Lighting . Shielded, downcast bollard lighting measuring 39 inches in height are located in proposed pedestrian areas on the site. Recessed, downcast lighting is proposed on the buildings, as well as lighting fixtures that propose a halo lighting effect on the buildings. Reference sheet 501A of Attachment E for the photometric plan and page 501B for the site lighting specifications. Detention/Bioretention The project includes development of a detention/bioretention basin located at the easternmost portion of the parcel. The basin has a design capacity of 4,708 cubic feet, comprised of 4,590 cubic feet of storage to accommodate flood waters displaced by the project introducing fill to the floodplain, and approximately 118 cubic feet of bioretention storage. The detention basin would accommodate rising flood waters within Washington Creek to be diverted into the basin via a 12 - inch inflow pipeline extending 32 linear feet within the top of bank just below the 100 -year base flood elevation. A 64nch outflow stormdrain extending 50 linear feet would discharge filtered water from the bottom of the bio -retention basin into Washington Creek. A diffuser tee located at the end of the outflow drain would dissipate and disperse the outflow over a wider area, and a rip rap apron would be installed immediately beneath the diffuser to absorb outflow energy. As proposed, the outflow drain, diffuser .and rip rap apron will be accommodated above the ordinary high-water level. See pages C-5 and C-6 of Attachment E for details. DISCUSSION Standards of Review This project is subject to the following standards of review: • Petaluma General Plan • Implementing Zoning Ordinance o IZO §24.010 (Site Plan and Architectural Review) o IZO Chapter 27 (Residential Density Bonus) The following analysis addresses each standard in order of relevance to the proposed project. General Plan The following discussion provides an analysis of the proposed project against applicable General Plan policies. Staff analysis is provided in italics below. Chapter 1: Land Use, Growth Management &the Built Environment Policy 1-P-2 Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. The proposed project consists of infrll development that would provide a project that is equal or higher density and intensity than surrounding developments, which features multi family residential. The project also proposes residential development that maximizes the dwelling unit yield allowed by the General Plan Land Use Designation of Medium -Density Residential (8.1 — 18.0 units/acre) as well as a Residential Density Bonus to allow a slight increase in the density to 18.43 units/acre. Chapter 2: Payran-McKinley Policy 2-G-3 Maintain and develop the area with a diverse range of residential densities appropriate to the character of this central urban neighborhood while enhancing the creek corridors. The project proposes a multifamily residential project in an area that features multi family residential development making the project appropriate to the character of the neighborhood. The project would install a multi -use path along its frontage on Washington Creek consistent with the General Plan vision to enhance the creek corridor. Chapter 4: The Natural Environment Policy 4-1` -1.0 Create setbacks for all tributaries to the Petaluma River extending a minimum of 50 feet outward from the top of each bank. Development shall not occur within this setback, except as part of greenway enhancement (for 4E-10 example, trails and bikeways). A SO foot setback from the Washington Creek top of an has been established in which new construction would not occur except for landscaping and a pedestrian trail. Chapter 5: Mobili (Bicycle and Pedestrian Plan) Policy 5-P-15 Implement the bikeway system as outlined in the Bicycle and Pedestrian Plan and expand and improve the bikeway system wherever the opportunity arises. Policy 5-P-26 Require all new development and those requiring new city entitlements with "frontage" along creeks and the river to permit through travel adjacent to creeks and the river with access points from parallel corridors spaced at minimum intervals of 5004,000 feet. The City's Bicycle and Pedestrian Plan identifies a proposed recreational trail along Washington Creek and a Class III Bike facility along Ellis Street. As proposed the project includes construction of an eight foot -wide recreational trail for the length of the parcel along Washington Creek. New signage for Class III bicycle facilities is proposed along the Ellis Street frontage. Chapter 11: Housing Element Policy 1.1 Promote residential development within the Urban Growth Boundary. The project proposes 13 residential units on property within the Urban Growth Boundary. Furthermore, the project will provide residential development in a walkable neighborhood and in close proximity to public transit options. Policy 1.2 Encourage the development of housing on underutilized land that is appropriately zoned. The project site is currently underutilized both in terms of building area and use intensity as the site is developed with three dwelling units and associated residential accessory structures. The project proposes a Residential Density Bonus to allow 13 residential units on-site, which will allow the project to maximize the housing potential at the site. Policy 4.2 Assign a share of the responsibility for providing affordable housing to the developers of market -rate housing and non-residential projects. The subject project w as deemed complete prior to January 1, 2019 and therefore is not subject to the recently modifzed inclusionary housing ordinance or increased housing in lieu fees. The project does provide one 4E-11 two-bedroom unit that will be available to a household at the very low income level per the requested density bonus agreement. Implementing Zoning Ordinance Development Standards As described below in Table 1 the proposal complies with the development standards of the IZO. Multifamily residential is an allowed use in the R4 Zone, 1) The requested Residential Density Bonus Concession/Incentive TABLE 1— COMPLIANCE WITH R4 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED Lot Coverage 60% 37% Front Setback 10 feet min. 10 feet Side Setback 0 feet. min. 31 feet; 17 feet, 10 inches Rear 10 feet min. 54 feet to 94 feet Building Height 35 feet max 32.5 feet Usable Open Space 300 square feet/unit 896 square feet/unit Vehicular Parking 25 spaces 22 spaces' Bicycle Parking 3 spaces 24 spaces proposes a reduction of three required parking spaces The far westerly portion of the project site is located in the Flood Plain Overlay (Chapter 6 in the IZO) as demonstrated on page C-4 of Attachment E. The Flood all Overlay is intended, in part, to minimize property damage from flood waters and safeguard public health, safety, and general welfare, as well as minimize business interruptions. Construction of new residential structures in the overlay requires elevation of the lowest habitable floor by 12 inches or more above the base flood elevation or depth number specified on the Flood Insurance Rate Map. All new construction and substantial improvements shall ensure that fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Furthermore, new construction in the Flood Plain overlay is subject to specific standards of construction that includes anchoring, as well as construction materials and methods. Recommended condition of approval #9 (Attachment A) stipulates compliance with Chapter 6 of the IZO, including the aforementioned items. Residential Density Bonus and Development Concession/Incentive (IZO Chapter 271 This chapter is intended to provide incentives for the production of housing for Very Low, Low Income, Moderate or Senior Housing in accordance with California state law. By virtue of 4E-12 providing for certain levels of affordable housing in a development project, a project is eligible to exceed the density allowed by the applicable zoning and General Plan land use designation and receive a prescribed number of development incentives or concessions. The IZO defines a development incentive/concession as follows: Concession or Incentive. Used interchangeably means such regulatory concessions as specified in California Government Code Section 65915 subdivisions (d) and (h) including, but not limited to, the reduction of site development standards or zoning code requirements, direct financial assistance, approval of mixed use zoning in conjunction with the Housing Development, or ally other regulatory incentive which would result in identifiable cost avoidance or reductions that are offered in addition to a Density Bonus. See Section 27.070 of this chapter. IZO §27.070 identifies development concessions or incentives that a project can utilize including the following: reduced minimum lot sizes and/or dimensions; reduced minimum lot setbacks; reduced minimum outdoor and/or private outdoor living area; increased maximum lot coverage; increased maximum building height and/or stories; reduced on-site parking standards, including the number or size of spaces and garage requirements; reduced minimum building separation requirements; reduced street standards, e.g., reduced minimum street widths. Additionally, upon request by the applicant, the City may not require a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following: 1.) Zero to one bedrooms: one onsite parking space; 2.) Two to three bedrooms: two onsite parking spaces; 3.) Four and more bedrooms: two and one-half parking spaces. It should be noted that if the development is located within one-half mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development, the ratio shall not exceed 0.5 spaces per unit. The project site is located over one half mile from both the downtown SMART station and the Eastside Bus Transfer Center. IZO §27.040 establishes the potential development bonus and number of incentives that a project could receive by provng on-site affordable units at certain levels of affordability. Figure 10 found immediately below shows how the inclusion of a very affordable unit(s) can yield development bonuses and incentives for project. Percentage Density Bonus Number of Incentives or Concessions 22M/o }' In accordance with State law, neither Lite granting of a Concession or Incentive, nor the granting of a Density Bonus, shall be interpreted; in and of itself, to require a general plan amendment, zoning change, variance, or other discretionary approval. The project proposes to utilize the residential density bonus provisions allowed by California state law and Chapter 27 of the IZO by providing for one on-site affordable unit at the very -low income level — an amount equal to eight percent of the base number of units (12 units) allowed by the zoning/land use designation at the project site. The inclusion of the on-site very affordable unit also allows the project to request one development concession or incentive and a residential density bonus of 27.5 percent as allowed by IZO §27.040. A parking reduction has been sought by the applicant as the development concession/incentive. Table 2 summarizes how Chapter 27 applies to the project. TABLE 2 -RESIDENTIAL DENSITY BONUS SuivrnIARY Standard Project Description Base Project Size (Number 12 The number of units proposed in the of Units) project prior to receiving an eligible density bonus Affordable Units Proposed 1 The number of units in the base project (Very Low) that shall be dedicated for the required term pursuant to CA Government Code §65915(c) to very low-income households (i.e. those earning up to 50% of the Area Median Income Level as published and periodically updated by the CA Department of Housing and Urban Development) Amount of Density Bonus 27.5% The amount of density bonus, calculated Available (3 market rate DB pursuant to CA Government Code units allowed; 1 §65915 and IZO, for which the applicant market -rate DB is eligible. unit proposed) Available 1 The number of incentives/concessions Incentives/Concessions for which the project is eligible. Eligible Parking Ratio 1 Reduced parking equal to three parking I Bdrm ace/unit spaces has been requested by the applicant, which would reduce the required off-street vehicular parking 2 Bdrm paces/unit requirement for the project from 25 to 22 spaces, Supporting information for The project includes a request for the following requested Incentives/Concessions that result in identifiable and actual Incentives/Concessions cost reductions to provide for affordable housing costs: • Reduced total vehicular parking space requirement from 25 totals aces to 22 totals aces. 4E-14 The City shall grant Incentives) or Collcesslon(s) requested by the applicant unless the City can make a written finding, based upon substantial evidence, of any of the following: 1) The Incentive or Concession is not required in order to provide for affordable housing to Very Low, Low, or Moderate Income Households; 2) The Incentive or Concession would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the California Government Code, upon public health and safety or physical environment or any real property that is listed on the California Register of Historical Resources and for which the City determines there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the Housing Development unaffordable to Very Low, Low, and/or Moderate Income Households; and, 3) The Incentive or Concession would be contrary to state or federal law. The applicant must provide evidence as to why the Concession or Incentive is necessary to provide the Restricted Affordable Units in accordance with Section 27.070 of this Chapter. Such evidence shall include, but is not limited to, an explanation as to the actual cost reduction achieved through the concession or incentive and how the cost reduction allows the applicant to provide the Restricted Affordable Units, and any supporting documentation. The amount of actual cost reduction is not stipulated by IZO Chapter 27 or state law. The reduction of required parking results in cost savings to the applicant which further subsidizes the provision of the unit available to very low income household. Furthermore, the requested Incentive/Concession is not anticipated to have a specific adverse impact upon public health and safety or physical environment or any real property that is listed on the California Register of Historical Resources and would not be contrary to state or federal law. State density bonus law also establishes that in no case may the City apply any development standard that will have the effect of physically precluding the construction of a development at the densities or with the concessions or incentives permitted by state density bonus law. The full parking requirement of 25 on site spaces challenges the site and requires decrease in building are or project amenities to site the three additional parking spaces. Therefore, the full parking standard on the project site could preclude the applicant from successfully building the project at the proposed density of over 18 units per acre. Applicants for a density bonus, incentive/concession shall enter into a Density Bonus Housing Agreement (Agreement) with the City that is subject to approval by the City Council. The approval of the Agreement shall take place prior to approval of Site Plan and Architectural Review. Related to this project, the City Council must first approve the Agreement prior to the Planning Commission formally taking action of the project's SPAR request. The Agreement must run with the land to be developed and be binding on all future owners and successors in interest. Notably, the Agreement must stipulate that the term of use restrictions for restricted affordable units for at least 30 years for Very Low units. Following execution of the Agreement by all parties, the completed Agreement shall be recorded on the parcel to be developed. 4E-15 IZO Chapter 27 stipulates that the affordable units must be consistent with the general size and layout of market rate units in the proposed project. Therefore, the agreement includes the requirement that the affordable unit shall be a two-bedroom unit consistent with the majority of units proposed in the project. The one bedroom unit proposed on the ground floor of Building B shall not be the affordable unit. Staff believes all requirements of the Density Bonus ordinance have been addressed with the proposed project. There is no provision that allows the City to require the project to incorporate the full maximum density bonus allowed under the ordinance. A draft resolution recommending approval of the Density Bonus and Concession/Incentive is provided at Attachment B for the Planning Commission's consideration. Site Plan and Architectural Review (IZO &24.010) The Planning Commission shall make the specific findings to approve the project in compliance with IZO§24.010(G) (Standards of Review Applications). Staff recommendations are provided below in italics. As part of staff's initial review of the project, staff commented on a number of design considerations. The applicant elected to address some of the design comments in the current project plans but opted not address several design comments. Because the Planning Commission cannot approve SPAR for the project until after City Council's approval of the Density Bonus Agreement, staff is requesting feedback on the project design at this time for the applicant to consider before the formal SPAR consideration. The following are staff suggestions for the Planning Commission to consider as part of their feedback. • Consider visual enhancements that could be made at the south facing ground floor• areas. Although they are not street facing elevations, these ground floor areas could be enhanced to provide a more interesting design for pedestrian circulation within the project. Suggested enhancements to consider could include changes in materials, art work, and/or enhanced landscaping. Also consider possible enhancements to the ground floor east - facing elevation of the rear building, which faces the pool area amenity for residents. • Related to the design of the ground floor unit in the middle structure (Building B), explore enhanced privacy solutions and design solutions that would indicate the area is a residential dwelling unit. • The project's backflow preventer and meters are proposed in a landscaped front setback area. Ideally, these features should be located in an area screened from the public right- of-way including a building alcove or recessed area on a secondary frontage that minimizes their appearance. Consider alternative locations for this equipment to better screen it from pedestrian view. • Staff has concerns regarding the glare and reflectivity of the proposed metal panel material (ALUCOIL with Champaign mica finish) that is proposed on the exteriors of the upper levels of the buildings. When viewed in the sunlight, the material appears to give off glare and may be overly reflective. Consider utilizing a finish that is nona°eflective and does not produce glare. • Explore options to reduce the amount of stucco that is proposed and use visually enhanced products where appropriate. For example, the proposed capping element/parapet wall 4E-16 and projecting bay windows could feature a different material that provides visual enhancement and differentiation. To guide the Planning Commission's initial consideration of SPAR for the project, the following outlines the required findings that will need to be made to ultimately approve the project. Staff recommends that the Planning Commission provide the applicant feedback to address in the plans to facilitate SPAR approval after the Council's consideration of the Density Bonus Agreement. a. The appropriate use of quality materials and harmony and proportion of the overall design. b. The architectural style which should be appropriate for the project in question, and compatible with the overall character of the neighborhood. c. The siting of the structure on the property, as compared to the siting of other structures in the immediate neighborhood. d. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. e. The bulk, height, and color of the proposed structure as compared to the bulk, height, and color of other structures in the immediate neighborhood. £ Landscaping to approved City standards shall be required on the site and shall be in keeping with the character or design of the site. Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Planning Commission. g. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and bicycle parking facilities and pedestrian ways shall be designed as to promote safety and convenience, and shall conform to approved City standards. PUBLIC COMMENT The applicant held a neighborhood outreach meeting on February 21, 2019 consistent with City Council Resolution No. 2018-107 N.C.S. The meeting was held from 6:00 p.m. to 8:00 p.m. at the Community Center. The meeting was attended by 17 people. All property owners and occupants within 1,000 feet of the project site were notified of the meeting. A summary of the meeting from the project applicant and comments from the meeting can be found in Attachment C. A notice of public hearing was published in the Argus Courier on February 27, 2019 and mailed to all property owners and occupants within 1,000 feet of the project site. Additionally, a public hearing sign was installed on site consistent with City Council Resolution No. 2018407 N.C.S. As of the time of the writing of this staff report, two public comment lett ers have been received and have been included in Attachment D. Concerns with traffic, parking, architecture, privacy and building size were expressed in the public comment. ENVIRONMENTAL REVIEW A Draft Initial Study was prepared in compliance with the California Environmental Quality Act on March 19, 2019. A Notice of Intent to adopt a Mitigated Negative Declaration was distributed and posted with California State Clearing House and the Sonoma County Clerk's Office on March 223 2019, initiating a 30 -day comment period. The proposed project has been determined that it could result in potentially significant impacts related to Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hydrology, and Noise. The Initial Study found that project impacts would be mitigated to a less -than -significant level through implementation of recommended mitigation measures or through compliance with existing Municipal Code requirements or City standards. The applicant has agreed to implement the mitigation measures identified and contained in the project's Mitigation Monitoring and Reporting Program. Attachment A, Exhibit I contains the Initial Study and Mitigated Negative Declaration, as well as the proposed Mitigation Monitoring and Reporting Program. ATTACHMENTS A. Resolution Recommending Adoption of MND to City Council Exhibit 1 — IS/MND/MMRP B. Resolution Recommending Approval of Density Bonus Housing Agreement Exhibit 1 - Density Bonus Housing Agreement C. Outreach Meeting Summary from Applicant D. Public Comment E. Project Plans (reduced and full size) ATTACHMENT 4F RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION TO THE CITY COUNCIL FOR THE DECRISTO MULTI -FAMILY PROJECT LOCATED. AT 109 ELLIS STREET APN: 007-361-003 FILE NO. PLSR-18-0030 WHEREAS, Jerry A. Kler submitted, on behalf of property owner , an application for Site Plan and Architectural Review including requests for a Residential Density Bonus and a Development Concession/Incentive for the construction of a new multi -family residential project containing three, three-story buildings comprised in total of 13 residential units, 22 off-street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-361-003) (the "Project"); and WHEREAS, the Project is subject to the Petaluma General Plan 2025, adopted by the City on May 19,2008; and WHEREAS, in evaluating certain potential environmental effects of the Project in the Initial Study, including but not limited to effects of climate change, water supply, and traffic, the City relied on the Program EIR for the City of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by the adoption of Resolution No. 2008-058 N.C.S., which is incorporated herein by reference WHEREAS, the General Plan EIR identified potentially significant environmental impacts and related mitigation measures and the City also adopted a Statement of Overriding Considerations for significant impacts that could not be avoided; and WHEREAS, the City prepared an Initial Study for the proposed Project consistent with CEQA Guidelines § 15162 and 15163 and determined that a Mitigated Negative Declaration (MND) was required in order to analyze the potential for new or additional significant environmental impacts of the Project beyond those identified in the General Plan EIR. WHEREAS, on or before March 19, 2019, the City's Notice of Intent to Adopt a Mitigated Negative Declaration based on the Initial Study, providing fora 30 -day public comment period commencing March 22, 2019 and ending April 22, 2019, and a Notice of Public Hearing to be held on April 9,2019 before the City of Petaluma Planning Commission were published in the Petaluma Argus - Courier and mailed to all residents and property owners within 1,000 feet of the Project as well as all persons having requested special notice of said proceedings; and WHEREAS, the Planning Commission held a duly noticed public hearing on April 9, 2019, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered the Project, the MND, the supporting Initial Study, the staff report, and received and considered all written and oral public comments on environmental effects of the Project which were submitted up to and at the time of the public hearings; and WHEREAS, the Initial Study applies the BAAQMD's California Environmental Quality Act -Air Quality Guidelines including the BAAQMD thresholds of significance. As lead agency under EUA, the City of Petaluma has the discretion to rely upon the BAAQMD CEQA Guidelines and thresholds of significance since they include the best available scientific data and most conservative thresholds available for comparison of the Project's emissions. Comparison of the Project's emissions Planning Commission Resolution No. 2019-05 Page 1 4F-1 against these thresholds provides a conservative assessment as the basis for a determination of significance; and WHEREAS, pursuant to further analysis in the Inal Study, including evaluation using the BAAQMD CEQA Guidelines and thresholds of significance, the Project does not make a considerable contribution to a significant cumulative air quality or greenhouse gas emissions impact found to be significant and unavoidable in the General Plan 2025 EIR, because of the Project's emissions are below significance thresholds identified; and WHEREAS, the MND reflects the City's independent judgment and analysis of the potential for environmental impacts from the Project; and WHEREAS, the MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City Community Development Department at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record of proceedings for the proposed project is the City of Petaluma Community Development Department, 1 1 English St. Petaluma, CA 94952; and WHEREAS, while the Initial Study for the Project identified potentially significant impacts, all significant impacts are mitigated to a less than significant level and therefore the Project would not result in any significant impacts to the environment. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission makes the following findings: a. The Project is consistent with the General Plan 2025 Medium Density Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single-family and multi -family housing at a density of 8.1 to 18.0 units/acre. b. The Project is, for the reasons discussed in the March 27, 2018 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-2 (Efficient Land Use), Policy 1-P-6 (Encourage Mixed -Use Development), Goal 2-G-3 (Payran-McKinley Neighborhood Character), Policy 4-P-1.0 (Creek Setbacks), Policy 5-P-15 (Bikeway Implementation), Policy 5-P-26 (Creek Trail Access), and Housing Element Policies 1.1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 (Affordable Housing Production). c. The Project is consistent with all development standards of the Residential 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. J6 Pursuant to the analysis in the Initial Study, the Project does not make a cumulatively considerable contribution to the significant and unavoidable cumulative traffic and/or noise impacts identified in the General Plan 2025 EIR because although the Project would contribute vehicle trips to intersections identified in the General Plan EIR as operating at an unacceptable LOS at build -out, the affected intersections have either already been determined to acceptably operate at an LOS E or LOS F due to overriding considerations and conflicts with other General Plan policies or the Project's contribution to those intersections are below the threshold established by the General Plan EIR (i.e., cause the LOS to deteriorate to the next lowest level). Planning Commission Resolution No. 2019-05 Page 2 e. With regard to noise, the Project is considered to result in an effect that is less than cumulatively considerable because the project excludes new stationary noise sources and its incremental contribution through vehicular trips is insufficient to result in a perceptible change noise 3. Based on its review of the entire record herein, including the MND, the Inal Study, all supporting, referenced and incorporated documents and all comments received, the Planning Commission finds that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment, that the MND reflects the City's independent judgment and analysis, and that the MND, Initial Study and supporting documents provide an adequate description of the impacts of the Project and comply with CEQA, the State CEQA Guidelines and the City of Petaluma Environmental Guidelines. 4. The MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City Community Development Department at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record of proceedings for the proposed project is the City of Petaluma Community Development Department, 11 English St. Petaluma, CA 94952. 5. Based on its review of the entire record herein, including the April 9, 2019 Planning Commission staff report, all supporting, referenced, and incorporated documents, and all comments received, the Planning Commission hereby recommends that the City Council adopts the Mitigated Negative Declaration prepared for the Project Planning Commission Resolution No. 2019-05 Page 3 4F-3 ADOPTED this 7 day of April, 2019, by the following vote: Commission Member Aye No Absent Abstain Councilmember McDonnell X Chair Marzo X Vice Chair Alonso X Bauer X Gomez X Streeter X Wolpert X ATTEST: Heather Hines, Commission Secretary Richard Marzo, Chair APPROVED AS TO FORM: Lisa Tennenbaum, Assistant City Attorney Planning Commission Resolution No. 2419-05 Page 4 4F-4 ATTACHMENT 4G CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A DENSITY BONUS HOUSING AGREEMENT FOR THE DECRISTO MULTI -FAMILY PROJECT LOCATED AT 109 ELLIS STREET APN: 007-361-03 FILE NO. PLSR-18-0030 WHEREAS, Jerry A. Kler submitted, on behalf of property owner , an application for Site Plan and Architectural Review including requests for a Residential Density Bonus and a Development Concession/Incentive for the construction of a new multi -family residential project containing three, three-story buildings comprised in total of 13 residential units, 22 off-street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-36 1 -003) (the "Project"); and WHEREAS, on April 9, 2019, the Planning Commission reviewed the California Environmental Quality Act (CEQA) evaluation and by Resolution No. 2019-05 dated April 9, 2019, recommended to the City Council adoption of a Mitigated Negative Declaration (MND) in accordance with CEQA; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, including the Site Plan and Architectural Review request and requests for a Residential Density Bonus and a Development Concession/Incentive on April 9, 2019, at which time all interested parties had the opportunity to be heard; and WHEREAS, at said hearing, the Planning Commission considered the staff report dated April 9, 2019, analyzing the Project, including the related gated Negative Declaration; and WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Argus -Courier and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law; and WHEREAS, Petaluma's Implementing Zoning Ordinance Chapter 27 (Residential Density Bonus) provides for provision of a local Residential Density Bonus and Development Incentives/Concessions program consistent with California state density bonus law; and WHEREAS, the intent of IZO Chapter 27 is to provide incentives fdr the production of housing for very low, low, moderate income or senior housing in accordance with California state law and facilitate the development of affordable housing consistent with the goals, policies, and programs of the City's Housing Element; and WHEREAS, the project applicant submitted a request for a Residential Density Bonus and a Development Incentive/Concession as allowed under IZO Chapter 27; and WHEREAS, the project proposes to provide one on-site multi -family unit affordable at the very low income level (approximately 8 percent of the proposed units); and WHEREAS, IZO Section 27.030 states that the City shall grant either a Density Bonus or a Planning Commission Resolution No. 2019-06 Page 1 4G-1 Density Bonus with a Concession or Incentive to an applicant who agrees to provide at least five percent of the total units of the housing development as restricted affordable units affordable to a very low income household; and WHEREAS, consistent with IZO Section 27.040.D, the inclusion of one on-site unit affordable to a very low income household as part of the subject project entitles the project to a residential density bonus of up to 27.5 percent above the base maximum density of 18.0 units per acre; and WHEREAS, IZO Section 27.070 states that a housing development that provides at least five percent of the units affordable to very low income households shall entitle the developer to one concession or incentive; and WHEREAS, IZO Section 27.070 further provides that the City may grant a waiver or modification of site development standards to reduce on-site parking standards, including the number of spaces; and WHEREAS, consistent with IZO Sections 27.040.D and 27.070, the applicant has requested a density bonus to increase the residential density to 18.43 percent and reduce onsite parking by three spaces; and WHEREAS, the reduction in the required onsite parking results in cost savings to the applicant which further subsidizes the provision of the unit available to the very low income household and is not anticipated to have a specific adverse impact upon the public health and safety or physical environment or any real property that is listed on the California Register of Historic Resource, and is not contrary to state or federal law; and WHEREAS, the full onsite parking requirement creates challenges for development of the sitU at the requested density and may require decrease in the proposed density of over 18 units per acre; and WHEREAS, IZO Section 27.050 provides for development standards for affordable units, all of which have been incorporated into the draft Density Bonus Housing Agreement for the project; and WHEREAS, Chapter 27.090 of the Implementing Zoning Ordinance requires applicants for a Density Bonus, Incentive or Concession to enter into a Density Bonus Housing Agreement with the City, approved by the City Council; and WHEREAS, Chapter 27.090 provides the requirements for a Density Bonus Housing Agreement, which have been incorporated into the draft Density Bonus Housing Agreement for the project. Planning Commission Resolution No. 2019-06 Page 2 NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission makes the following findings: a. The Project is consistent with the General Plan 2025 Medium Density Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single- family and multi -family housing at a density of 8.1 to 18.0 units/acre. b. The Project is, for the reasons discussed in the April 9, 2019 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-2 (Efficient Land Use), Policy 1-P-6 (Encourage Mixed -Use Development), Goal2-G-3 (Payran-McKinley Neighborhood Character), Policy 4 -P -I.0 (Creek Setbacks), Policy 5-P-15 (Bikeway Implementation), Policy 5-P-26 (Creek Trail Access), and Housing Element Policies 1.1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 (Affordable Housing Production). c. The Project is consistent with all development standards of the Residential 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, building height, floor area ratio, and parking. d. The Project is consistent with all requirements for a Density Bonus with a Concession as outlined in IZO Chapter 27 (Residential Density Bonus) and California state density bonus law. 3. Based on its review of the entire record herein, including the April 9, 2019 Planning Commission staff report, all supporting, referenced, and incorporated documents, and all comments received, the Planning Commission hereby recommends that the City Council approves the Density Bonus Housing Agreement attached as Exhibit 1 hereto and incorporated herein by reference. Planning Commission Resolution No. 2019-06 Page 3 ADOPTED this 9th day of April, 2019, by the following vote: Commission Member Aye No Absent Abstain Councilmember McDonnell X Chair Marzo X Vice Chair Alonso X Bauer X Gomez X Streeter X Wolpert X ATTEST: Heather Hines, Commission Secretary Richard Marzo, Chair APPROVED AS TO FORM: Lisa Tennenbaum, Assistant City Attorney Planning Commission Resolution No. 2019 -Ob Page 4 EXHIBIT 1 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City of Petaluma 11 English Street Petaluma, CA 94952 Attn: City Manager EXEMPT FROM RECORDING FEES PER GOVERNMENT CODE §§6103,27383 Space above this line for Recorder's use. APN: 007-361-003 AFFORDABLE HOUSING REGULATORY AGREEMENT AND DECLARATION OF RESTRICTIVE COVENANTS by and between THE CITY OF PETALUMA LANDS OF DECRISTO FAMILY TRUST Density Bonus Housing Agreement OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 5 This Affordable Housing Regulatory Agreement and Declaration of Restrictive Covenants (this "Agreement") is entered into effective as of , 2019 ("Effective Date") by and between the City of Petaluma, a California municipal corporation and charter city ("City") and the Lands of DeCristo Family Trust("Owner"). The City and the Owner are collectively referred to herein as the "Parties." RECITALS A. Owner is the owner of the real property located at 109 Ellis Street in the City of Petaluma, California, known as Sonoma County Assessor's Parcel No. 007-361- 003, and more particularly described in Exhibit A attached hereto (the "Property"). B. Owner intends to construct, own and operate a residential development on the Property consisting of thirteen (13) apartments (the "Project'). C. On , 20_, the Planning Commission of the City of Petaluma ("Planning Commission") considered Site Plan and Architectural Review and Density Bonus for the project and recommended approval of the Density Bonus to the City Council as outlined in Planning Commission Resolution No. 2019 -XX. D. On , 2019, the City Council of the City of Petaluma ("City Council") considered the Planning Commission's recommendation and the Density Bonus as requested by the Owner and approved the Density Bonus for the Project subject to subsequent Planning Commission approval of Site Plan and Architectural Review and the execution and recordation of this Agreement. D. This Agreement implements California Government Code Section 65915 eL seq. (the "Density Bonus Statute") and Petaluma Implementing Zoning Ordinance Chapter 27 (the "Density Bonus Ordinance"). Pursuant to the Density Bonus Statute and the Density Bonus Ordinance, Owner has agreed to provide one (1) two-bedroom unit in the Project as a below market -rate unit that will be available to Very Low Income Households at Affordable Rent (the "BMR Unit"). Pursuant to the Density Bonus Ordinance, Owner is required to enter into and record this Agreement in the Official Records of the County of Sonoma for the benefit of City. E. The purpose of this Agreement is to satisfy the requirements of the Density Bonus Ordinance and Condition No. of Approval granted for the Project by the Planning Commission on 20_, and to regulate and restrict the rental of the BMR Unit. The Parties intend the covenants set forth in this Agreement to run with the land and to be binding on the Project, the Owner and Owner's successors and assigns for the full term of this Agreement. NOW THEREFORE, in consideration of the foregoing, and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows. 2 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 6 1. Incorporation of Recitals; Definitions. 1.1 Incorporation of Recitals; Acknowledgement. The Parties acknowledge the truth of the foregoing Recitals which are hereby incorporated into this Agreement. Owner acknowledges and agrees that the City has granted incentives and concessions for the Project, including a reduction in required parking spaces and a density bonus, and that therefore, the City has the legal authority to impose rent and income eligibility requirements on the BMR Unit pursuant to the Density Bonus Statute and the Density Bonus Ordinance. 1.2 Definitions. The following terms shall have the meanings set forth in this Section wherever used in this Agreement or the attached exhibits. "Actual Household Size" means the actual number of persons in the applicable household. "Affordable Rent" means a monthly housing expenses, including a reasonable allowance for utilities, for Rental Restricted Affordable Units reserved for Very Low Income Households, shall not exceed the following calculations: 50 percent of the area median income for Sonoma County, adjusted for household size, multiplied by 30 percent and divided by 12. "Area Median Income" or "AMI" means the area median income for Sonoma County, California, adjusted for Actual Household Size, as determined by the United States Department of Housing and Urban Development ("HUD") and as published from time to time by the State of California Department of Housing and Community Development ("HCD") in Section 6932 of Title 25 of the California Code of Regulations or successor provision published pursuant to California Health and Safety Code Section 50093(c). "Assumed Household Size" means with respect to the BMR Unit, atwo- bedroom unit would accommodate a household up to a maximum of 5 persons. (two people per bedroom plus 1). "BMR Unit" means the two-bedroom unit in the Project of approximately 1,115 net square feet in size that is required to be rented to Eligible Households at Affordable Rent in accordance with the Density Bonus Ordinance and this Agreement. "Claims" is defined in Section 11. "Density Bonus Ordinance" means the City of Petaluma Implementing Zoning Ordinance Chapter 27. seq. "Density Bonus Statute" means California Government Code Section 65915 et "Effective Date" is the date set forth in the preamble to this Agreement. K? OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 7 "Eligible Household" means a household that qualifies as a Very Low -Income Household. "Gross Income" shall have the meaning set forth in Section 6914 %J Title 25 of the California Code of Regulations as such section may be revised from time to time. "Indemnitees" is defined in Section 11. "Marketing and Management Plan" is defined in Section 3.7. "Official Records" means the Official Records of the Sonoma County Recorder. "Project" is defined in Recital B. "Property" is defined in Recital A. "Very Low -Income Household" means a household whose Gross Income does not exceed the qualifying limit applicable to Sonoma County for very low-income households as determined by the U.S. Department of Housing & Urban Development pursuant to Section 8 of the United States Housing Act of 1937 and as published from time to time by the State of California Department of Housing and Community Development ("HCW) in Section 6932 of Title 25 of the California Code of Regulations or successor provision published pursuant to California Health and Safety Code Section 50093(c). 2. Affordability Restrictions. 2.1 Affordability Requirements. For a term of fifty-five (55) years commencing upon the date of issuance of a final certificate of occupancy or equivalent for the Project, one of the residential units in the Project (the BMR Unit) shall be rented at Affordable Rent and occupied (or if vacant, available for occupancy) by Eligible Households. [Note City Ordinance §27.050.B and §27.090 D.4 refers to 30 year term; however, Govt Code §65915(c) requires 55 years for low- and very low-income density bonus rental units.] In the event that following initial occupancy of the BMR Unit, a tenant's household Gross Income increases so that the tenant no longer qualifies as an Eligible Household, Owner may raise the tenant's rent to an amount net of utilities, that is the lesser of the rent for a comparable market -rate unit in the Project or one -twelfth (1/12th) of thirty percent (30%) of the tenant's household Gross Income; provided however, Owner must rent the next available unit in the Project to an Eligible Household at an Affordable Rent. 2.2 Rent for Restricted Unit. Rent for the BMR Unit shall be limited to Affordable Rent. 2.3 No Condominium Conversion No Short -Term Rentals. Owner shall not convert the BMR Unit to condominium or cooperative ownership or sell condominium or cooperative rights to the BMR Unit during the term of this Agreement. The BMR Unit must be occupied as the tenant's principal residence. Subleases and assignments are 4G-8 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 8 not permitted except to Eligible Households at an Affordable Rent. 2.4 Design; Amenities. The design, appearance, and general quality of the BMR Unit shall be comparable to that of the unrestricted residential units in the Project. The BMR Unit may have different interior finishes and features than market -rate units in the Project so long as such finishes and features are durable, of good quality, compatible with market -rate units, and consistent with contemporary standards for new housing. The BMR Unit must contain a dishwasher, refrigerator, garbage disposal, cooking facilities and laundry facilities. The BMR Unit need not contain optional upgrades and luxury items, and Developer may install such optional upgrades and luxury items in market -rate units in the Project. The City shall have the right to inspect the BMR Unit to determine whether it has been constructed in accordance with this Section. Occupants of the BMR Unit shall have access to all Project amenities and recreational facilities available to occupants of the Project's market -rate units. 3. Tenant Selection. 3.1 Marketing BMR Unit; Use of City and County Lists of Prospective Tenants. Owner shall offer the BMR Unit for rent at the same time or sooner than the market -rate units in the Project are offered for rent. If the City maintains a list of potential Eligible Households, Owner agrees to use such list in marketing the BMR Unit, and agrees to honor any priorities established by such list or otherwise specified in this Agreement; provided however, Owner shall retain responsibility to verify prospective tenants' income and eligibility. If the City does not maintain a list of Eligible Households, then Owner agrees to use any similar list maintained by the Sonoma County Housing Authority for the Section 8 Housing Choice Voucher program or similar program. 3.2 Preferences. Subject to Section 3.4 below, Owner shall offer the BMR Unit for rent first to those Eligible Households that include at least one member who lives or works in the City of Petaluma or that works for a school district, fire district, or as a police officer or public safety officer serving residents living in the City of Petaluma. 3.3 Income Verification. Prior to entering into a commitment to rent or lease the BMR Unit, Owner shall provide a certification to City in form approved by City pursuant to which Owner shall certify that Owner has obtained and reviewed information provided by the prospective tenant regarding the prospective tenant's household income and status as an Eligible Household, and that Owner has no knowledge that the prospective tenant does not qualify as an Eligible Household. In connection with such certification, prospective tenants shall be required to provide written certification of household income, including without limitation, such documents as income tax returns for the previous calendar year, W-2 statements, and pay stubs to Owner, and City shall have the right to inspect such documentation pursuant to Section 4.4 below. California Tax Credit Allocation Committee income verification forms will be used to verify tenants for the BMR Unit. (Attachment C) 3.4 Compliance with Fair Housing Laws. Owner shall comply with all state and federal fair housing laws, rules, regulations and guidelines in the marketing and 5 4G-9 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 9 rental of the units in the Project. Owner shall accept as tenants of the BMR Unit, on the same basis as all other prospective tenants, persons who are recipients of federal certificates or vouchers for rent subsidies pursuant to the existing Section 8 program or any successor thereto. Owner may require prospective tenants to complete an application and credit and background check provided that the prospective tenants of market -rate units in the Project are subject to the same application and credit and background check. 3.5 Non -Discrimination. Owner shall not restrict the rental, sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Property, or any portion thereof, on the basis of race, color, religion, creed, sex, sexual orientation, disability, marital status, ancestry, or national origin of any person. Owner covenants for itself and all persons claiming under or through it, and this Agreement is made and accepted upon and subject to the condition that there shall be no discrimination against or segregation of any person or group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Property or pari thereof, nor shall Owner or any person claiming under or through Owner establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in, of, or for the Property or part thereof. Owner shall include such provision in all deeds, leases, contracts and other instruments executed by Owner, and shall enforce the same diligently and in good faith. 3.6 Marketing and Management Plan; Restrictions on Subleasing and Assignment. In marketing the BMR Unit, Owner shall comply with Section 3.1 above. Owner shall provide to City the form of rental agreement that Owner proposes to use in renting the BMR Unit for City's review and approval prior to marketing the BMR Unit. The lease or rental agreement for the BMR Unit shall include a provision that prohibits subleasing or assignment of the lease or rental agreement other than to an Eligible Household at an Affordable Rent. 3.7 No Short -Term Rentals. Prospective tenants of the BMR Unit must sign a written statement acknowledging their agreement that the BMR Unit must be occupied as the tenant's principal residence, that the unit may not be subleased except to an Eligible Household at an Affordable Rent, that the tenant may not make the unit available for short term rental, and that the tenant is required to annually sign a written statement certifying compliance with all of the foregoing requirements. 4. Reporting Requirements; Access to Information; Inspections. 4.1 Tenant Certification. Owner or Owner's authorized agent shall obtain from each household prior to initial occupancy of the BMR Unit, and on every anniversary thereafter, a written certificate containing all of the following in such format and with such supporting documentation as City may reasonably require: (a) the 0 4G-10 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 10 identity of each household member; (b) the tenant's total household Gross Income; and (c) a certification that the tenant is occupying the BMR Unit as the tenant's principal residence. Owner shall retain such certificates for not less than five (5) years, and upon City's request, shall make the originals available for City inspection. 4.2 Annual Report; Inspections. Following completion of Project construction, by not later than April 30 of each year during the term of this Agreement, Owner shall submit an annual report ("Annual Report") to the City in form satisfactory to City, together with a certification that the Project is in compliance with the requirements of this Agreement. The Annual Report shall, at a minimum, include the following information for the BMR Unit: (i) unit number; (ii) current rent and other charges; (iii) dates of any vacancies during the previous year; (iv) the number of people residing in the unit; (v) total household Gross Income of the tenant; and (vi) documentation of source of household income. Owner shall include with the Annual Report, an income certification for each household based upon documentation verifying tenant eligibility as described in Section 4.1, and such additional information as City may reasonably request from time to time in order to demonstrate compliance with this Agreement. 4.3. Maintenance of Records. (1) Owner shall maintain tenant leases, income certifications and other matters related to the leasing of the BMR Unit for a period of five (5) years after the final date of occupancy by the tenant. (2) Records must be kept accurate and up-to-date. City shall notify Owner of any records it deems insufficient. Owner shall have fifteen (15) calendar days from such notice to correct any specified deficiency in the records, or, if more than fifteen (15) days shall be reasonably necessary to correct the deficiency, Owner shall begin to correct the deficiency within fifteen (15) days and diligently pursue the correction of the deficiency as soon as reasonably possible. 4.4 Access to Records; Inspections. (1) With at least 48 hours' notice, during normal business hours, Owner shall provide City and its authorized agents and representatives access to any books, documents, papers and records of the Project relating to the BMR Unit for the purpose of making audits, examinations, excerpts and transcriptions. (2) With at least 48 hours' notice, during normal business hours and as often as may be deemed necessary, City and its authorized agents and representatives shall be permitted access to, and the right to examine, the Project and the Property, and to interview employees and tenants, of the Project, for the purpose of verifying compliance with applicable regulations and compliance with the conditions of this Agreement. 5. Term of Agreement. 7 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 1 1 5.1 Term of Restrictions. This Agreement shall remain in effect until the fifty- fifth (55th) anniversary of the issuance of the final certificate of occupancy or equivalent for the Project, unless the term is extended by written agreement of the Parties. 5.2 Effectiveness Succeeds Conveyance of Property. This Agreement shall remain effective and fully binding for the full term hereof regardless of any sale, assignment, transfer, or conveyance of the Property or the Project or any part thereof or interest therein. 5.3 Reconveyance. Upon the termination of this Agreement, the Parties. agree to execute and record appropriate instruments to release and discharge this Agreement; provided, however, the execution and recordation of such instruments shall not be necessary or a prerequisite to the termination of this Agreement upon the expiration of the term. 6. Binding Upon Successors; Covenants to Run with the Land. The City and the Owner hereby declare their express intent that the covenants and restrictions set forth in this Agreement shall run with the land, and shall be binding upon all successors in title to the Property, regardless of any sale, assignment, conveyance or transfer of the Property, the Project or any part thereof or interest therein. Any successor -in -interest to Owner, including without limitation any purchaser, transferee or lessee of the Property or the Project (other than the tenants of the individual dwelling units or commercial space within the Project) shall be subject to all of the duties and obligations imposed hereby for the full term of this Agreement. Each and every contract, deed, ground lease or other instrument affecting or conveying the Property or the Project or any part thereof, shall conclusively be held to have been executed, delivered and accepted subject to the covenants, restrictions, duties and obligations set forth herein, regardless of whether such covenants, restrictions, duties and obligations are set forth in such contract, deed, ground lease or other instrument; provided, however, that upon the expiration of the term of this Agreement, said covenants and restrictions shall expire. This Agreement shall bind any successor, heir or assign of the Owner, whether a change in interest occurs voluntarily or involuntarily, by operation of law or otherwise. Owner agrees for itself and its successors that in the event that a court of competent jurisdiction determines that the covenants herein do not run with the land, such covenants shall be enforced as equitable servitudes against the Property and the Project in favor of City. Without limiting the generality of the foregoing, Owner and City hereby declares their understanding and intent that: (a) The covenants and restrictions contained in this Agreement shall be construed as covenants running with the land pursuant to California Civil Code section 1468 and not as conditions which might result in forfeiture of title by Owner; OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 12 (b) The burden of the covenants and restrictions set forth in this Agreement touch and concern the Property in that the Owner's legal interest in the Property and all improvements thereon are rendered less valuable thereby; (c) The benefit %J the covenants and restrictions set forth in this Agreement touch and concern the land by enhancing and increasing the enjoyment and use of the Property by the BMR Unit tenants; and (d) All covenants and restrictions contained herein without regard to technical classification or designation shall be binding upon Owner and its successors in interest for the benefit of the City, and such covenants and restrictions shall run in favor of the City for the entire period during which such covenants and restrictions shall be in force and effect, without regard to whether the City is an owner of any land or interest therein to which such covenant and restrictions relate. 7. Property Management; Repair and Maintenance. 7.1 Management Responsibilities. Owner shall be responsible for all management functions with respect to the Property and the Project, including without limitation the selection of tenants, certification and recertification of household income and eligibility, evictions, collection of rents and deposits, maintenance, landscaping, routine and extraordinary repairs, replacement of capital items, and security. City shall have no responsibility for management or maintenance of the Property or the Project. 7.2 Repair, Maintenance and Security. Throughout the term of this Agreement, Owner shall at its own expense, maintain the Property and the Project in good physical condition, in good repair, and in decent, safe, sanitary, habitable and tenantable living conditions in conformity with all applicable state, federal, and local laws, ordinances, codes, and regulations. Without limiting the foregoing, Owner agrees to maintain the Project and the Property (including without limitation, the residential units, common areas, meeting rooms, landscaping, driveways, parking areas and walkways) in a condition free of all waste, nuisance, debris, unmaintained landscaping, graffiti, disrepair, abandoned vehicles/appliances, and illegal activity, and shall take all reasonable steps to prevent the same from occurring on the Property or at the Project. Owner shall prevent and/or rectify any physical deterioration of the Property and the Project and shall make all repairs, renewals and replacements necessary to keep the Property and the improvements located thereon in good condition and repair. Owner shall provide adequate security measures for the Project, including without limitation, the installation of adequate lighting and deadbolt locks. 7.3 Fees Taxes and Other Levies. Owner shall be responsible for payment of all fees, assessments, taxes, charges, liens and levies applicable to the Property or the Project, including without limitation possessory interest taxes, if applicable, imposed by any public entity, and shall pay such charges prior to delinquency. However, Owner shall not be required to pay any such charge so long as (a) Owner is contesting such charge in good faith and by appropriate proceedings, (b) Owner maintains reserves 4G-13 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 13 adequate to pay any contested liabilities, and (c) on final determination of the proceeding or contest, Owner immediately pays or discharges any decision or judgment rendered against it, together with all costs, charges and interest. 7.4 Insurance Coverage. Throughout the term of this Agreement Owner shall comply with the insurance requirements set forth in Exhibit B, and shall, at Owner's expense, maintain in full force and effect insurance coverage as specified in Exhibit B. 7.5 Property Damage or Destruction. If any part of the Project is damaged or destroyed, Owner shall repair or restore the same, consistent with the occupancy and rent restriction requirements set forth in this Agreement. Such work shall be commenced as soon as reasonably practicable after the damage or loss occurs and shall be completed within one year thereafter or as soon as reasonably practicable, provided that insurance proceeds are available to be applied to such repairs or restoration within such period and the repair or restoration is financially feasible. If this provision conflicts with the requirements of senior lenders, the requirements of such lenders shall prevail. 8. Recordation No Subordination. This Agreement shall be recorded in the Official Records of Sonoma County. Owner hereby represents, warrants and covenants that with the exception of easements of record, absent the written consent of City, this Agreement shall not be subordinated in priority to any lien (other than those pertaining to taxes or assessments), encumbrance, or other interest in the Property or the Project. If at the time this Agreement is recorded, any interest, lien, or encumbrance has been recorded against the Project in position superior to this Agreement, upon the request of City, Owner hereby covenants and agrees to promptly undertake all action necessary to clear such matter from title or to subordinate such interest to this Agreement consistent with the intent of and in accordance with this Section 8, and to provide such evidence thereof as City may reasonably request. 9. Mortgagee Protection. No violation of any provision contained herein shall defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for value upon all or any portion of the Project or the Property, and the purchaser at any trustee's sale or foreclosure sale shall not be liable for any violation of any provision hereof occurring prior to the acquisition of title by such purchaser. Such purchaser shall be bound by and subject to this Agreement from and after such trustee's sale or foreclosure sale. Promptly upon determining that a violation of this Agreement has occurred, City shall give written notice to the holders of record of any mortgages or deeds of trust encumbering the Project or the Property that such violation has occurred. OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 14 1UM Default and Remedies. 10.1 Events of Default. The occurrence of any one or more of the following events shall constitute an event of default hereunder ("Event of Default"): (a) Owner's failure to maintain insurance on the Property and the Project as required hereunder, and the failure of Owner to cure such default within five (5) days; (b) Subject to Owner's right to contest the following charges, Owner's failure to pay taxes or assessments due on the Property or the Project or failure to pay any other charge that may result in a lien on the Property or the Project, and Owner's failure to cure such default within twenty (20) days of delinquency, but in all events prior to the imposition of any such tax or other lien; (c) A default arises under any loan secured by a mortgage, deed of trust or other security instrument recorded against the Property and remains uncured beyond any applicable cure period such that the holder of such security instrument has the right to accelerate repayment of such loan; (d) Owner's default in the performance of any term, provision or covenant under this Agreement (other than an obligation enumerated in this Section 10. 1), and unless such provision specifies a shorter cure period for such default, the continuation of such default for ten (10) days in the event of a monetary default or thirty (30) days in the event of a non -monetary default following the date upon which City shall have given written notice of the default to Owner, or if the nature of any such non - monetary default is such that it cannot be cured within thirty (30) days, Owner's failure to commence to cure the default within thirty (30) days and thereafter prosecute the curing of such default with due diligence and in good faith, but in no event longer than sixty (60) days from the date of delivery of the notice of default. 10.2 Remedies. Upon the occurrence of an Event of Default and its continuation beyond any applicable cure period, City may proceed with any of the following remedies: A. Bring an action for equitable relief seeking the specific performance of the terms and conditions of this Agreement, and/or enjoining, abating, or . preventing any violation of such terms and conditions, and/or seeking declaratory relief; B. For violations of obligations with respect to rents for the BMR Unit, impose as liquidated damages a charge in an amount equal to the actual amount collected in excess of the Affordable Rent; C. Bring an action for damages or pursue any other remedy allowed at law, or in equity; 11 OAK #9819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 15 D. Pursue any remedy available under the Density Bonus Ordinance. Each of the remedies provided herein is cumulative Cl"d not exclusive. The City may exercise from time to time any rights and remedies available to it under applicable law or in equity, in addition to, and not in lieu of, any rights and remedies expressly provided in this Agreement. 11. Indemnity. To the greatest extent permitted by law, Owner shall indemnify, defend (with counsel approved by City) and hold the City and its elected and appointed officers, officials, employees, agents, consultants, contractors and representatives (collectively, the "Indemnitees") harmless from and against all liability, loss, cost, expense (including without limitation attorneys' fees and costs of litigation), claim, demand, action, suit, judicial or administrative proceeding, penalty, deficiency, fine, order, and damage (all of the foregoing collectively "Claims") arising directly or indirectly, in whole or in part, as a result of or in connection with Owner's construction, management, or operation of the Property and the Project or any failure to perform any obligation as and when required by this Agreement. Owner's indemnification obligations under this Section 11 shall not extend to Claims to the extent resulting from the gross negligence or willful misconduct of Indemnitees. The provisions of this Section 11 shall survive the expiration or earlier termination of this Agreement. 12. Miscellaneous. 12.1 Amendments. This Agreement may be amended or modified only by a written instrument signed by both Parties. 12.2 No Waiver. Any waiver by City of any term or provision of this Agreement must be in writing. No waiver shall be implied from any delay or failure by City to take action on any breach or default hereunder or to pursue any remedy allowed under this Agreement or applicable law. No failure or delay by City at any time to require strict performance by Owner of any provision of this Agreement or to exercise any election contained herein or any right, power or remedy hereunder shall be construed as a waiver of any other provision or any succeeding breach of the same or any other provision hereof or a relinquishment for the future of such election. 12.3 Notices. Except as otherwise specified herein, all notices to be sent pursuant to this Agreement shall be made in writing, and sent to the Parties at their respective addresses specified below or to such other address as a Party may designate by written notice delivered to the other parties in accordance with this Section. All such notices shall be sent by: (i) personal delivery, in which case notice is effective upon delivery; (ii) certified or registered mail, return receipt requested, in which case notice shall be deemed delivered upon receipt if delivery is confirmed by a return receipt; or (iii) nationally recognized overnight courier, with charges prepaid or charged to the sender's account, in which case notice is effective on delivery if delivery is confirmed by the delivery service. 12 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 16 City: City of Petaluma 11 English Street Petaluma, CA 94952 Attention: City Manager Owner: Lands of DeCristo Family Trust 7356 Country Club Drive San Diego, CA 92037 12.4 Further Assurances. The Parties shall execute, acknowledge and deliver to the other such other documents and instruments, and take such other actions, as either shall reasonably request as may be necessary to carry out the intent of this Agreement. 12.5 Parties Not Co -Venturers; Independent Contractor; No Agency Relationship. Nothing in this Agreement is intended to or shall establish the Parties as partners, co -venturers, or principal and agent with one another. The relationship of Owner and City shall not be construed as a joint venture, equity venture, partnership or any other relationship. City neither undertakes nor assumes any responsibility or duty to Owner (except as expressly provided in this Agreement) or to any third party with respect to the Project. Owner and its employees are not employees of City but rather are, and shall always be considered independent contractors. Furthermore, Owner and its employees shall at no time pretend to be or hold themselves out as employees or agents of City. Except as City may specify in writing, Owner shall not have any authority to act as an agent of City or to bind City to any obligation. 12.6 Action by the City. Except as may be otherwise specifically provided herein, whenever any approval, notice, direction, consent or request by the City is required or permitted under this Agreement, such action shall be in writing, and such action may be given, made or taken by the City Manager of the City of Petaluma or by any person who shall have been designated by the City Manager, without further approval by the City Council. 12.7 Non -Liability of City and City Officials, Employees and Agents. No member, official, employee or agent of the City shall be personally liable to Owner or any successor in interest, in the event of any default or breach by the City, or for any amount of money which may become due to Owner or its successor or for any obligation of City under this Agreement. 12.8 Headings; Construction; Statutory References. The headings of the sections and paragraphs of this Agreement are for convenience only and shall not be used to interpret this Agreement. The language of this Agreement shall be construed as a whole according to its fair meaning and not strictly for or against any Party. All 13 oAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 17 references in this Agreement to particular statutes, regulations, ordinances or resolutions of the United States, the State of California, or the City of Petaluma shall be deemed to include the same statute, regulation, ordinance or resolution as hereafter amended or renumbered, or if repealed, to such other provisions as may thereafter govern the same subject. - 12.9 Time is of the Essence. Time is of the essence in the performance of this Agreement. 12.10 Governing Law; Venue. This Agreement shall be construed in accordance with the laws of the State of California without regard to principles of conflicts of law. Any action to enforce or interpret this Agreement shall be filed and heard in the Superior Court of Sonoma County, California or in the Federal District Court for the Northern District of California. 12.11 Attorneys' Fees and Costs: If any legal or administrative action is brought to interpret or enforce the terms of this Agreement, the prevailing party shall be entitled to recover all reasonable attorneys' fees and costs incurred in such action. 12.12 Severability. If any provision of this Agreement is held invalid, illegal, or unenforceable by a court of competent jurisdiction, the validity, legality, and enforceability of the remaining provisions shall not be affected or impaired thereby. 12.13 Entire Agreement; Exhibits. This Agreement, together with the Loan Agreement, the Note and the Deed of Trust contains the entire agreement of Parties with respect to the subject matter hereof, and supersedes all prior oral or written agreements between the Parties with respect thereto. Exhibits A and B attached hereto are incorporated herein by this reference. 12.14 Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be an original and all of which together shall constitute one agreement. SIGNATURES ON FOLLOWING PAGES.. 14 OAK #4819-2913-4472 v2 Planning Commission Resolution No. 2019-06 Page 18 IN WITNESS WHEREOF, the Parties have executed this Affordable Housing Regulatory Agreement and Declaration of Restrictive Covenants as of the date first written above. OWNER: By: Print Name: Title: CITY: City of Petaluma, a California municipal corporation and charter city By: City Manager ATTEST: Claire Cooper, City Clerk APPROVED AS TO FORM: Eric W. Danly, City Attorney SIGNATURES MUST BE NOTARIZED. OAK #4819-2913-4472 v2 15 Planning Commission Resolution No. 2019-06 .Page 19 CALIFORNIA ALL-PiIRPOSE ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA COUNTY OF On before me, (here insert name and title of the ofcer), personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) OAK #4819-2913-4472 v2 �6 Planning Commission Resolution No. 2019-06 Page 20 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA COUNTY OF On before me, (here insert name and title of the officer), personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) OAK #4819-2913-4472 v2 17 Planning Commission Resolution No. 2019-06 Page 21 Exhibit A PROPERTY Real property situated in the City of Petaluma, County of Sonoma, State of California, State of California described as follows: Insert legal description. APN: OAK #4819-2913-4472 v2 �$ Planning Commission Resolution No. 2019-06 Page 22 Exhibit B INSURANCE REQUIREMENTS OAK #4819-2913-4472 v2 �9 Planning Commission Resolution No. 2019-06 Page 23 EXHIBIT C Income Verification Form TENANT INCOME CERTIFICATION HOUSEHOLD CERTIb'ICATION &SIGNATURES '[hc information on this form will be used to determine maximum income eligibility. U%ve have provided for each persons) set forth in Part II acceptable verifi Effective Date: ❑ Initial Certification ❑ Recertification ❑ Other Move -Lt Date. MM-DD-YYYY) PART I - DEVELOPMENT DATA Property Name: County: TCAC#: BIN#:� Address: If applicable, CDt.AC#: Unit Number: # Bedrooms: Square Footage: PART II. IIOUSEHOLD COMPOSITION ❑ Vacant (Check if unit was vacant on December 31 of the Effective Date Year) HII Middle Relationship to Hend Date of Birth FIT Student Last 4 digits of Mbr# Last Name First Name Initial of Household (MM/DD/YYYY) (Y or N) Social Security # I HEAD 2 -- --- --- -- 3 4 5 6 7 PART III. GROSS ANNUAL INCOME SE ANNUAL AMOUNTS HH (A) (E) (C) (D) Mbr # Employment m__WWa es Soc. Securit /Pensions Public Assistance_ Other Income TOTALS $ $ $ $ Add totals from (A) through (D), above TOTAL INCOME (E): $ T PART IV. INCOME I•ROM ASSETS HH (F) (G) (ID (1) Mbr # Type of Asset C/I Cash Value of Asset Annual Income from Asset — ------- T'OT'ALS: $ $ Enter Column (H) Total Passbook Rate If over $5000 S_ X 0.06% _ (J) Imputed Income h _ Enter the greater of the total of column I, or J: imputed income TOTAL INCOME. FROM ASSETS (IQ � (L) Total Annual Household Income from all Sources [Add (E) + (K)] $ cation of current anticipated annual income. Uwe agree to notify the landlord immediately upon any member of the household moving out of the unit or any new member moving in. Uwe agree to notify the landlord immediately upon any member becoming a full time student. Under penalties of perjury, U%tire certify That the information presented in this Certification is line and accurate to the best of my/our knowledge and belief. The undersigned further understands that providing false representations herein constitutes an act of fraud. Palle, misleading or incomplete information may insult in the termination of the lease agreement. Signature Signature (Dale) (I7nle) Signature Signature (Dale) (Dole) C'I'CAC Tenant Income Certification (Mr�y.20J,8) OAK #4819-2913-4472 v2 2� Planning Commission Resolution No. 2019-06 Page 24 TOTAL ANNUAL, IiOUSEIIOLD INCOME FROM ALL SOURCE'S: From item (L) on page I $ Current Federal LII ITC Income Limit per Family Size: $ 1CApplieable, Current Federal Bond Income Limit per Family Size: $ Household Income as of Move -in: $ Tenant Paid Monthly Rcnt: Monthly Utility Allowance: Other Monthly Non -optional charges: PART Vl. GROSS iYION1'I1LY I2LN'I' FOR UNl'i': (Tenant paid rent plus Utility Allowance & other non -optional charges) $ Maximum Federal LIHTC Rent Limit for this unit: $ If Applicable, Maximum Federal & State LITiTC Bond Rent Limit for this unit: Unit Meets Federal Rent Restriction nt: ❑ GO% ❑ 50% t)nit MCc S Pedcrai Income Restriction at: ❑ 60% ❑ 50% Unit Meets Deeper Targeting Income Restriction at: ❑ Other % Household Size at Movc-in: TION ONLY: Current Federal LIIITC Income Limit x 140%: Household Income exceeds 140 o at recertification: ❑ Yes ❑No I^ederal Rent Assistance: $ *Sources _ Non -Federal Rent Assistance: $_______ 'i'olal Monthly Rent Assistance: S.__ *Source of Federal Assistance 1 **HUD Multi -Family Project Based Rental Assistance (PBRA) 2 Section 8 Moderate Rehabilitation 3 Public Housing Operating Subsidy 4 HOME Rental Assistance 5 HUD Housing Choice Voucher(IICV), tenant -based G II JD Project -Based Voucher (PBV) 7 USDA Section 521 Rental Assistance Program 8 Ottier Federal Rental Assistance 0 Missing If Applicable, Unit Meets Bond Rent " (PBRA) Includes: Section 8 New Construction/Substantial Rehabilitation; ❑ ° Section 8 loan Management; Section 8 Property Disposition; Section 202 Restriction at 60% ❑ 50% Project Rental Assistance Contracts (FRAC) Unit Meets Deeper Targeting Rent Restriction at: El Other: PART Alil's ALL OCCUPANTS FULL'17M1i S'1'UDENTS`t ❑ yes ❑ no STUDENT STATUS If yes, Enter student explanation* (also attach documentation) I AFDC / TANF Assistance 2 Job Training Program 3 Single Parcnt/Dependent Child 4 Married/Joint Return 5 Fomter Foster Care I'AI2'f VIII. PROGRAM TYP>; or the programs) listed below (a. through e.) for which this household's unit will be counted toward the property's occupancy requirements. Under each program marked, indicate the household's income status as esinblishcd by this certification/recertification. a. Tax Credit ❑ b. HOME ❑ c. Tax Exempt Bond ❑ it. AIIDP 11c. El (Naore of Program) See Pate V above. hrconre Sialrts hrcarne Statts Income Status ❑ 550%AMGI ❑ 50%AMGI ❑ 50%AMGI IncoteStains ❑ 560%AMGI ❑ 60%AMGI ❑ 80%AMGI ❑ _ ❑ 580%AMGI ❑ 80%AMGI ❑ OI** ❑ OI** ❑. OI** ❑ OI** **Upon recertification, household was determined over -income OI according to eligibility requirements of the ro gram s marked above. SIGNATIJR); OF OWNPI2/RI:Pl2E SLN'I'A'PIVC Based on the representations herein and upon the proof and documentation required to be submitted, the individuals) mm�ed in Part 11 of this Tenant Income Certification is/are eligible under the provisions of Section 42 of the Internal Revenue Code, as amended, and the Land Use Restriction Agreement (il'applicable), to live in a unit in this Project. SIGNATURE OF OWN1aURli1'RESIiN'1'A'1'1VL' llA'1'1 2 CTCAC Tenant Lrcome Certification (May 2018) 4G-25 OAK #4819-2913-4472 v2 2� Planning Commission Resolution No. 2019-06 Page 25 PART /X. SUPPLEMENTAL /NFORIVIAT/ON FORM The California Tax Credit Allocation Committee (CTCAC) requests the following information in order to comply with the Housing and Economic Recovery Act (HERA) of 2008, which requires all Low Income Housing Tax Credit (LIHTC) properties to collect and submit to the U.S. Department of housing and Urban Development (HUD), certain demographic and economic information on tenants residing in LIHTC financed properties. Although the CTCAC would appreciate receiving this information, you may choose not to furnish it. You will not be discriminated against on the basis of this information, or on whether or not you choose to furnish it. If you do not wish to furnish this information, please check the box at the bottom of the page and initial. Enter both Ethnicity and Race codes for each household member (see below for codes). TENANT DLtMOGRAPIIIC PROFILE HH Sc—Samoan Middle — (Jusmmanian or Chamorro Sd —Other Pacific Islander Mbr # Last Name First Name Initial Race Ethnicity Disabled ---- 2 3 4 5 6 7 The Follorviug Race Codes slmuld be used: 1 — White -- A person having origins in any of the original people of Emope, the Middle East or North Africa. 2 - Black/African American — A person having origins in any of the black racial groups of Africa. Terms such as "Haitian' apply to this category. 3 — American Indian/Alaska Native — A person having origins in any of the original peoples of North and South America (including Central America), and who maintain tribal affiliation or community attachment. d — Asian — A person having origins in any of the original peoples of the Far East, Southeast Asia, or the Indian subcontinent: 4a—Asian India 4e—Korean 46—Chinese M1f—Vietnamese 4c—Filipino 4g --Other Asian M1d — Japanese 5 — Native IIatvaiianlOther Pacific Islander — A person having origins in any of the original peoples of Hawaii, Guam, Samoa, or other Pacific Islands: Sa— her b 7 —Did not respond. (Please initial below) Note: Multiple racial categories may be Lrdicatecl as such: 31— American hrdianlAlaska Nalive & If"hite, lob — P'lrite & Asian (Chinese), etc. T'he Following Ethnicity Codes should be used: I —Hispanic — A person of Cuban, Mexican, Puerto Rican, South or Centras American, or other Spanish culture or origin, re gardless of race. Terms such as "Latino" m "Spanish Origin" apply, to this category. 2 — Not Hispanic — A person not of Cuban, Mexican, Puerto Rican, South or Central American, or other Spanish culture or origin, regardless of race. 3 -- Did not respond. (Please initial below) Disability Status: 1—Yes If any member of the household is disabled according to Fair blousing Act definition for handicap (disability): • A physical or mental impairment which substantially limits one or more major life activities; a record of such an impairment or being regarded as having such an inmpairment. For a definition of"physical or mental impairment" and other tcrnms used, please see 24 CFR 100.201, available at http://fairhotising.com/legal-rescarcii/bud-regulations/24-efi•-100201-definitions. • "Handicap" does not include current, illegal use of or addiction to a controlled substance. • An individual shall not be considered to have a handicap solely because that individual is transgender. 3 —Did not respond (Please initial below) ❑ Resident/Applicant: I do not wish to furnish information regarding ethnicity, race and other household composition. (Initials)___ 2. 3. 4. 3 5, b. 7. CTCAC Tenant Income Certification (�iay 2018) OAK #4819-2913-4472 v2 22 Planning Commission Resolution No. 2019-06 Page 26 Native Hawaiian Sc—Samoan Sb — (Jusmmanian or Chamorro Sd —Other Pacific Islander b 7 —Did not respond. (Please initial below) Note: Multiple racial categories may be Lrdicatecl as such: 31— American hrdianlAlaska Nalive & If"hite, lob — P'lrite & Asian (Chinese), etc. T'he Following Ethnicity Codes should be used: I —Hispanic — A person of Cuban, Mexican, Puerto Rican, South or Centras American, or other Spanish culture or origin, re gardless of race. Terms such as "Latino" m "Spanish Origin" apply, to this category. 2 — Not Hispanic — A person not of Cuban, Mexican, Puerto Rican, South or Central American, or other Spanish culture or origin, regardless of race. 3 -- Did not respond. (Please initial below) Disability Status: 1—Yes If any member of the household is disabled according to Fair blousing Act definition for handicap (disability): • A physical or mental impairment which substantially limits one or more major life activities; a record of such an impairment or being regarded as having such an inmpairment. For a definition of"physical or mental impairment" and other tcrnms used, please see 24 CFR 100.201, available at http://fairhotising.com/legal-rescarcii/bud-regulations/24-efi•-100201-definitions. • "Handicap" does not include current, illegal use of or addiction to a controlled substance. • An individual shall not be considered to have a handicap solely because that individual is transgender. 3 —Did not respond (Please initial below) ❑ Resident/Applicant: I do not wish to furnish information regarding ethnicity, race and other household composition. (Initials)___ 2. 3. 4. 3 5, b. 7. CTCAC Tenant Income Certification (�iay 2018) OAK #4819-2913-4472 v2 22 Planning Commission Resolution No. 2019-06 Page 26 /NSTRUCTIONS FOR COMPLETING TENANT INCOME CERTIFICATION This form lr to he courplelecf by the utvner or nn nudtorized representntive. fart 1- Development Dntn Linter the type of tenant certification: Initial Ccrtitication (move -in), Recertification (annual recertification), orOther. Ifother, designate the purpose of the recertification (i.e., a unit transfer, a change in household composition, orother state -required recertification). Effective Date Enter the effective date of Qtc certification, hoc move -in, this should be the move -in date. Por annual income recertification's, this effective date should be no later than one year from the effective date of the previous (rc)certification. Move -In Date Enter the most recent date the household tax credit yualified. This could be the move -in date or in an acquisition rehab property, this is not the date the tenant moved into the unit, it is the most recent date the management company income qualified the unit for tax credit purposes. Property Nnme Enter the name of the development. County Linter the county (or equivalent) ht which the building is located. ICAC# Enter the project number assigned to the property by'I'CAC. Please include hyphens between the state abbreviation, four digit allocating year, and project specific number. Forexample: CA -2010423 UIN tt Enter the building number assigned to the building (from IRS Form 86091 Address Enter the physical address of the building, including street number and name, city, stale, and zip code. If applicable, CDLACB If project is awarded 4% bonds please enter the project number assigned to the property by CDLAC. Please include hyphens between the state abbreviation, four digit allocating year, and project specific number. For example: 16436 Unit Number Enter the unit number. Bedrooms N linter the number of bedrooms in the unit. Square Footage Enter the square footage for the entire unit. Vacant Unit Check if unit was vacant on December 31 of requesting year. For example, for the collection of 2011 data, this would refer to December 31, 2011. Child Part II - Ilouschohl Compositimt List all occupmnts of the unit. State each household member's relationship to the bend of household by using one of the following definitions: II Date of Birth Isotec each household member's date of birt Head of Household S Spouse U Unborn Child/Anpated A Adult Co -Tenant O Other Family Member Adoption or Poster C Child F Foster child(renpadult(s) L Live-in Caretaker N None of the above h. Student Stahns Enter "Yes" if the household member is aCul l -time shndent or "NO" if the household member isnot it fill -time student. Lost Four Digits of Social Security For each tenant IS years of age or older, enter the last four digits of the social security Number number or the last four digits of the alien registration number. If the last four digits of SSN or alien registration is missing, enter 0000. For tenants under age 15, social security number not required, although please eater 0000. If there are more than 7 occupants, use nn additional sheet of paper to list the remaining household members and attach it to the certifi cation. A } C'1'CAC Tenant Income Certification (May 2018) OAK #4819-2913-4472 v2 23 Planning Commission Resolution No. 2019-06 Page 27 Part Ili -Annual Income Scc HUD Handbook 4350$ for complete its I tie ons on verifying and calculating income, including acceptable forms of verification. From the third party verification forms obtained from each income source, enter the gross amount anticipated to be received for the twelve months from the effective date of the (re)certification. Complete a separate line for each income -earning member. List each respective household member number from Part 11. Include anticipated income only if documentation exists verifying pending employment. If any adult states zero -income, please note "zero' in the columns of Part 1116 Columu (A) Enter the annual amount of wages, salaries,Yips, commissions, bonuses, and other income from eurploymenh, distributed profits and/or net income from it business. Column (B) Enter the annual amount ofSocial Security, Supplemental Security Income, pensions, military retirement, etc. Column (C) Enter the annual amount of income received from public assistance (i.e., TANP, general assistance, disability, etc.). Column (D) Enter the annual mnount ofalimony, child support, unemployment benefits, or any other income regularly received by the household. stow (E) Add the totals from columns (A) though (D), about, Isntcr this amount. Part IV - Inetlmc from Assets See HUD Handbook 4350.3 for complete instructions on verifying and calculating income from assets, including acceptable forms of verification. From the third party verification forms obtained from each asset source, list Otc gross araount anticipated to be received durhtg the hvelve tnonths from the effective date of the certification. if individual household member income is provided, list the respective household member number from Part II and complete a separate line for each member. Column (F) List the type of asset (i.e., checking account, savings account, etc.) Column (G) Enter C (for cw•rent, if the family currently owns or holds the asset), or I (for imputed, if the family has disposed of the asset for less than fair market value within two years of the effective date of (rc)certification). Column (H) Ismer the cash value of the respective asset. Column (1) Enter the anticipated annual income from the as (i.e., savings account balance multiplied by the annual interest rate). TOTALS .Add the total of Column (H) and Column (I) , respectively. If the total Row (K) Enter the greater of the in Column (H) is greater than $5,000, you must do an imputed calculation of ascot income. Enter the Total Cash Value, multiply by 0.0(%and enter the amount in (J), imputed Incomes totes! in Colnnut (I) or (.>) Roty (L) Tofn! finnan! Household Income /%rom n!! Sotu•ces Adr! (E) mtrf (K) and enter 1lre Iola! HOUSEHOLD CERTIFICATION AND SIGNATURES After all verifications of income and/or assets have been received and calculated, each household member age 18 or older must sign and date Ote Tenant Income Certification. Por move -in, it is recommended that the Tenant Income Certification be signed no earlier than 5 days prior to the effective date of the certification. "Ibtal Annual Household Income from ail Sources Current LIHTC Income Limit per Family Size Current Bond Income Limit per Family Sire Part V —Determination of Income Eligibility Enter the number from item (L). Enter the Current Movc-in Income Limit for the household size —specifically, the max income limit for the federal 50% or C>0%set aside. Enter the Current most restrictive Move -in Lrcome Limit for the household sire —specifically, the max income limit incorporating both federal and in some instances more restrictive state standards as reflected in the 50% or 60%set aside detailed in the Bond Regulatory Agreement, 5 C'I'CAC'1'enant Income Certification (May 2018) OAK #4819-2913-4472 v2 24 Planning Commission Resolution No. 2019-06 Page 28 household Income at Move -in I or recerti"cat ions only. [inter the household income tionit c move in certification. Household Sizc at Move -in Enter the number of household members from the move -in certification. Current Federal LiHTC Income Limit x For rccertifications only. Multiply the current LIIITC Maximum Move -in Income Limit by 140% 140% and enter the total. 140% is based on the Federal Set -Aside of 20/50 or 40/60, as elected by the owner for the property, not deeper targeting elections of 30%, 40%, 45%, 50%, etc. Below, indicate whether the household income exceeds that total. If the Gross Annual Income at recertification is greater than 140% of the LIIITC Income Limit per Family Size at Move -in date (above), then the available unit rule must be followed. Unit Meets hedcrat Income Restriction Cheek the appropriate box for the income restriction that the household meets according to at what is required by the lederat set-aside(s) for the project. lJnit Meets Deeper Targeting Income If your agency requires an income restriction lower than the federal limit, enter the percent Restriction required. Part VI -Rent '1'ennnt Yaid Monthly Rcnt Enter the amount the tenant pays toward rent (not including rent assistance payments such ns Section 8). required. Federal Rent Assistance linter the amount of rent assistance received from a federal program, if any. Non -Federal Rent Assistance linter the amount ofnon-federal rent assistance received, ifany. 'Total Monthly Rent Assistance linter the amount rt i I rent assistance received, if any. Source of Federal Rent Assistance If federal rent assistance is received, indicate the single program source. Monthly Utility Allowance Enter the utility alto ace. If the owner pays all utilities, enter zero. Other Monthly Non -Optional Charges Enter the amount ofnon-optional charges, such as mandatory garage rent, storage lockers, charges for services provided by the development, etc. Gross Monthly Rent for Unit Enter the total of Tenant Paid Rent plus Utility Allowance and other non -optional charges. 'lire total may NOT include amounts other than Tenant Paid Rent, Utility Allowances and other non -optional charges. In accordance with the definition of Gross Real in IRC §42(g)(2)(B), it may not include any rent assistance amount. Maximum LIH"fC Rent Limit for this Enter the maximum allowable gross rent for the unit. This amount must be the maximum unit amount allowed by the Current Income Limit per Family Sizc •-specifically, the max rent limit for the federal 50% or 60% set aside. Maximum LII1"l'C Bond Rent Limit for Enter the maximum allowable gross rent for the unit. This amount must he the maximum this unit amount allowed by the C.urrcnl Income Limit per Family Sizc —specifically, the max rent incorporating both federal and in some instances more restrictive state standards as reflected in the 50% or 60% set aside detailed in the Bond Regulatory Agreement. Unit Meets Federal Rent Restriction at Indicate the appropriate rent restriction that the unit meets according to what is remrired by A he federal set -asides) for the project. Unit Meets Bond Rent Restriction at Indicate the appropriate rent restriction that the unit meets according to what is required by the federal and state law for the project. Unit Meets Deeper Targeting Rent If your agency requires n rent restriction lower than the federal limit, toter the percent Restriction tit Part VII - Student required. Status If all household members are fill time* shalents, check "yes". hull -time status is determined by the school the student attends. If td least one household member isnot a fill -time student, check "no." If "yes" is checked, the appropriate exemption must be listed in the box to the right If nmre of the exemptions apply, the household is ineligible to rent the unit. � CTCAC Tenant Income Certification (Mary 2018) OAK #4819-2913-4472 v2 25 Planning Commission Resolution No. 2019-06 Page 29 Part VIII —Program Type Mark the programs) for tv . ch this household's unit will be counted toward the property's occupancy Mi" ircmcnts. Under each program marked, indicate the household's income status as established by this certification/rccertification. If the property does not participate in the I TOME, Tax - Exempt Bond, Affordable Housing Disposition, or other housing program, leave those sections blank. Tax Credit See Part V about. HOME If the property participates in the HOML' program and the unit this household will occupy will count towards the HOME program set -asides, mark the appropriate box indicting the household's designation. Tax Exempt If the property participates in the Tax Exempt Bond program; mark the appropriate box indicating the household's designation. Bond AHllP If the property participates in the Affordable Housing Disposition Program (AHDP), and this household's unit will count towards the set-aside requirements, select the appropriate box to indicate if the household is a VLI, LI or OI (at recertification) household. Other Ifthe property participates in arty other affordable housing program, complete the information as appropriate. SIGNAI'Ulti�, OIr Ul�'M:RIREPRES>✓NTATIVE It is the responsibility of the otmcr or the owner's representative to sign and date this document immediately following execution by the resident(s). The responsibility ofdocumenting and detem»ning eligibility (including completing and signing the Tenant Income Certification form) and ensuring such documentation is kept in the tenant file is extremely important and should be conducted by someone well trained in tax credit compliance; "these instructions should not be considered a complete guide on tax credit compliance. The PART IX. SUPPLEMENTAL INFORMATION Cornplate 1/risportion ojt/re jorur nt move -in mrrl nt recer7ifrcntiou's (only ijhmrseholr/ composition has chnnger/fronr t/reprevious year's cerfifrcnflorr). 'Tenant Demogra phic Profile Resident/Applicanl Initials Complete for each member of the household, including minors. Use codes listed on supplemental form for Race, Ethnicity, and Disability Status, All tenants who wish not to furn ish supplemental information should initial,this section. Parent/Guardian may complete and initial for minor child(ren). C'I'CAC'1'enanl Income Certification (May 2018) OAK #4819-2913-4472 v2 26 Planning Commission Resolution No. 2019-06 Page 30 responsibility for compliwrce with federal program regulations lies vt�th the owner of the buildings} fur which the credit is allowable. PART IX. SUPPLEMENTAL INFORMATION Cornplate 1/risportion ojt/re jorur nt move -in mrrl nt recer7ifrcntiou's (only ijhmrseholr/ composition has chnnger/fronr t/reprevious year's cerfifrcnflorr). 'Tenant Demogra phic Profile Resident/Applicanl Initials Complete for each member of the household, including minors. Use codes listed on supplemental form for Race, Ethnicity, and Disability Status, All tenants who wish not to furn ish supplemental information should initial,this section. Parent/Guardian may complete and initial for minor child(ren). C'I'CAC'1'enanl Income Certification (May 2018) OAK #4819-2913-4472 v2 26 Planning Commission Resolution No. 2019-06 Page 30 ATTACHMENT 4H Re: 109 Ellis, Response to SPAR comments Aaron, We are not planning to make any major changes from the submission to the SPAR meeting of April 9. There were no consensus issues, as we understand it with the exception of more privacy for the ground level unit. 1. Ground Floor Unit: We are providing a private terrace of 120 sgft. with an enclosing fence in the same outline as the planting we show. See attached sheet A201- 1St floor plan + proposed rendering of the private terrace. 2. Pool: There was no consensus about the pool in the rear so we will leave it as drawn as part of the amenities offered. 3. Electric Charging Stations: Since we proposed two charging stations, we can plan for wiring for two more in the garage. They will be plumbed for future connection. 4. Exterior Metal Wall Band: Although you raised this issue, here was no discussion requiring a change over this and no change to be resubmitted. 5. Trash Enclosure Window: We have a living green wall facing the street and it is better left as a whole rather than having a window that will always be grown over. This was one commissioner's suggestion and we would rather leave it as designed. 6. Front Stairway: There was one commissioner who suggested a front stairway. The whole purpose of the design, as laid out, is to have a pedestrian walkway along the side garden away from the street. This would compromise privacy as well as negate the breezeway we planned for each building. We will leave it as planned. 7. Transformer Pad: The location of the transformer at the front was raised. Steve LaFranchi explained why it was there but if further possibilities are feasible, he will present them. For now, we will leave where he designated it. Aaron Hollister From: Sent: To: Cc: Subject: ATTACHMENT 41 Jerry Kler <jerry@jerryklerarchitects.com> Thursday, February 21, 2019 12:45 PM Heather Hines; Aaron Hollister Don De Cristo; Mark De Cristo; david Sanford; Steve Lafranchi; Steve Bodner 109 Ellis Outreach Meeting 109 ELLIS COMMUNITY OUTREACH MEETING Meeting Hosted By:lerry Kler Architects Hosts in Attendance: Jerry Kler Steve Bodner Planning Department Representation: Heather Hines In Attendance: The Community Outreach meeting last night at the Petaluma Community Services Building was attended by 17 people. People arrived at various times, some before the 6:OOPM opening and two persons at the 6:OOPM closing. Summary We provided nine 24" x 36" drawings mounted on boards attached to easels for viewing. The boards included site plans, elevations and perspectives as well as the full set of plans on the table for viewing. There were no negative comments about the design, colors or the site layout. Most offered appreciation that the neighborhood would be upgraded and offered complementary comments about the architecture. One neighbor was only concerned about the drainage and grading but the majority of comments were on traffic as well as concerns that many apartments were overpopulated. We had an interesting and lengthy conversation with Kevin McDonnell, the vice -mayor of Petaluma as well as Dave Alden of Urban Community Partnership. Additionally, the principal of McKinley school had a conversation about pick-up and drop-off times and the concern about parking. There was appreciation from a number of attendees for the bike storage in each building as well as both the electric vehicle charging stations and the rooftop solar panels. Beyond that, there were no other issues that were brought to us. We are looking forward to and hoping for a SPAR meeting date as soon as feasible. Sincerely, Jerry Kler MKKY KL=K ARCHITECT N WW-JERRYKL6RAR0HJTEOTS,00m A Gw1 UTuriE PLANNING INTERIOR DESIGN JERRY KLER, AI A. 475 GATE ROAD SUITE 222 SAUSALITOCAN965 P.d_ 8{iX 8S3 SAULITO CA94965 PHtJNE; 4fS 332.366$ FAX 415 3324409 EMAILr JERRYQ JERRYKLERARCHITEM.400M �a ,r- Planning Commission Meeting of June 25, 2019 City of Petaluma, CA City Council Chambers City Hall, 11 English Street Petaluma, CA 94952 Telephone 707/778-4301 E -Mail cdd@cityofpetaluma.org Web Page http://www.cityofpetaluma.org Planning Commission Minutes Tuesday, June 25, 2019 — 07:00 PM Regular Meeting 1. CALL TO ORDER Vice Chair Alonso opened the meeting at 7:00 PM 2. ROLL CALL ATTACHMENT 5 Page 1 PRESENT: Diana Gomez, Bill Wolpert, Heidi Bauer, Scott Alonso, Patrick Streeter, and Kevin McDonnell ABSENT: Richard Marzo 3. PUBLIC COMMENT The Commission will hear public comments only on matters over which it has jurisdiction. There will be no Committee/Commission discussion or action. The Chair will allot no more than three minutes to any individual. If more than three persons wish to speak, their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes. Vice Chair Alonso opened the general public comment period. Seeing no one wishing to speak, the comment period was closed. 4. COMMITTEE COMMENT A. Council Liaison —Kevin McDonnell Council Member McDonnell reported that, at their last meeting, the.City Council appointed new members to the Commission and Committees and heard the appeal of the Woodridge 5-1 Planning Commission Meeting of June 25, 2019 Page 2 project. He noted that staff made great representation of the issues, however, there was a split decision on whether to approve or deny the appeal, potentially resulting in no action. The Council denied the appeal with an additional condition accepting the applicant's offer for a modification to the roof line. Council Member McDonnell also noted that the Council is moving ahead with a climate crisis ad hoc committee and considered a zero -waste resolution. He also mentioned that the City is sponsoring an Electric Vehicle myth buster forum on July 11th at 6:00 pm at the Community Center. B. Pedestrian and Bicycle Committee —Bill Wolpert Commissioner Wolpert reported that at the last Bicycle and Pedestrian Committee meeting, there was a presentation on the City's progress on a bike share program, noting the variables, such as the type of bicycles, whether it would be a centralized bike share program, and GPS alternatives. Staff is in the process of gathering information and the project is moving along quickly. Also at the meeting, there was a presentation on the history of Sharrows and how they are becoming outdated as Class III bike lanes are being improved to not rely solely on graphics to distinguish the bike lane. There was also a continued discussion on Lynch Creek trail improvements. C. Tree Advisory Committee — Scott Alonso Vice Chair Alonso reported that the Tree Advisory Committee did not meet. D. Other Committee Comment Commissioner Bauer thanked Commissioner Wolpert for his eight years of service. This meeting will be his last as a Planning Commissioner and he will be missed. Commissioner Gomez also thanked Commissioner Wolpert for his service and dedication. Commissioner Streeter mentioned that he valued his time together with Commissioner Wolpert. 5. STAFF COMMENT A. Planning Manager's Report Heather Hines, Planning Manager, thanked Commissioner Wolpert on behalf of the City and staff and noted that it's going to be a change not having him on the Commission, who brought his expertise as an architect. Ms. Hines presented Commissioner Wolpert with a letter from the City Manager and a framed Scott Hess photograph and certificate. Ms. Hines added her comments about the Woodridge appeal, stating that the City Council denied the appeal and upheld the Planning Commission's decision, with the change to adjust the roof height. She noted that the new Planning Commissioner, Sandi Potter, will be joining 5-2 Planning Commission Meeting of June 25, 2019 Page 3 the Joint Council/Commission meeting on July 1st. Ms. Potter has experience as an environmental planner and currently works for the Town of Windsor. Ms. Hines also reported that at the July 1st joint meeting, there will be an informational discussion on Reach Codes, which will include a presentation from a representative from Sonoma Clean Power. In addition, the Council will discuss the updated draft City goals and welcomed the public to view the graphic notes from the Community Workshop that are posted in the Chambers. The Council will also be reviewing the David Best Public Art project on the Lynch Creek Trail in order to move on to Phase 2 of the contract. Commissioner Alonso Ms. Hines 6. APPROVAL OF MINUTES A. Approval of Minutes for the meeting of Tuesday, June 11, 2019 PC Draft Minutes 06-11-19 The meeting minutes were approved as submitted. 7. NEW BUSINESS A. Zoning Text Amendment — Zoning Text Amendments to Implementing Zoning Ordinance Section 7.030 (Accessory Dwelling Units), Section 7.110 (Short Term Vacation Rentals), and Table 11.1 (Parking Spaces Required) to eliminate on-site parking requirements for new Accessory Dwelling Units and restrict the use of new Accessory Dwelling Units as Short -Term Vacation Rentals. Staff Report Attachment A - Draft Resolution Attachment B - City Council Ordinance No. 2645 Attachment C - City Council Staff Report April 15, 2019 Attachment D - Redline of Proposed Amendments to IZO Sec 7.030 and 7.110 Attachment E - Redline of Proposed Amendments to IZO Table 11.1 Attachment F - Public Comment Ms. Hines Commissioner Gomez 5-3 Planning Commission Meeting of June 25, 2019 Commissioner Hines Commission .Gomez Commissioner Hines Commissioner Wolpert Ms. Hines Commissioner Wolpert Ms. Hines Council Member McDonnell Ms. Hines Commissioner Wolpert Ms. Hines Commissioner McDonnell Commissioner Wolpert Council Member McDonnell Ms. Hines Council Member McDonnell Motion: Approve as amended, the Zoning Text Amendments to Implementing Zoning Ordinance Section 7.030 (Accessory Dwelling Units), Section 7.110 (Short Term Vacation Rentals), and Table 11.1 (Parking Spaces Required) to eliminate on-site parking requirements for new Accessory Dwelling Units and restrict the use of new Accessory Dwelling Units as Short -Term Vacation Rentals made by Kevin McDonnell, seconded by Diana Gomez. Vote: Motion carried 6 - 0. Yes: Diana Gomez, Bill Wolpert, Heidi Bauer, Scott Alonso, Patrick Streeter, and Kevin McDonnell Absent: Richard Marzo 8. OLD BUSINESS A. DeCristo Multi -Family Residential Project -Site Plan and Architectural Review for construction of 13 multi -family residential units contained within three, 3 -story apartment buildings on a 0.705 -acre parcel. The Project includes onsite amenities, walkways, outdoor 5-4 Planning Commission Meeting of June 25, 2019 Page 5 common areas, an in -ground pool, and a bio-retention/detention basin. Public improvements include frontage improvements and a recreational pathway. Staff: Aaron Hollister, Senior Planner Address: 109 Ellis Street Project #: PLSR-18-0030 Staff Report Attachment A - De Cristo Draft Resolution and Conditions Attachment B - 109 Ellis St FINAL CC SR 5-06-2019 Attachment C -Resolution 2019-057 N.C.S. 05062019 Attachment D -Resolution 2019-058 N.C.S. 05062019 Attachment E - PC Staff Report Attachment F - PC Reso 2019-05 DeCristo MND Attachment G - PC Reso 2019-06 DeCristo Density Bonus w Exhibit Attachment H - 109 Ellis SPAR Applicant Response Comments Attachment I - 109 Ellis Outreach Meeting Attachment J -Public Comment Attachment K - 109 Ellis Street Final Plans Part 1 Attachment K - 109 Ellis Street Final Plans Part 2 Attachment K - 109 Ellis Street Final Plans Part 3 Attachment K -109 Ellis Street Final Plans Part 4 Aaron Hollister, Senior Planner Jerry Kler, Jerry Kler Architects Commissioner Wolpert Or. Hollister Commissioner Wolpert Or. Hollister Commissioner Wolpert Mr. Hollister Commissioner Wolpert Mr. Hollister 5-5 Planning Commission Meeting of June 25, 2019 Page 6 Commissioner Wolpert Mr. Hollister Commissioner Wolpert Mr. Kler Commissioner Wolpert Mr. Kler Commissioner Wolpert Mr. Kler Commissioner Wolpert Commissioner Gomez Or. Kler Commissioner Gomez Or. Kler Commissioner Gomez Or. Kler Commissioner Gomez Or. Kler Commissioner Gomez Or. Kler Commissioner Gomez Or. Kler Commissioner Gomez Gina Benedetti-Petnic, City Engineer Commissioner Bauer Commissioner Gomez Or. Kler Commissioner Gomez Or, Kler 5-6 Planning Commission Meeting of June 25, 2019 Page 7 Commissioner Gomez Mr. Kler Commissioner Gomez Mr. Kler Council Member McDonnell Commissioner Gomez Council Member McDonnell Commissioner Gomez Mr. Kler Commissioner Bauer As. Hines Commissioner Bauer As. Hines Commissioner Bauer Or. Kler Commissioner Bauer Or. Kler Commissioner Bauer Or. Kler Commissioner Bauer Or. Kler Commissioner Bauer Or. Kler Commissioner Streeter Or. Kler Commissioner Streeter Andrea Chapman, Landscape Architect Commissioner Streeter 5-7 Planning Commission Meeting of June 25, 2019 Page 8 Ms. Chapman Commissioner Streeter Public Comment period was opened Kenneth Henry, public member, requested that a conon of approval be added to prohibit the project's tenants to drive through Martin Farms, which is a private street. They have existing issues with the Washington Creek because there is nothing in the tenant lease agreement. He also stated that the only ADA accessible unit is a one bedroom and requested a two-bedroom unit be made ADA accessible. He also believes the low-income housing unit should be a two-bedroom unit. He is concerned about parking on Ellis Street and is wondering if there are plans to add additional spaces on Ellis Street. He heard Commissioners mention that the City of Sausalito has approved projects with angled windows and he feels that is not true. He has worked in Sausalito for the past 15 years and there are no angled windows. He feels . that the angled windows will not be compatible with the existing neighborhood and recommends squaring off the windows. He is also concerned about the trail and its maintenance. Roxanna Marinak, neighbor to proposed project, stated that shadow studies have been done for previous projects and asked whether a shadow study was done for this project. She lives in a condo adjacent to the proposal and she is concerned about privacy and sunlight. She noted the surrounding neighborhood having one- and two-story buildings and asked why this project is three stories instead of two. She asked how they are able to enforce renting to single families. She is concerned that the proposed apartments are not low income, considering the existing neighborhood is low income, and feels that families will need at least two incomes. She is also concerned about parking and feels this is an unfair, overcrowded development. Ben Peters, public member, stated that he is advocating for RSVP parking, similar to what Marin and San Francisco are doing. He appreciates the electric vehicle parking and requested that the amps and voltage be included in the conditions of approval. He has concerns about heating the pool with electricity, since it is the least efficient, and suggested that solar water heating will be considered for projects to avoid gas connections. Public Comment period was closed. Council Member McDonnell Ms. Hines Council Member McDonnell Ms. Hines Ms. Petnic Planning Commission Meeting of June 25, 2019 Page 9 Ms. Hines Commissioner Bauer Council Member McDonnell Ms. Hines Council Member McDonnell Or. Kler Council Member McDonnell Or. Kler Commissioner Bauer Ms. Hines Commissioner Bauer Ms. Hines Commissioner Bauer Commissioner Streeter Commissioner Wolpert Commissioner Gomez Vice Chair Alonso Ms. Hines Commissioner Gomez Ms. Hines Commissioner Gomez Commissioner Streeter Ms. Hines Or. Kler Commissioner Wolpert Mr. Kier Commissioner Wolpert Or. Kler 5-9 Planning Commission Meeting of June 25, 2019 Page 10 Vice Chair Alonso Ms. Hines Council Member McDonnell Vice Chair Alonso Ms. Hines Commissioner Wolpert Commissioner Bauer Commissioner Streeter Vice Chair Alonso Council Member McDonnell Vice Chair Alonso Lisa Tennenbaum, Assistant City Attorney Council Member McDonnell Ms. Tennenbaum Commissioner Streeter Ms. Hines Commissioner Gomez Ms. Hines Commissioner Gomez Commissioner Wolpert Vice Chair Alonso Ms. Hines Council Member McDonnell Ms, Hines Commissioner Bauer Motion: Approve, with changes, Site Plan and Architectural Review of the DeCristo Multi - Family Residential Project located at 109 Ellis Street, made by Kevin McDonnell, seconded by Patrick Streeter. Planning Commission Meeting of June 25, 2019 Page 11 Vote: Motion carried Yes: Diana Gomez, Bill Wolpert, Heidi Bauer, Scott Alonso, Patrick Streeter, and Kevin McDonnell. Absent: Richard Marzo 9. ADJOURN Next Meeting of the Planning Commission scheduled for Tuesday, July 09, 2019. The meeting was adjourned at 9:01 PM RAN ME I A 12 10111 rol RESOLUTION 2019-11 CITY OF PEIALUMA PLANNING COMMISSION SITE PLAN AND ARCHITECTURAL REVIEW FOR THE DECRISTO MULTI -FAMILY PROJECT LOCATED AT 109 ELLIS STREET APN: 007-361-003 FILE NO: PLSR-18-0030 WHEREAS, Jerry A. Kier submitted, on behalf of property owner , an application for Site Plan and Architectural Review for the construction of a new multi -family residential project containing three, three- story buildings comprised in total of 13 residential units, 22 off-street vehicular parking spaces, and site improvements including landscaping within the Residential 4 (R4) zone with Flood Plain -Combining (FP -C) Overlay, located on a 0.705 -acre site at 109 Ellis Street (APN 007-361-003) (the "Project"), and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project including recommendations for adoption of a Mitigated Negative Declaration, Density Bonus Housing Agreement, Site Plan and Architectural Review for the Project on April 9, 2019, at which time all interested parties had the opportunity to• be heard; and WHEREAS, on April 9, 2019, the Planning Commission considered a staff report, including the related Density Bonus Housing Agreement and the M!t!gated Negative Declaration; and WHEREAS, on April 9, 2019, the Planning Commission adopted Resolution Nos. 2019-05 and 2019- 06 recommending the City Council approve the Mitigated Negative Declaration and Density Bonus Housing Agreement, and WHEREAS, on May 6, 2019, at a duly noticed public hearing, the City Council considered all wrifiten and oral public testimony, the Planning Commission recommendations, and the administrative record for the Project. WHEREAS, on May 6, 2019, with approval of Resolution No. 2019-058 N.C.S., the City Council adopted a Mitigated Negative Declaration (MND) for the Project; and WHEREAS, on May 6, 2019, with approval of Resolution No. 2019-057 N.C.S., the City Council approved the Project's Density Bonus Housing Agreement; and WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review for fihe Project on June 25, 2019, at which time all interested parties had the opportunity to be heard; and WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Argus - Courier and mailed to residents and occupants within 1,000 feet of the Project site in compliance with state and local law, and WHEREAS, at said hearings, the Planning Commission considered the staff report, dated June 25, 2019, and ail public testimony provided prior to and at the public hearing; and NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION AS FOLLOWS: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission makes the following findings: 6-1 Planning Commission Resolution No. 2019-11 Page i California Environmental Quality Act a, This Site Plan and Architectural Review application is consistent with the project analyzed in the MND adopted by City Council on June 25, 2019 via Resolution No. 2019-058 N.C.S. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to this application as conditions of approval, as provided below. No additional environmental review is required since: (a) there have been no substantial changes to the project; (b) there have been no substantial changes to the circumstances under which the project is being undertaken; and (c) there is no new information, which was not known and could have been known at the time the MND was adopted, that has become available. General Plan b, The Project is consistent with the General Plan 2025 Medium Density Residential land use designation in that the Medium Density Residential provides for a variety of dwelling types, including single-family and multi -family housing at a density of 8.1 to 18.0 units/acre, c, The Project is, for the reasons discussed in the June 25, 2019 Planning Commission staff report, consistent with the following General Plan policies: Policy 1-P-2 (Efficient Land Use), Policy 1-P-6 (Encourage Mixed -Use Development), Goal 2-G-3 (Payran-McKinley Neighborhood Character), Policy 4-P-1.0 (Creek Setbacks), Policy 5-P-15 (Bikeway Implementation), Policy 5-P-26 (Creek Trail Access), and Housing Element Policies 1.1 (Encourage Residential Development), 1.2 (Optimize Development Potential), and 4.2 (Affordable Housing Production). Implementing Zoning Ordinance d, The Project is consistent with all development standards of the Residential 4 (R4) zoning district, including but not limited to, those pertaining to uses, setbacks, bung height, floor area ratio, and parking. e. The project is consistent with Implementing Zoning Ordinance §24.010 -Site Plan and Architectural Review, in that all required findings found in §24.010(G) can be made as follows: The exterior building materials are proposed to be contemporary in nature and minimal in number in a reflection of the project's overall modern design. Smooth -troweled stucco, metal bands, metal mesh, and board -formed concrete are proposed, These materials are high- quality materials and provide harmony and proportion of the overall design as the materials will be utilized in the some fashion across all three proposed buildings. The project site is located on a block within central Petaluma that features disparate residential architectural styles. The project`s overall character expresses a modern, contemporary aesthetic, which is appropriate given the eclectic building style and character of the buildings in the project vicinity. No one building placement style is reflected in the immediate neighborhood. Adjacent and nearby multi -family residential developments tend to be located deep into their respective properties with front and side setbacks. The project has been sited to reflect the siting of other residential structures in the neighborhood through setbacks and building placement on the site. The proposed buildings maintain side setbacks and a front setback that both approximate the setbacks of other structures in the area. Accordingly, the siting of the structure on the property has been designed to respond to the siting of other structures in the neighborhood and with the project environs. iv. No new signage is proposed as part off he application. Therefore, this finding is not applicable. 6-2 Planning Commission Resolution No. 2019-11 Page 2 v, A number of the other multifamily residential structures in the area contain greater horizontal building dimensions as compared to the subject project, including the elementary school located immediately across the street from the project site. Side setbacks of 31 feet and 17 feet, 10 inches have been respectively provided to move the bulk of the buildings to center of the site so as to provide relief to neighboring properties. The heights of the proposed buildings are one story taller than the adjacent residential structures to the north and south; however, the proposed buildings are not substantially taller than the immediately adjacent development. Additionally, an existing three-story, multifamily residential development can be found approximately 160 feet south of the project site. The colors of other structures in the neighbor are eclectic and no one color or color pattern is prevalent. Overall, the project will utilize more muted tones to blend -in, For all these reasons, the project's bulk, height and color is compatible with the immediate neighborhood. vi. The preliminary planting plan includes a variety of differing tree species, shrubs, perennials, groundcover, and vines. Trees and other landscaping will be planted along the perimeter of the subject property, in courtyard areas between the buildings, and in common open space areas. All proposed planting species require very low to moderate water use, A green wall with planting trays is proposed on the street -facing fagade of the west -most building. For all these reasons, the project includes landscaping to approved city standards and preserves existing trees wherever possible. All six existing trees are proposed for removal as retention of the trees is not possible with the proposed development, One of the trees is already dead and none of the trees are considered protected trees. vii, The project's ingress, egress, internal circulation for bicycles and automobiles, off-street automobile and bicycle parking facilities, and pedestrian ways promote safety and convenience and conform to City standards. On-site pedestrian and bicycle circulation areas will be physically separated from the vehicular circulation areas so as to minimize any potential conflicts between pedestrians/bicyclists and vehicles. The proposed vehicular parking spaces will meet the minimum requirements of the IZO, while the bicycle parking spaces will exceed the standards of the IZO. Furthermore, the Fire Department has indicated that it will have adequate emergency access to the site. For these reasons, the project provides a safe circulation environment which conforms to city standards. 3. Based on its review of the entire record herein, including the June 25, 2019 Planning Commission staff report, all supporting, referenced, and incorporated documents, and all comments received, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. 6-3 Planning Commission Resolution No. 2019-11 Page 3 ADOPTED this 25+h day of June, 2019, by the following vote: Commission Member Aye No Absent Abstain Councilmember McDonnell X Chair Marzo X Vice Chair Alonso X Bauer X Gomez X Streeter X Wolpert X ATTEST: Scott Alonso, Vice Chair APPROVED AS TO FORM: Planning Commission Resolution No, 2019-11 Page 4 6-4 SPAR CONDITIONS OF APPROVAL DeCristo Multi -Family Project Located of 109 Ellis Street APN: 007-361-003 File No. PLSR-18-0030 Planning Division Exhibit 1 Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with plans on file with the Planning Division and date stamped December 3, 2018, and as revised on April 29, 2019 except as modified by these conditions of approval. 2. At Building Permit issuance, the applicant shall provide the City with an electronic copy of final/approved plans in PDF format on either a CD or USB drive. 3. All mitigation measures contained in the associated Mitigated Negative Declaration/Mitigation Monitoring and Reporting Program shall be incorporated by reference herein. 4. The project must satisfy all provisions of the associated Residential Density Housing Agreement recorded under instrument number 2019038426. 5. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and/or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require Site Plan and Architectural Review in accordance with IZO §24.010. 6. No vehicles associated with the development of the property may traverse or park on Martin Circle, a private drive. Furthermore, no staging of construction activities may occur on Martin Circle, 7. A minimum of two garages shall contain electric vehicle charging stations while the remainder of the garage spaces shall include, at a minimum adequate electrical wiring (240 volt or as otherwise adequate to accommodate a Type 2 electrical vehicle charger) for electric vehicle charging purposes. Staff shall review the project's plans at the time of building permit for conformity to this condition. 8. The fire detector check valve shall be screened from public view within the ground -floor trash room of Building A. Additionally, the project's transformer shall be located at the rear of the property near the north east corner and shall be screened by landscaping to the extent feasible. Staff shall review the project's plans at the time of building permit for conformity to this condition. 9. A Construction Phase Recycling Plan that addresses recycling of major waste generated by demolition and construction activities must be submitted and reviewed to the satisfaction of the Planning Manager prior to the commencement of demolition and construction activities. 10, Prior to issuance of the Certificate of Occupancy, all applicable development impact fees shall be paid. Planning Commission Resolution No. 2019-11 11, At all times the site shall be kept cleared of garbage and debris, No outdoor storage shall be permitted, 12, Prior to the issuance of any construction permits, these conditions of approval shah be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 130 Both construction and post -construction business operations shall comply wifih ail performance standards of Implementing Zoning Ordinance Chapter 21. 14, All lighting shall be glare -free, hooded, and downcast in order to prevent glare into bicyclists' and pedestrians' eyes and/or light pollution onto adjacent properties and must be consistent with all performance standards of Implementing Zoning Ordinance Chapter. 15. Bicycle racks shall comply with size dimensions and location/installation requirements outlined in the Bicycle and Pedestrian Master Plan, Applicant shall ensure adequate access to each bicycle rack from all sides and avoid placing racks too close to any wall or structure, 16, All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 17, Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices jBMPsj regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians, 18, All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 19, All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager, 20, No signage is approved by this permit. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance shall be obtained prior to the installation of signage. 21. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints, Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 22. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissI ons, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense, Nothing contained in this condition shall prohibit the City from participating in a 6-6 Planning Commission Resolution No, 2019-11 Page 6 defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. 23. Plans submitted for building permit shall illustrate roof mounted solar covering the maximum roof area available after roof mounted equipment and screening. 24. Plans submitted for building permit shall include a revised site plan that includes a caution sign or stop sign for vehicles exiting the site onto Ellis Street. 25. Plans submitted for building permit shall illustrate all electric buildings with the exception of water heating. The applicant is strongly encouraged to construct an all -electric project to the maximum extent feasible. 26. Lease language for individual units shall include restrictions on storage in the garages to ensure the ability to accommodate vehicle parking. Public Works &Utilities Department 27. Prior to issuance of a Grading Permit the City shall receive documentation from the Sonoma County Water Agency of their review, approval, and issuance of a SCWA Encroachment Permit/Revocable License. 28. All work shall conform to the latest City standards. 29. All existing water and septic shall be identified on construction drawings and abandoned per City and County PRMD standards, prior to issuance of grading permit. 30. Joint trench plans are required with the building permit/public improvement plan submittal. 31. All public improvement work shall be completed prior to .issuance of a final inspection/certificate of occupancy. 32. The on-site sewer, water and storm drain water detention and treatment system shall be privately owned and maintained. 33. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed storm water detention and treatment system and shall be submitted with the building permit application for review and approval by the City Engineer. The manual shall I nclude annual inspection. Plans prepared by a Civil Engineer registered in the State of California, to ensure the detention and treatment systems are operating as designed and constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the report shall be provided annually to the Office of the City Engineer. 34. Prior to issuance of a building permit, the developer shall comply with the City's Phase 11 storm water management plan and State of California NPDES requirements. Provide E10 & E12 submittal for City review and approval. 35. Prior to the issuance of a building permit or other permit, the applicant shall provide a current Title Report. 36. Drainage improvements installed shall prohibit cross lot drainage. Planning Commission Resolution No. 2019-11 37. An encroachment permit is required for all frontage work and all on-site work within public easements. 38. All the public improvements shall be designed in accordance with the City of Petaluma Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform Traffic Control Devices (MUTCD) and Caltrans standards. 39. All frontage improvements shall be installed per the approved entitlement drawings, 40. Signage shall be provided for Class 3 bike facility on Ellis Street per City of Petaluma Bicycle and Pedestrian Pian, and MUTCD. Fire Department 41. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet approved aerial fire apparatus access road shall be provided. For purpose of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. CFC Appendix D105.1 42. Approved fire apparatus access road shall be provided for every facility, building or portion of a building hereafter construction or move into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. CFC 503.1.1 43. The number of fire hydrants available to a building shall be no less than the minimum specification in Table C 105.1. Foot notes (f) and (g) are added to read as follows: For commercial, industrial and multifamily residential dwellings, average spacing shall be no greater than three hundred feet (300'). (g) A fire hydrant shall be located within fifty feet (50') of FDC, or as approved by the Fire Code Official. 44. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a group R fire area, CFC 903.2.8. Installation the fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13. 45. A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group R-2 occupancies where any of the following conditions apply: 1. Any dwelling unit or sleeping unit is located three or more stories above the lowest level of exit discharge. CFC 907.2.9.1109. a. Installation of the fire alarm system must be conducted with approved plans and permit obtained from the Fire Prevention Bureau prior to work commencing. The fire alarm submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. This system must comply with NFPA 72. 46. Water supplies for automatic sprinkler systems shall comply with this section and the standards referenced in Section 903.3.1. The potable water supply shall be protected against 6-8 Planning Commission Resolution No. 2019-11 Page 8 backflow in accordance with Health and Safety Code 13114.7. For connections to public waterworks systems, the water supply test used for design of fire protection systems shall be adjusted to account for seasonal and daily pressure fluctuations based on information from the water supply authority and as approve by the fire code official. CFC 903.3.5. a. Installation the fire service underground requires separate approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA 13 & 24. 47. Class I standpipes shall be installed in buildings three stories or over in height. Standpipes will be provided with approved outlets provided on each floor level, including the roof when roof access in provided. PMC 905.3.1. a. Installation of the standpipe system requires a separately approved plan and permit from the Fire Prevention Bureau prior to work commencing. Standpipe system submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. These systems shall comply with NFPA 14. 48. A declaration form shall be filed with the Fire Marshal's office and a hazardous materials storage permit shall be obtained if construction activities involve the on-site storage of potentially hazardous materials. 49, Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING -FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designate shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. CFC 503,3 50, All required fire lanes will require either "No Parking Fire Lane" signs with locations to be determined as this project progresses. 51. When access to or within a structure or area is determined by the Fire Code Official to be undulY difficulty because of secured openings (doors or gates) or due to the presence of hazardous materials or fire protection systems, a key box shall be required to be installed at an accessible location. The key box shall be an approved type and contain those keys necessary to gain access. PMC 17.20 506.1 52. Knox key box and/or knox gate controls locations to be determined by the fire code official. Police Department 53. Exterior walls and fences along the first level shall be painted with ananti-graffiti top coating or a nanocoating, 54. Security cameras shall be installed on the exterior of the structures to cover all entrances to the property, Cameras shall record in high definition with a minimum 15 -day storage. 55. Property management shall work with the local waste hauler to develop a diversion and waste removal plan for the development. On days when the waste is not to be collected, all waste containers shall be stored in the areas designated on the approved plans, Planning Commission Resolution No. 2019-11 July 3,2 019 Dear Council ATTACHMENT 7 JUL V6 2019 CITY CLERK We are 9 homeowners who live at 101 Ellis, and own our homes.. We are directly along side the 109 Ellis project. Our backyards face it. We are not against apartments being built here or that they are 2.6stories high. However, these are 3 buildings on a little over Y2 acre 3 stories high. This will directly impact the morning sun (East to West) that comes into our back yards/windows and the privacy of our homes. We are requesting that a shadow study be done on how that will affect sunlight on our backyards, windows and privacy from these 3 story buildings? Shadow studies have been. done through .out Petaluma. What makes it different on this small street? A Quote from one of your own Council members Bill Wolpert said, " Shadow studies should automatically be done." We are requesting just that. Further more, we ask the council to reconsider the size A this very small street with almost no parking that is presently available now, how this planner will accommodate more cars? How does this planner accommodate the cars for 13 units with only 12 spaces available? These are not affordable apartments and. probably will require 2 incomes per unit, which 7-1 indirectly will mean at least 2 cars. This will have a huge negative impact on an already overcrowded street. Mass transit we all want, but it is not here yet. It exists in Europe but started years ago. I have heard this planner talk about how wonderful it will be for the people living there but not "One Word" of how it will be for many other numerous residents all ready living here? Thank you for addressing these issues. Roxanna Marinak and Anne Windsor �-2 s HFIA .. PPEAL O PLANNING COMMISSION DECISION Community Development Department Appellant's Name: Kenneth Henry; owner MARTIN FARMS HOA Appellant's Address 929 MARTIN CIRCLE, PETALUMA Appellant's Email Address _Ki�err�,y�sausalito.gav Appellant's interest in the project (e.g., applicant, neighbor, etc.) Neighbor Appellant's Signature ATTACHMENT 8 Day Phone 415-289-4136 Project Name and No. MULTI -FAMILY RESIDENTIAL PROJECT PLSR 18-0030 Project Address 109 ELLIS STREE; APN 007-361-00 Date of Decision (Appeal must be filed within 14 calendar days) JUNE 25, 2019 Specify the grounds of the Appeal and Resolution: The findings denying RESTRICTED ACCESS are not supported by the evidence. 1 respectfully disagree with the Planning Commission's decision to omit Condition Of Approval restricting access for the project and tenants) use through the Martin Farms private exclusive easement Martin Place/Martin Circle and request the Council exercise its independent judgement in evaluating this appeal. There is a reasonable expectation regarding the illegal use of Martin Farms Planned Unit Development (PUD) private exclusive roadway easement, (Martin Circle/Martin Place) during construction and after the Certificate of Occupancy has been issued for the new 13 unit multi -family development, that irreparable damage will occur. Due to extraordinary circumstances where traffic signals and elementary school pickup and drop off creates a desired short cut to the proposed new job site puts Martin Farms in harm's way. There is an expectation of trespassing anticipated with the new development and there is long standing controversy with trespass violators. Without RISTRICTED ACCESS clearly outlined, damage and trespassing of Martin Farms PUD, created by new development of 109 Ellis Street, will be forever exasperated. f,. s HFIA .. PPEAL O PLANNING COMMISSION DECISION Community Development Department Appellant's Name: Kenneth Henry; owner MARTIN FARMS HOA Appellant's Address 929 MARTIN CIRCLE, PETALUMA Appellant's Email Address _Ki�err�,y�sausalito.gav Appellant's interest in the project (e.g., applicant, neighbor, etc.) Neighbor Appellant's Signature ATTACHMENT 8 Day Phone 415-289-4136 Project Name and No. MULTI -FAMILY RESIDENTIAL PROJECT PLSR 18-0030 Project Address 109 ELLIS STREE; APN 007-361-00 Date of Decision (Appeal must be filed within 14 calendar days) JUNE 25, 2019 Specify the grounds of the Appeal and Resolution: The findings denying RESTRICTED ACCESS are not supported by the evidence. 1 respectfully disagree with the Planning Commission's decision to omit Condition Of Approval restricting access for the project and tenants) use through the Martin Farms private exclusive easement Martin Place/Martin Circle and request the Council exercise its independent judgement in evaluating this appeal. There is a reasonable expectation regarding the illegal use of Martin Farms Planned Unit Development (PUD) private exclusive roadway easement, (Martin Circle/Martin Place) during construction and after the Certificate of Occupancy has been issued for the new 13 unit multi -family development, that irreparable damage will occur. Due to extraordinary circumstances where traffic signals and elementary school pickup and drop off creates a desired short cut to the proposed new job site puts Martin Farms in harm's way. There is an expectation of trespassing anticipated with the new development and there is long standing controversy with trespass violators. Without RISTRICTED ACCESS clearly outlined, damage and trespassing of Martin Farms PUD, created by new development of 109 Ellis Street, will be forever exasperated. n Petaluma Police Department serving District 6 Beat 3 have declined to enforce trespassing complaints. Historicai evidence has demonstrated that multiple patrol officers and supervisors have refused to take action in the past to pursue a trespassing complaint alieged by Martin Farms homeowners. Now had a Traffic Study, or at minimum a Traffic Memo been performed, the shortcut through Martin Farms would have clearly been identified as an important item of concern. Trespassing at Martin Farms can be prevented with a simple action from the City of Petaluma. This Appeal warrants the Office of the City Engineer partner with the Planning Department and add Conditions of Approval on behalf of Martin Farms interests and property rights to restrict access. Resolution: t . Add RESTiRCTED ACCESS for project contractors, employees, and vendors through Martin Farms PUD into project Conditions Of Approval. 2. Add DEED RESTRICTION for apartment tenants and their guests) RESTRICTED ACCESS through Martin Farms PUD. We reserve the right to supplement the appeal with additional supporting documentation in advance of the scheduled public hearing. Fee Paid Receipt Number Accepted By Date Received Stamp ATTACHMENT 9 Aaron Hollister From: Karen maccall <yazkare I @comcast.net> Sent. Monday, March 25, 2019 12:19 PM To. petalumaplanning @ci.petaluma.ca.us; Aaron Hollister Subject. APN: 007-361-003 109 Ellis St Petaluma, Ca 94952 Hello, Re: Project on 109 Ellis St Petaluma, Cal 94952 APN # 007-361-003 PLSR2-18-0030 I recieved the letter from the city of Petaluma, to make comments to this project. I oppose to build this project with only 22 Parking Spaces, I will be happy to agree to the building of this project with at least 3 Parking spaces per unit plus 10 guest or extra parking spaces. The reason is that there is no Parking on the area. I don't know if you (planing - environmental commission) have been around Ellis St (Mckinley School area) at night there is no parking. Where all the extra cars from the new project are going to park? I don't think this persons who are planning to build the project know how terrible parking is in this area; in addition to the parking problem, the traffic is terrible on the area. Warmly, Karen Maccall 183 Payran St Petaluma Ca, 94952 707 235 6972 P.S. If you need to use my name on the council meeting is ok, or you can just say resident of Paryan St near the intersection of Washington St. City of Petaluma Planning Commission, March 18-2019 I have concerns about the proposed 3 story apartment complex with 13 — 2 bedroom units at 109 Ellis St. (applicant: Don DeCristo Family Trust, File No. PLSR48-0030) This neighborhood is already heavily impacted by vehicles parking on all streets within a 1 mile circumference of this address. The proposal is for 22 parking spaces for 13 units. The norm in this neighborhood is for multiple families to inhabit one apartment unit, and multiple single adults to occupy individual bedrooms. This proposed complex could easily draw 50 resident vehicles, yet there are only 22 proposed parking spaces. Already, vehicles from residents of two apartment complexes further east on Ellis line the entire length of Ellis, both drop-off/pick-up lanes of McKinley School, Madison St. both north and south of Ellis, and the east end of Wilmington Dr. Some of these residents are parking over mile away from their residence. This is the daily norm. When there are extra -curricular activities at McKinley School most of those attendees must park % mile away from the school. The builder states there will be an onsite manager to prevent overcrowding of these units but in practice, it is extremely difficult to enforce rules about how many residents are actually occupying each unit. Again, it is already the norm in this neighborhood to have multiple families occupying individual units and multiple single adults occupying individual bedrooms. The owner aIso states there are bike lockers to encourage residents to only own bikes, which is great. But again, reality is different from the ideal. Most residents own and drive vehicles. There is not room in this neighborhood for all these vehicles to park. In addition, traffic is highly congested at this very address 2 times a day as students are dropped off and picked up at McKinley school, especially with Ellis and Madison now becoming a thoroughfare for traffic trying to "beat Washington". Other concerns are the aggressive architecture of this building, and privacy. There are no other 3 story bungs, of any type, in this neighborhood. A 3 story apartment complex will look into the private back yards and windows of houses within a % mile circumference. Please, this apartment complex is not appropriate for this neighborhood. Respectfully, Lori Lutzenberg 94 Wilmington Dr. Petaluma, CA 94952 9-2 April 7, 2019 Heather Hines Planning Manager City of Petaluma, Planning Division 11 English Street Petaluma, CA 94952 Subject: Public comment on the IS/MND for the proposed DeCristo Multi -Family Project 109 Ellis Street, Petaluma, APN 007-361-003 Dear Ms. Hines: Thank you for the opportunity to comment on the Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the DeCristo Multi -Family Project ("project"), located within the Payran-McKinley Planning Subarea at APN 007-361-003. Some of the comments below represent my opinions regarding the project and are offered for the record and for consideration by City staff with discretionary approval of the project. Other comments address the adequacy of the findings presented in the IS/MND, specifically as these relate to the topic of cultural resources. Development Incentive/Concession During the public outreach event held for the project on February 20, 2019, one of the princiF al concerns was the project's potential to worsen already congested parking in the neighborhood. I live in this neighborhood and can affirm that street parking along Ellis Street and Madison Streets is currently impacted. Anecdotally, I will offer that a ratio of three vehicles per dwelling is "normal" in this Planning Subarea, with personal and commercial vehicles frequently parked streetside. Given the existing on -street parking density issue along Ellis and Madison streets, it is unfortunate that the project applicant has requested a development incentive/concession to reduce the number of onsite parking spaces. I understand that, consistent with the State's Density Bonus Law (CGC Sections 65915-65918) and the City's Implementing Zoning Ordinance, such concessions may be allowed. Recommended Action. The City should strongly encourage the applicant to reconsider a development incentive/concession that would reduce onsite parking. Consistent with Section 65915(d)(1)(B) of the Density Bonus Law, the historical status of buildings at the site should be clarified prior to project approval and execution of a Density Bonus Housing Agreement between the City and project applicant (see discussion below). Significance Threshold Finding for Archaeological Resources is not Supported The IS/MND (pp. 28-29) discusses the project's potential impacts to archaeological resources. The discussion states that "lands in the vicinity of ... sources of water have a greater possibility of containing a prehistoric archaeological resource." This statement is factual; all recorded prehistoric archaeological sites within the City are in proximity to a natural water source. The City's 2025 General Plan requires "a records review for any development proposed in areas that are considered archeologically sensitive for Native American and/or historic remains" (GP Policy 3 -P -1-J). It is, therefore, surprising that an archaeological study was not completed for the proposed project, which is adjacent to Washington Creek. At a minimum, such a study would include (1) a records search at the Northwest Information Center at Sonoma State University to determine the presence of archaeological deposits;' (2) a literature review that would assess the potential for prehistoric and historic -period archaeological deposits at this location; and (3) a field survey by a qualified archaeologist. None of these tasks were completed for the project's environmental review. There is, therefore, no technical basis to support the City's conclusory statement that "there is no past record of archaeological resources onsite" (IS/MND, p. 28). The City has identified a "less -than -significant impact with mitigation" finding for archaeological resources and would require a mitigation measure (CUL -1, p.29) to temporarily stop work to allow for consultation with a cultural resource specialist if archaeological resources are identified. This proposed mitigation measure is not appropriately supported in the IS/MND as it would defer identification of archaeological deposits to project construction, after required entitlements and approvals have been granted. This would effectively foreclose public comment and discretionary review of potentially significant impacts to archaeological resources during the environmental review, pre -approval phase. Recommended Actions. The Planning Commission should delay judgement of the proposed project and request appropriate modifications to the CEQA document. Specifically, an archaeological study should be completed at the applicant's expense that would include a current records search, literature review, and survey of the project site by a qualified archaeologist that meets the Secretary of the Interior's Professional Qualification Standards for Archeology. The study should address the site's potential for buried archaeological deposits and include recommended mitigation measures for archaeological resources. The Mitigation Monitoring and Reporting Program should be revised, as appropriate, and the IS/MND should be recirculated—or a Focused EIR prepared should a substantial revision be required (CEQA Guidelines Section 95073.5), 1 The Northwest Information Center is an affiliate of the State Office of Historic Preservation and is the State's official repository for cultural resource site records for Sonoma County. Historical Status of Project Site Resource. The Tankhouse The City prepared a Historic Resource Evaluation (HRE) for the project (IS/MND, Appendix D) to evaluate if any of the buildings or accessory structures at the project site are eligible for listing in the California Register of Historical Resources (CRHR). The HRE identified three buildings and two accessory structures: a circa 1935 Spanish Eclectic style residence ("Building A"), a vernacular massed plan, side -gabled residence ("Building B"), a possible former bunkhouse ("Building C"), a two -car garage ("Structure V), and an early 20th -century tankhouse ("Structure 2"). The HRE concludes that none of the project site buildings qualify for listing in the CRHR. I concur with the HRE findings that Buildings A, B, and C, and Structure 1 do not qualify for listing in the CRHR, nor do they otherwise qualify as historical resources under CEQA (CEQA Guidelines Section 15064.5(a). I do not concurwith the HRE finding that the tankhouse does not qualify as a CEQA historical resource as the conclusion is not sufficiently supported to understand the historical significance of the structure. There is ample published literature on tankhouses that was not referenced in the HRE that should be considered when evaluating this particular property type to determine its status as a historical resource and eligibility for listing in the CRHR. This literature is available through online sources and at local libraries. Reference to, and consideration of, previous tankhouse studies is necessary in order appropriately understand the historical context for evaluation. The tankhouse on the project site is classified as a "tapered tower box type" or "half taper," a vernacular form once common in the North Bay, but rare in other agricultural regions of the state.' 2As such, the tankhouse at the project site potentially represents a historic property type that "embodies the distinctive characteristics of a type, period, region" and would reasonably qualify for listing in the CRHR (CEQA Guidelines Section 15064.5(a)(3)(c)). Recommended Actions. The Planning Commission should delay judgement of the proposed project and request that the HRE be amended to appropriately consider the historical significance of the tankhouse. The HRE should evaluate the tankhouse within the context of a regional vernacular (North Bay) style for this property type to determine eligibility for listing in the CRHR under Criterion 3 (CEQA Guidelines Section 15064.5(a)(3)(c). The conclusion of the HRE must be supported with references to literature on the topic. As allowed for under City Resolution 2017-122 N.C.S., the revised HRE should be subject to a third party peer review done by an individual that meets fhe minimum professional qualifications standards for History or Architectural History. The Mitigation Monitoring and Reporting Program should be revised, as appropriate, and the IS/MND should be 1 Pitman, Leon S., 1976. Domestic Tankhouses of Rural California. PioneerAmerica 8(2):84-97. z Pitman, Leon S., 1992. The Domestic Tankhouse as Vernacular Architecture in Rural California. Material Culture 24(1):13 32. 9-5 recirculated—or a Focused EIR prepared–should a substantial revision be required (CEQA Guidelines Section 15073.5). gation of Impacts to Historical Resources As permitted under CEQA, local agencies may designate a property a "historical resource" regardless of that property's eligibility for listing in the CRHR if it is determined to be of sufficient local importance (CEQA Guidelines Section 15064.5(a)(4)). A structure that has "important architectural, visual or cultural features that are important in preserving the character of an existing neighborhood" (City Resolution 2017-122 N.C.S.) is such an example. The tankhouse at the project site is one of the few vestiges of East Petaluma's rich agricultural history and is possibly the oldest extant property in this Planning Subarea. Elsewhere in the Bay Area, other local agencies exercising their discretionary powers under CEQA have identified historical resources that did not otherwise qualify for listing in the CRHR. Recently, for example, the City of Redwood City approved the 1548 Maple Street Project EIR, which required relocation of an early 20th -century water tank that had previously been found ineligible for listing in the CRHR and National Register of Historic Places.' Recommended Actions. As a condition of project approval, request that the project applicant relocate the tankhouse elsewhere on site to accommodate the project, or otherwise relocate the tankhouse to another suitable off-site location. The tankhouse should be subject to the Secretary of the Interior's Historic Property Treatment Standards for Rehabilitation. U.S. Army Corps of Engineers Permit Requirements As a perennial stream, Washington Creek is within the jurisdiction of the U.S. Army Corps of Engineers (Corps) under 404 of the Clean Water Act (CWA). Discharge of dredged or fill material into Washington Creek by the project would require either an individual or a nationwide permit from the Corps' San Francisco District. The IS/MND states that "Because trenching and improvement will be located above the ordinary high water mark (OHWM), regulatory permits from the Army Corps of Engineers is not required" (p. 26). However, under Mitigation Measure 13I0-5 (p. 27) "a 404 permit shall be obtained" if the dissipation apron extends below the OHWM of Washington Creek. Will a permit to discharge fill material into the creek be required for the project? This should be fully disclosed during the public review period to allow for a complete understanding of the project's potential impacts. Recommended Actions. City planning staff should clarify Corps permitting requirements for the project, if any. Appropriate project conditions and monitoring requirements should be implemented to effectively preclude discharge of fill material into Washington Creek. � 1 https://www.redwoodcity.or�/city-hall/current-proiects/development-proiects?id=63 9-6 Project Amenes The IS/MND Project Description (pp. 6-12) describes project amenities, including . construction of a recreational trail along Washington Creek and an on-site private swimming pool. I would like to thank the City for encouraging increased pedestrian connectively along the creek and throughout the city in its planning efforts. The inclusion of an on-site swimming pool, however, is unfortunate. There is a perfectly useable Olympic -sized swimming pool within a two -minute walk from this site. It is ironic that the City—which has promoted water conservation in the community, including establishing a website where citizens can report water waste'—is considering approval of a project that includes a pool. While it is true that the adjacent medium -density residential apartments along Ellis Street include pools, these dwellings were constructed 50 years ago when water conservation and drought management were not a concern to local officials. Recommended Actions. The Planning Commission should request that the project applicant remove the pool from the project and replace it with drought tolerant, native landscaping and/or other recreational features for residents. Thank you for considering my comments on the proposed project. I encourage you to consider the Recommended Actions proposed herein. Sincerely, E. Timothy Jones Twin Creeks Circle, Petaluma 1 http://cityofpetaluma.net/wrcd/report-water-waste.html 9-7 From: electriclonnie@att.net Sent: Wednesday, April 3, 2019 6:55 AM To: Olivia Ervin; Aaron Hollister Subject: 109 Ellis Street Multi -Family Project Dear Olivia Ervin, Principal Planner & Aaron Hollister, Senior Planner I live in the area of the site project. With hope and anticipation for medium, low and very low income units being Planned I express my support. Regarding Item 2 under Project Description; My only concern is parking in the area of Martin Circlet, Ellis Street and Madison Street. The parking lots of existing apartment complexes fill up every night with an overflow onto streets mentioned causing a shortage of availability Parking for existing residents. The existing apartments most likely had lesser stringent parking regulations than the project being Proposed thus causing more overflow. I support the project but request you highly consider the 25 spaces over the 22 spaces. Lonnie Olaeta 136 Burlington Drive Petaluma, CA 94952 415-755-8519 E: electriclonnie@att.net Janice Cader Thompson 732 Carlsbad Court Petaluma, CA 94954 janicecader@gmail.com 707 774-5912 Apri19, 2019 RE: Petaluma Planning Commission April 9th meeting DeCristo Multi -family Project Mitigated Negative Declaration Residential Density Bonus and Development Concession/Incentive Site Plan and Architectural Review 109 Ellis Street File# PLSR-18-0030 Dear Planning Commissioners and Councilmember, As you review the DeCristo Multi -Family project the city should consider people with disabilities. Does this project require an elevator? What triggers elevators in multi -family private housing projects? Is an ADA pool lift required? What triggers an ADA pool lift for private projects? Can the project accommodate more units? Can the existing sidewalks accommodate people with disabilities? Where is the nearest bus stop? I would like to see the planning commission along with the city council have a public conversation on ADA requirements and what that means with private projects. Transport ation is key to a healthy community. We need to accommodate residence with disabilities. I would like to invite commissioners and members of our community to take my transportation tour. My tour is community friendly and very informative. You can contact me by phone, email or text. Sincerely, Janice Cad er Thompson From: ALAN RITCHIE <3ritchies@comcast.net> Sent: Tuesday, April 9, 2019 2:52 PM To: Aaron Hollister Subject: 109 Ellis Street Hello please reconsider any reductions of parking spaces for this project. As a long term resident of this neighborhood I have seen this street at capacity for years. Current apartment residents park on McKinley school property (including alley) This street is congested on a good day & impossible during school drop off& pickup.13 two bedroom units guarantee 26 more vehicles at a minimum. Add visitors and you can sense the congestion. 25 spaces, in my opinion is not enough but certainly better than 22. Thank You Alan Ritchie. 105 Arlington Dr. j [ California Renters Legal Advocacy and Education Fund 1260 Mission St all Francisco, CA 94103 hi@carlaef.org 4/8/2019 Petaluma Planning Commission CaRLA �.�. English Street Petaluma, CA 94952 cclerk@ci i ,.petaluma.ca.us; Richard Marzo, Chair, richard e lacehouselinen.com; ScottAlonso, Vice Chair, alonsoplanningpet@gmail.com gmail.com; Heidi Bauer, Vice Chair, heidibauer2000@gmail.com Diana Gomez, Commissioner, dianaegomez@gmail.com; Patrick Streeter, Commissioner, patrickstreeter@gmail.com; Bill Wolpert, Commissioner, wolpert@sonic.net; Kevin McDonnell, Council Liaison, mcdonnell4.councilagmail.com, Via Email Re: x09 Ellis Street PLSR-18-0030 Dear Petaluma Planning Commissioners, The California Renters Legal Advocacy and' Education Fund (CaRLA) submits this letter to inform you that the Petaluma Planning Commission has an obligation to abide by all relevant state housing laws when evaluating the above captioned proposal, including the Housing Accountability Act. California Government Code § 655895, the HousingAccountabilityAct, prohibits localities from denying housing development projects that are compliant with the locality's Zoning ordinance and General Plan at the time the application was deemed complete, unless the locality can make findings that the proposed housing development would be a threat to public health and safety.. The most relevant section is copied below: (j) When a proposed. housing development project complies with applicable, objective general plan and zoning standards and criteria, including design review standards, in effect at the time that the housing development project's application is determined to be complete, but the local agency proposes to disapprove the project or to approve. it upon•the condition that the project be developed at a lower density, the local agency shall base its decision regarding the proposed housing development project upon written findings supported by substantial evidence on the record that both of the following conditions exist: (1) Lite housing development project would have a specific) adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (2) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), otherthan the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. The Applicant pxoposes to construct 3 structures with 13 multifamily units, including one very low income unit. The above captioned proposal is zoning compliant and general plan compliant, therefore, your local agency must approve the application, or else make findings to the effect that the proposed project would have an adverse impact on public health and safety, as described above. CaRLA is a 5o1{c)3 non-profit corporation whose mission is to restore a legal environment in which California builds housing equal to its needs, which we pursue through public impact litigation and providing educational programs to California city officials and their staff. Sincerely, Sonja Trauss Co -Executive Director California Renters Legal Advocacy and Education Fund Cc: Jerry Allen Kler Associates - jerry_@ierryklerarchitects.com 475 Gate Five Road, Suite 222 Sausalito, CA 94965 De Cristo Family Trust 109 Ellis Street Petaluma, CA 94952 Cali fornia Renters Legal Advocacy and Education Fund - hi@carlaef.org 1260 Mission St, San Francisco, CA 91103 Aaron Hollister From: Sent. To: Subject: Ms. Marinak, Hines, Heather <hhines@cityofpetaluma.org> Monday, April 22, 2019 7:04 PM Roxanna Marinak; Aaron Hollister Re: 109 Ellis Project Thank you for your email. The Planning Commission considered the project at 109 Ellis Street and approved resolutions recommending approval of the environmental review analysis and density bonus agreement to the Council. The City Council will consider the project on May 6th. Staff will include your comment letter in the City Council's packet for their consideration. If the City Council approves those components of the project the project will then return to the Planning Commission for consideration of the Site Plan and Architectural Review. If we can answer any additional questions please do not hesitate to contact Senior Planner Aaron Hollister or myself. I have cc'd Aaron to ensure that you have his contact email. Heather From: Roxanna Marinak <pearlsroxanna@gmail.com> Sent: Monday, April 22, 2.019 3:10 PM To: Hines, Heather Subject: 109 Ellis Project ---Warning: Use caution before clicking any attachments. THIS EMAIL IS FROM OUTSIDE OUR EMAIL SYSTEM. --- Dear Ms. Hines I am writing regarding the project at 109 Ellis Street of a 3 story, 3 building apartment complex on less than an acre (.0705) I am a homeowner at 101Ellis and directly adjacent to the proposed complex with 8 other homeowners that is right along side this complex proposal with 8 other homeowners. We are the townhouse (Royal Townhouses) at 101 Ellis Street ainst multi-uni ilt here. however there needs to be consideration given to the neighbors and the development size to the ecological impact of the surroundings. These 3 story buildings will stop "Any Morning Sun" from shinning ever in our backyards and windows again! That will affect the quality of our lives in a Negative Way, When I came to the meeting I was shocked to see such a huge crammed in number of apartments on such a small lot and couldn't understand why it was 3 stories. The highest apartment complex on this small street is only 2 stories and on large lots. Then, I realized, it was to cram in as many apartments with inadequate parking space (only 12 spaces to 13 units), accommodations as possible, thus 3 stories. Is it not true that there is a code of a minimal parking of 1 &1/2 spaces per per apartment?, Or is it 2? If this is the case, this project clearly does not meet either standard. They say the apartments will be strictly enforced to one family dwelling per unit. But they have no way, or will they, be able to enforce that. Ask anyone in this neighborhood, how congested this small street is and how difficult parking is every single day!!! People have difficulty putting out garbage cans at night. This small street is a thoroughfare to 3 other directions. When school opens or closes, cars are backed all the way from Madison to Payran Street. Also there is a historical water tower on this old piece of property. Are there not regulations in Sonoma county regarding saving historical structures like this? Many Water Towers are converted into homes or an apartment. There needs to be consideration for that and all of us that live here. The whole thing for me smacks of greed squeezing in as much as one can on a small piece of property with no consideration for anyone else in this neighborhood. Respectfully Roxanna Marinak April 22,2019 Dear Ms. Bauer JIM I am writing regarding the project at 109 Ellis Street of a 3 story, 3 building apartment complex on less than an acre (.0705) I am a homeowner at 101Ellis and directly adjacent to the proposed complex with 8 other homeowners that is right along side this complex proposal with 8 other homeowners. We are the townhouse (Royal Townhouses) at 101 Ellis Street Irl however there needs to be consideration given to the neighbors and the development size to the ecological impact of the surroundings. These 3 story buildings will stop "Any Morning Sun" from shinning ever in our backyards and windows again! That will affect the quality of our lives in a Negative Way, When I came to the meeting I was shocked to see such a huge crammed in number of apartments on such a small lot and couldn't understand why it was 3 stories. The highest apartment complex on this small street is only 2 stories and on large lots. Then, I realized, it was to cram in as many apartments with inadequate parking space (only 12 spaces to 13 units), accommodations as possible, thus 3 stories. Is it not true that there is a code of a minimal parking of 1 &1/2 spaces per per apartment?, Or is it 2? If this is the case, this project clearly does not meet either standard. They say the apartments will be strictly enforced to one family dwelling per unit. But they have no way, or will they, be able to enforce that. Ask anyone in this neighborhood, how congested this small street is and how difficult parking is every single day!!! People have difficulty putting out garbage cans at night. This small street is a thoroughfare to 3 other directions. When school opens or closes, cars are backed all the way from Madison to Payran Street. Also there is a historical water tower on this old piece of property. Are there not regulations in Sonoma County regarding saving historical structures like this? Many Water Towers are converted into homes or an apartment. There needs to be consideration for that DMand all of us that live here. The whole thing forme smacks of greed squeezing in as much as one can on a small piece of property with no consideration for anyone else in this neighborhood. Respectfully � VR xanna Marinak April 22,2019 Dear Mr. Alonso � 3��i. i � t �3�,� I am writing regarding the project at 109 Ellis Street of a 3 story, 3 building apartment complex on less than an acre (.0705) I am a homeowner at 101Ellis and directly adjacent to the proposed complex with 8 other homeowners that is right along side this complex proposal with 8 other homeowners. We are the townhouse [Royal Townhouses] at 101 Ellis Street however there needs to be consideration given to the neighbors and the development size to the ecological impact of the surroundings. These 3 story buildings will stop "Any Morning Sun" from shinning ever in our backyards and windows again! That will affect the quality of our lives in a Negative Way. When I came to the meeting I was shocked to see such a huge crammed in number of apartments on such a small lot and couldn't understand why it was 3 stories. The highest apartment complex on this small street is only 2 stories and on Iarge lots, Then, I realized, it was to cram in as many apartments with inadequate parking space (only 12 spaces to 13 units), accommodations as possible, thus 3 stories. 9-18 -.., 3 r r T • - � 3��i. i � t �3�,� I am writing regarding the project at 109 Ellis Street of a 3 story, 3 building apartment complex on less than an acre (.0705) I am a homeowner at 101Ellis and directly adjacent to the proposed complex with 8 other homeowners that is right along side this complex proposal with 8 other homeowners. We are the townhouse [Royal Townhouses] at 101 Ellis Street however there needs to be consideration given to the neighbors and the development size to the ecological impact of the surroundings. These 3 story buildings will stop "Any Morning Sun" from shinning ever in our backyards and windows again! That will affect the quality of our lives in a Negative Way. When I came to the meeting I was shocked to see such a huge crammed in number of apartments on such a small lot and couldn't understand why it was 3 stories. The highest apartment complex on this small street is only 2 stories and on Iarge lots, Then, I realized, it was to cram in as many apartments with inadequate parking space (only 12 spaces to 13 units), accommodations as possible, thus 3 stories. 9-18 Is it not true that there is a code of a minimal parking of 1 &1/2 spaces per per apartment?, Or is it 27 If this is the case, this project clearly does not meet either standard. They say the apartments will be strictly enforced to one family dwelling per unit. But they have no way, or will they, be able to enforce that. Ask .anyone in this neighborhood, how congested this small street is and how difficult parking is every single day!!! People have difficulty putting out garbage cans at night. This small street is a thoroughfare to 3 other Erections. When school opens or closes, cars are backed all the way from Madison to Payran Street. Also there is a historical water tower on this old piece of property. Are there not regulations in Sonoma County regarding saving historical structures like this? Many Water Towers are converted into homes or an apartment. There needs to be consideration for that Cl Oland all of us that live here. The whole thing for me smacks of greed squeezing in as much as one can on a small piece of property with no consideration for anyone% else in this neighborhood. Respectfully - Roxanna Marinak April 22,2019 Dear Mr. Marzo "L2ii I am writing regarding the project at 109 Ellis Street of a 3 story, 3 building apartment complex on less than an acre (.0705) I am a homeowner at 101Ellis and directly adjacent`to the proposed complex with 8 other homeowners that is right along side this complex proposal with 8 other homeowners. We are the townhouse (Royal Townhouses) at 101 Ellis Street however there needs to be consideration given to the neighbors and the development size to the ecological impact of the surroundings. These 3 story buildings will stop "Any Morning Sun" from shinning ever in our backyards and windows again! That will affect the quality of our lives in a Negative Way, When I came to the meeting I was shocked to see such a huge crammed in number of apartments on such a small lot and couldn't understand why it was 3 stories. The highest apartment complex on this small .street is only 2 stories and on large lots. Then, I realized, it was to cram in as many apartments with inadequate parking space (only 12 spaces to 13 units), accommodations as possible, thus 3 stories. I am writing regarding the project at 109 Ellis Street of a 3 story, 3 building apartment complex on less than an acre (.0705) I am a homeowner at 101Ellis and directly adjacent`to the proposed complex with 8 other homeowners that is right along side this complex proposal with 8 other homeowners. We are the townhouse (Royal Townhouses) at 101 Ellis Street however there needs to be consideration given to the neighbors and the development size to the ecological impact of the surroundings. These 3 story buildings will stop "Any Morning Sun" from shinning ever in our backyards and windows again! That will affect the quality of our lives in a Negative Way, When I came to the meeting I was shocked to see such a huge crammed in number of apartments on such a small lot and couldn't understand why it was 3 stories. The highest apartment complex on this small .street is only 2 stories and on large lots. Then, I realized, it was to cram in as many apartments with inadequate parking space (only 12 spaces to 13 units), accommodations as possible, thus 3 stories. Is it. not true that there is a code of a minimal parking of 1 &1/2 spaces per per apartment?, Or is it 2? If this is the case, this project clearly does not meet either standard. They say the apartments will be strictly enforced to one family dwelling per unit. But they have no way, or will they, be able to enforce that. Ask anyone in this neighborhood, how congested this small street is and how difficult parking is every single Jay' H People have difficulty putting out garbage cans at night. This small street is a thoroughfare to 3 other directions. When school opens or closes, cars are backed all the way from Madison to Payran Street. Also there is a historical water tower on this old piece of property. Are there not regulations in Sonoma County A saving historical structures like this? Many Water Towers are converted into homes or an apartment. There needs to be consideration for that Mand all of us that live here. — ' 'Ph¢�whole thing forme smacks of greed squeezing in as much as one can on a small piece of property with no consideration for anyone else in this neighborhood. Respectfully Roxanna Marinak To the Petaluma City Council Re: 109 Ellis Street Project 5.B - Late Document May 64* 2019 I have realized I am unable to attend tonight's City Council Meeting, as I had attended the Planning Commission Meeting, but want to give my input. I share the serious concerns with the other property owners in the neighborhood regarding the overcrowding of our neighborhood with vehicles. The existing parking problems are largely due to the other apartment complexes on Ellis which are overcrowded, resulting in the entire neighborhood being inundated with vehicles. There is no way to keep overcrowding from happening at this apartment complex also, even with an onsite manager. I am asking that Council Members have the developer provide more parking spaces at this complex. Even if 30 onsite parking spaces were provided, vehicles would still spill out into the neighborhood. I heartily support Petaluma's vision of a walkable and bikable city. Unfortunately our current reality is a neighborhood already overcrowded with vehicles. The planning Commission acknowledged that our neighborhood in particular is already highly impacted by parking issues. I invite Council Members to come to our neighborhood in the evening after people have come home from work, to see just how congested out streets are, and just how far reaching the impacted area is. Weare property owners and tax payers. We maintain the neighborhood and the creeks, spending entire days as a neighborhood, dragging garbage out of the creeks. We take pride in our property and the neighborhood. I feel that we should have some input into what happens in our neighborhood. One other concern is the homeless individuals who live at Washington Creek, and urinate and defecate into and next to our watershed, and. pollute the creek with various forms of garbage. The developer plans to "take advantage of the creek" providing views of the creek from the complex and a walking and biking path at the creek. We know from years of experience with Lynch Creek that a walking and biking path does not dissuade individuals from living at the creek. This is an excellent opportunity for the developer and the city to put their. heads together to curtail the polluting of our watershed by coming up with a meaningful plan to stop oil diuiduals from living at the creek. I respectfully request two things: � 30 parking spaces at this apartment complex • The city and the developer of this property to implement a plan to protect Washington Creek from abuse and pollution Respectfully, Lori Lutzenberg 9-22 y.. 5.B - Late Document Pascoe, Samantha From: PSharrow <minicoopeHun@gmail.com> Sent: Friday, May 3, 2019 2:42 PM To: -- City Clerk; tbarret@cityofpetaluma.org Subject: Property at 109 Ellis Street ---Warning: Use caution before clicking any attachments. THIS EMAIL IS FROM OUTSIDE OUR EMAIL SYSTEM. --- I understand that the property to be developed at 109 Ellis Street will be three buildings, a swimming pool, and is three stores tall. Not only that, there will not be sufficient parking for each unit to have two spaces. As it is now, the parking from the Ellis Street apartments is insufficient for the multiple families that live there. They are allowed ONE parking place per unit. 1 understand the property owner wanting to maximize investment on the land and to make a proper return on investment.' However, three stories does not fit into the current neighborhood. Everything else is a single family home and two story apartments/condo's. Since the Target Center build, the increase in enrollment at McKinley School, and more drivers using Ellis and Madison Street as a short cut to other parts of town, it has impacted this neighborhood of Midtown negatively. Fortunate for those on the Council who live on less traveled streets or tucked away neighborhoods. And, of all the studies done for this project, there was no traffic study. I think too much consideration is given to developers and too little to the citizens. Yes, housing is needed, affordable housing is needed; but at what point does this Council and staff really listen to the citizens? Please re -consider the scope of this project. Three stories is not consistent with the existing neighborhood. Parking spaces are not adequate for the tenants who will live there. I'm surprised that the main house is not considered historical. Bottom line, please scale back the project to two stores, provide more parking spaces sufficient for the units. Phyllis Sharrow 0 I ri Q16.1 e/5E� VR� /S Uol yS y N ll] 01� osph� d w h J v U S f. o � W G d w h S f. G W From: Kristen Joyce <KJoyce@allcalifornia.com> Sent: Monday, July 29, 2019 12:06 PM To: Hollister, Aaron <ahollister@cityofpetaluma.org> Cc: cecolzani@gmail.com; rebecca.hachmyer@gmail.com, Alanna Murphy <amurphyh@gmail.com>; Kristen Joyce <KJoyce@allcalifornia.com> Subject: File#PLAP-19-0005/PLAP-19-0006/PLSR-18-0030 APN 007-361-003 De Cristo Mult!-Family Project 109 Ellis Street ---Warning: Use caution before clicking any attachments. THIS EMAIL IS FROM OUTSIDE OUR EMAIL SYSTEM .--- Hello Aaron- I hope you are well. I would like to put in an appeal against the proposed project for the above mentioned address/file#. Please advise how I go about doing that officially. The notice I got in the mail said that I can email comments- but only provided your email address so I am hoping l am reaching out to right person? 1 am a single mother of a 5 year old girl who lives on Huntington Way. My daughter attends McKinley school which is directly across the street from the proposed project. The traffic on Ellis and Madison street is horrendous enough as it is- my daughter and I have nearly been hit in the cross walks numerous times crossing Madison and Ellis trying to get to school. The addition of the buildings as well as increased traffic in the area is very concerning to me. The disruption of the neighborhood during the building process including the health and safety of families and children while in school and trying to get to and from school, how long it will take to complete the project, how it will impact access to my neighborhood, the impact to an already horrible parking situation and how it will disturb the existing habitat there- namely an influx in rats etc. which I have had a problem with in the past are all factors in this appeal. On this email I have included fellow neighbors Cynthia Colzani, Rebecca Hachmyer and Alanna Murphy who join me in this sentiment. Again- please let me know how I go about submitting a formal appeal or if this email will suffice. I appreciate your time and attention to this matter. Thank you! Kristen Joyce � 707-981-8032 � PROJECT R.. • R 109 ELLIS STREET NEW 13 UNIT RESIDENTIAL PROJECT 109 ELLIS STREET PETAL UMA, CA 94952 El Jerry Allen Kier Associates, Architects 475 GATE' 1=1\/E FROAC), SUITE 222 SAUSALITO, CA 94965 495-332-3868 I JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALI TO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 / 1 , ARC C3 v� F No. C-6529 * RENEWAL DATE: N� NM 30, 2019 Q 2 9rP OF Opl\COQ- OQ REVISIONS (� URBAN /NPILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETALUMA, CA A.P. 007 361 003 SHEET CONTENTS: COVER SHEET Ifieredrewage'M ,Cad -ons ere Ore eX01/SiYe prepenyeMebp}+igAYolJeiryAPenM Assodaleg MMXeCa Usa lhaieolHmrOirXedfo lha afgma/ sHe hrwhlch NeywemNePamd Repvdaclrx4 pabCraaw,ra-ttse&i whUewlnA CispMlGie4 wOnaAYhe pi7olw+iaen mnSenY oltheA/Mi/ecL ®Jenvn /on�rassou.� anmecrs. zo>6\ DATE 11.29.18 DRAWN BY SB CHECKED BY. JAK SCALE: AS NOTED SHEET # CS OF SHEETS LOCATION MAP L SHEET INDEX GENERAL _ _ Cover/Perspect(v= Master Sheet Index + Project Data Green Building Code Residential Measures Green Building Code Residential Afeasures p,..,_. '`Li •. SURVEY I --.a -' '• '_'-^ ° Topographical Survey 109 ELLIS ST.=''O CIVIL 4, -- Context Plan Existing Conditions Demo Plan Grading, Drainage & Utility Plan 1 Grading, Drainage & Utility Plan 2 0.0 ='.-•.q "'�-'a Site Sections Cut/ Fill Locations APPLICABLE CODES ALL WORK SHALL BE IN ACCORDANCE WITH ALL APPLICABLE BUILDING CODES, SAFETY ORDINANCES AND ACCESSIBILITY REQUIREMENTS CURRENTLY IN ADDITION EFFECT, INCLUDING THOSE LISTED BELOW. 1. THE 2013 CALIFORNIA BUILDING CODE, THE 2013 CALIFORNIA RESIDENTIAL CODE AND THE 2010 GREEN BUILDING CODE VATH ANY LOCAL AMENDMENTS. 2. THE 2013 CALIFORNIA ELECTRICAL CODE WTH ANY LOCAL AMENDMENTS. S. THE 2010 CALIFORNIA ENERGY CODE WITH ANY LOCAL AMENDMENTS. 4. THE 2013 CALIFORNIA MECHANICAL CODE HATH ANY LOCAL AMENDMENTS 5.THE 2013 CALIFORNIA PLUMBING CODE WITH ANY LOCAL AMENDMENTS PROJECT DESCRIPTION , THE PROJECT PROPOSES A 13 UNIT APARTMENT BUILDING CONSISTING OF THREE SEPERATE BUILDINGS, EACH WITH 2 RESIDENTIAL FLOORS OVER PARKING. THE PROJECT ALSO INCLUDES LANDSCAPING, OUTDOOR SEATING, OUTDOOR SITE AMMENITIES & 1 UNIT OF AFFORDABLE HOUSING 11 JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN �ht ICS �ht 1A.001 475 GATE FIVE ROAD, SUITE 222 Sht 1A.GO2 SAUSALITO, CA 94965 Sht 1X003 TEL# 416 332-3866 FAX# 415 332-1409 Sht ¢S1 °ht 1 C-1 1 �ht 1 C-2 Sht 1 C-3 Sht 1 C-4 Sht I C-5 Sht 1 C-6 Sht I C-7 �SSOARCy Sht I L-1 ALL.yy 7TH Sht I L-2 U 4 �fF, nA 4ht 1 L-3 J S N0. C•6529 P Sht I L-4 RENEWAL .*. DATE: ,P NOV. 30, 2019 Q' Sht1X.100 9�F OF CALVFOQ- ht 1 A.10A Sn Sht i A.101A Sht 1 AAGIB Sht 0AJOIC REVISIONS 1. Sht I A.1011) - Sht 1 X201 oht I A.202 -ht I A.203 �ht I X301 Sht 1 A.301A Sht I A.301B %t I X401 5ht I AAGIA 5ht I A.501 Sht I X501A Sht I X5018 %t I A.601 Sht I X602 Sht 1 X603 �ht I A.901 - `ht 1 CB URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: PROJECT INFO MASTER SHEET INDEX 7hesedreaGgsMrPeGfKalbn.9 me IhserUusNa rr�rryendmPy,19A1ar✓eryAaenAxrassod rex Aml✓tedt Ure Orereo/krestddedblhe a-lgheJ s#e hrnh7chfheYwareA'ePsrtd Repad cG'rn, pub6mtbn, reuse/n xhWs arhpsr(kpnNloHed, I w7hsuf fhe pbr I wi#en crosent o7fhe AnYuted ®�euvnuoa rne.nss„nares, n„ -snag.,- satak DATE 11.29.18 DRAWN 8Y.- SL3 CHECKED BY.- ✓AK SCALE: AS NOTED SHEET# A.001 OF SHEETS 12 UNITS 0 1115 S.F. EACH CONSULTANTS LANDSCAPE OCCUPANCY GROUP: R2 Preliminary Landscape Plan Preliminary Landscape Plan ARCHITECT: Prel0minary Landscape Foliate Jerry Allen Kier A.I.A. Architects Fencing & Materials Pallet 475 Gate Five Road, Suite 1222 TOTAL,- 5889 S.F. Sausalito, Ca. 94965 Tele.415 332-3868 ARCHITECTURAL Fox. ((4153 332-1409 Site Maps API 007-361-003 Existing Site Plan CIVIL ENGINEER, Proposed Site Plan LANDSCAPE Illustrative Site Plan ARCHITECT, Sc Illustrative Site Aerial View SURVEYOR Illustrative Site Aerial Yew Steven J. L.R.-hi & Associates Site Comparison Study Petaluma Theater Square 140 Second St. Suife 312 Proposed let Floor Plan Petolumo, Co. 94952 Proposed 2nd & 3rd Floor PI_— Tele. (707) 762-3122 Fox. (707) 762-3239 Proposed Roof Plan Exterior ElevatI-- GEOTECH Illistmtive Elevations ENGINEER lllistrathm Elevations Building Section- Reese & Associates R— L)stra Ct. Suite C Illustrative Building Sections Santa Roo, Co- 95403 Site Electrical Pian Tele. (707) 528-3078 Fox. 07 528-2837 Site Photometric Plan Site Lighting Specs IllustraUve Elite Street View Illustrative Courtyard Street View Illustrative EV Charging Station View Existing Photos PROJECT DATA , Color Board APPLICABLE CODES ALL WORK SHALL BE IN ACCORDANCE WITH ALL APPLICABLE BUILDING CODES, SAFETY ORDINANCES AND ACCESSIBILITY REQUIREMENTS CURRENTLY IN ADDITION EFFECT, INCLUDING THOSE LISTED BELOW. 1. THE 2013 CALIFORNIA BUILDING CODE, THE 2013 CALIFORNIA RESIDENTIAL CODE AND THE 2010 GREEN BUILDING CODE VATH ANY LOCAL AMENDMENTS. 2. THE 2013 CALIFORNIA ELECTRICAL CODE WTH ANY LOCAL AMENDMENTS. S. THE 2010 CALIFORNIA ENERGY CODE WITH ANY LOCAL AMENDMENTS. 4. THE 2013 CALIFORNIA MECHANICAL CODE HATH ANY LOCAL AMENDMENTS 5.THE 2013 CALIFORNIA PLUMBING CODE WITH ANY LOCAL AMENDMENTS PROJECT DESCRIPTION , THE PROJECT PROPOSES A 13 UNIT APARTMENT BUILDING CONSISTING OF THREE SEPERATE BUILDINGS, EACH WITH 2 RESIDENTIAL FLOORS OVER PARKING. THE PROJECT ALSO INCLUDES LANDSCAPING, OUTDOOR SEATING, OUTDOOR SITE AMMENITIES & 1 UNIT OF AFFORDABLE HOUSING 11 JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN �ht ICS �ht 1A.001 475 GATE FIVE ROAD, SUITE 222 Sht 1A.GO2 SAUSALITO, CA 94965 Sht 1X003 TEL# 416 332-3866 FAX# 415 332-1409 Sht ¢S1 °ht 1 C-1 1 �ht 1 C-2 Sht 1 C-3 Sht 1 C-4 Sht I C-5 Sht 1 C-6 Sht I C-7 �SSOARCy Sht I L-1 ALL.yy 7TH Sht I L-2 U 4 �fF, nA 4ht 1 L-3 J S N0. C•6529 P Sht I L-4 RENEWAL .*. DATE: ,P NOV. 30, 2019 Q' Sht1X.100 9�F OF CALVFOQ- ht 1 A.10A Sn Sht i A.101A Sht 1 AAGIB Sht 0AJOIC REVISIONS 1. Sht I A.1011) - Sht 1 X201 oht I A.202 -ht I A.203 �ht I X301 Sht 1 A.301A Sht I A.301B %t I X401 5ht I AAGIA 5ht I A.501 Sht I X501A Sht I X5018 %t I A.601 Sht I X602 Sht 1 X603 �ht I A.901 - `ht 1 CB URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: PROJECT INFO MASTER SHEET INDEX 7hesedreaGgsMrPeGfKalbn.9 me IhserUusNa rr�rryendmPy,19A1ar✓eryAaenAxrassod rex Aml✓tedt Ure Orereo/krestddedblhe a-lgheJ s#e hrnh7chfheYwareA'ePsrtd Repad cG'rn, pub6mtbn, reuse/n xhWs arhpsr(kpnNloHed, I w7hsuf fhe pbr I wi#en crosent o7fhe AnYuted ®�euvnuoa rne.nss„nares, n„ -snag.,- satak DATE 11.29.18 DRAWN 8Y.- SL3 CHECKED BY.- ✓AK SCALE: AS NOTED SHEET# A.001 OF SHEETS 12 UNITS 0 1115 S.F. EACH TYPE V-A CONSTRUCTION i ACCESSIBLE GROUND FLOOR UNIT 0 737 S.F. OCCUPANCY GROUP: R2 BUILDING 1 GROUND FLOOR: 2805 S.F. 2ND FLOOR: 2854 S.F. 3 -STORIES PROPOSED 3RD FLOOR: 1880 S.F. TOTAL,- 5889 S.F. ZONING: R-4 BUILDING 2 API 007-361-003 GROUND FLOOR: 2805 S.F. 2ND FLOOR: 2854 S.F. 3RD FLOOR: 1880 S.F. TOTAL 5889 S.F. LOT SIZE• .3n R95 S.F. BUILDING 3 GROUND FLOOR: 2805 S.F. 2ND FLOOR: 2854 S.F. 3RD FLOOR: 1860 S.F. TOTAL• 5889 S.F. TOTAL: 17.667 S.F. REGULATORY AGENCIES AGENCY BUILDING DIVISION OF THE PETALUMA COMMUNITY DEVELOPMENT DEPARTMENT APPLICABLE CODES ALL WORK SHALL BE IN ACCORDANCE WITH ALL APPLICABLE BUILDING CODES, SAFETY ORDINANCES AND ACCESSIBILITY REQUIREMENTS CURRENTLY IN ADDITION EFFECT, INCLUDING THOSE LISTED BELOW. 1. THE 2013 CALIFORNIA BUILDING CODE, THE 2013 CALIFORNIA RESIDENTIAL CODE AND THE 2010 GREEN BUILDING CODE VATH ANY LOCAL AMENDMENTS. 2. THE 2013 CALIFORNIA ELECTRICAL CODE WTH ANY LOCAL AMENDMENTS. S. THE 2010 CALIFORNIA ENERGY CODE WITH ANY LOCAL AMENDMENTS. 4. THE 2013 CALIFORNIA MECHANICAL CODE HATH ANY LOCAL AMENDMENTS 5.THE 2013 CALIFORNIA PLUMBING CODE WITH ANY LOCAL AMENDMENTS PROJECT DESCRIPTION , THE PROJECT PROPOSES A 13 UNIT APARTMENT BUILDING CONSISTING OF THREE SEPERATE BUILDINGS, EACH WITH 2 RESIDENTIAL FLOORS OVER PARKING. THE PROJECT ALSO INCLUDES LANDSCAPING, OUTDOOR SEATING, OUTDOOR SITE AMMENITIES & 1 UNIT OF AFFORDABLE HOUSING 11 JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN �ht ICS �ht 1A.001 475 GATE FIVE ROAD, SUITE 222 Sht 1A.GO2 SAUSALITO, CA 94965 Sht 1X003 TEL# 416 332-3866 FAX# 415 332-1409 Sht ¢S1 °ht 1 C-1 1 �ht 1 C-2 Sht 1 C-3 Sht 1 C-4 Sht I C-5 Sht 1 C-6 Sht I C-7 �SSOARCy Sht I L-1 ALL.yy 7TH Sht I L-2 U 4 �fF, nA 4ht 1 L-3 J S N0. C•6529 P Sht I L-4 RENEWAL .*. DATE: ,P NOV. 30, 2019 Q' Sht1X.100 9�F OF CALVFOQ- ht 1 A.10A Sn Sht i A.101A Sht 1 AAGIB Sht 0AJOIC REVISIONS 1. Sht I A.1011) - Sht 1 X201 oht I A.202 -ht I A.203 �ht I X301 Sht 1 A.301A Sht I A.301B %t I X401 5ht I AAGIA 5ht I A.501 Sht I X501A Sht I X5018 %t I A.601 Sht I X602 Sht 1 X603 �ht I A.901 - `ht 1 CB URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: PROJECT INFO MASTER SHEET INDEX 7hesedreaGgsMrPeGfKalbn.9 me IhserUusNa rr�rryendmPy,19A1ar✓eryAaenAxrassod rex Aml✓tedt Ure Orereo/krestddedblhe a-lgheJ s#e hrnh7chfheYwareA'ePsrtd Repad cG'rn, pub6mtbn, reuse/n xhWs arhpsr(kpnNloHed, I w7hsuf fhe pbr I wi#en crosent o7fhe AnYuted ®�euvnuoa rne.nss„nares, n„ -snag.,- satak DATE 11.29.18 DRAWN 8Y.- SL3 CHECKED BY.- ✓AK SCALE: AS NOTED SHEET# A.001 OF SHEETS AUicc 2016 CALIFORNIA GREEN BUILDING CALIFORNIA COUNCIL RESIDENTIAL MANTRY MEASURES, SHEET I INSPECTORIGNoFF IN CHAPTER - - - - - - -- - ---. . 'SPECR TO - - - - -- -- --- i - GREEN BUILDING SECTION 301 GENERAL 301.1 SCOPE. BoMhg hes ha desynedbnchda 0m Buren hu7dng measures spedred a9 mandaloryn Una appla5on daddsaawnaned n Udsmda Vdwdarygreen butdirg measures ere abet Inducted n Nn pplkaSon cheddsb and maybe bwAaded n Un design and mreWctioh daldhxtwea covered by Uda code, but Am net "had unless adopted by a city. cony,. ay and ceudy as specified In SecUen 101.7. 301.1.1 AddUens eAd alterations. (NCD) The mandab,yfAWsrena of Chaplar4 chap be applied te nddtbnl w elveBow of exrsthg res(defdbl bnP.drlgs wham the eddlbn or BlerWkm nmea9Ea Use sl�peNle mama or�rredim",oes We-, "afor.� mqukements shag apply only to andlor withn Iha Note: On and after January 1, 2014, resid=n5N b ldargs wdamgdng pemuNed aRemfear. additions, ,k Impmremmsb Wog replace nomm�pPsnl piteMig (otures xithxalencosseMng plunts'.dhg (alums. Plumbhg (atom replace==d n requhd prior b Iasea i. d e aOA.te of mesi eanpatloa, <en)rwte LImapanry w rral pam2 appmnl by Oho led bu?dng depelmenl See C1t Cade 1111- 1101.1, eIseG. W thm defnt5m ofd noncdmp'!ad prumbng (alae, types of reskkar Ml bundles affected and Uur9mpodanlenadmantdates 301.2 LOW-RISE AND HIGH-RISE RESIDENTIAL BUILDINGS. [HCDI Tha p-mbre of ImP tml sedansof CALGreahmaya1YtDegher bxriseresidentialbu8dings bigh"em resdonUal buedmg,,orb.lh. indvidtal cedixaw,be design&Wbybarmersbindialewhmth,,wU nappees hpetiha3y b ivv4tbe only (LR).Nghriw only (HR} Whorl the section Applies b both bv-dss and ! ria harn.rwgi be used SECTION 302 MIXED OCCUPANCY BUILDINGS 302.1 MIXED OCCUPANCY BUILDINGS. n =Kae ocwparvy bu6ahga, each patbn de IayJdng ehdlmmplyw8h ilia specifc green bugdng meas0res appfiab!e beads spa T occvpaxy. ABBREVIATION DEFINITIONS: HCDerlmenldFlmusngand Commuddy Oovebpmenl BSC C beta Buadkg SWW.W.ConaNssion DSAS' Drrtaimnotu,astataa<hned,ShictamlIi OSHPD Off of Stalaw d. Hearth Planning nM Devekspi-L LR Low Rise HR Koh Rn. AA N AdMW and Alemons Near CHAPTER 4 RESIDENTIAL MANDATORY MEASURES DIVISION 4.1 PLANNING AND DESIGN SECTION 4.102 DEFINITIONS 4.1021UW (TIONS The fink ng tams are damned In Onspar 2(and are hduded hors Wmmmnce) FRENCH DRAIN.Abench, hobwo ',..Prand ares 10m*Bred wth mck grant, AmrAeofs ofbrisk .sWlan pervtass nhrrlednl used to col=d wdamhel dmkaga. naatfwater. WATTLES, Waftesm used b reduce sediment In ranoR. W.NIs are ARIA mnsbuded ofAnimal pad moedid, .och as hay,.ImvAir shamarmateriM shaped In the former letes and placed an a slownfav' cope. W filss m also used W pdiaeterand k0et controls. 4.106 SITE DEVELOPMENT 4.106.1 GENERAL PmUm ldmo of m bt mtumi resources chni be ammp'khed ti o gh "maim and camkd planing bmnadranegatha elfedaon resits andimlatentemas. Pradvalbad slopes, management of sWmaler Mnage and amSa1 wMOa ela0 wmpyvdUh this aec5on. 4.1063 STORM WATER DRAINAGEAND RETENTION DUPING CONBTRUCTION. I'miad- Nth dsMb leas than msaoedsol endmnd padaaIxga comnen panddavarto whishnIoWdwilaneaura .mare, shat manage cbmvralerdainage dhrig onsnxibn. n.nlmwbmmna9e alartnw:iwtNana9a duMgtmStNdbn, ore.momdlhe fotiowIr9 mamunes &hal be impernerhted bpreverd ftmtgng d adjacent pmpedy, proven) orosbnand rear Bol nnoRm Of. siia i. %Vh n st6 mtwlscrimdedl ap bWdmbagoytorabn c'eog a pdnLg . 2 dlspmW ems Alvis �ax l bo glee d by� ,fab sa gAeA miUa dJwB A od ap dspossr method, wale shat ba gored bynsse de butter system wa1lW.olhef metlsod eppmoved 3 Cthe mpSaascirgvrSh agency.ersadsl stamaW nvagemenlwdkonw. 4.10,1.7 GRAUINGAND PAVING. CorefmcUon pans cher nd(wta Taw the s#a grading ordm(rega cyslem wB ma .9-11smfacawalerflor bkeepwa)ufmm efVadrg bWdxgs. Exsnp' fAmthadsbmanage surface wabrndnda, brim rot i,Z to, gm rcbning: 1. Saba 2. Watermloctionanddaposalaystems 3 French Ames 4. Wzierraladl gadadu 5. 011ier walermeaseres which keep surface water away farm buildings and aid In groundwater recharge, Exception; Adi i&ns and alterations not a5aikg the dramegs palb. 0.106,1 Eladd. vahkie (EV) eherping for nawmnsW<don. Nitwcarstrudna shat canpyxi h SecGens 4.106.4.1 and 4.1DL42to faellate fears nsfaaatan and tae of EV charl Ekchaveh4e supply egdpmad (EVSE)slal be nstaibdna,xardadve wish lha (b6firnia Elect WCods, Ar6do 875. ExcePtlena; On i ase4ry-aso basia,xMro Oebal enlaWg agerryhas deamenad EV chargtrg and nlasWdure em nwt kasib'e based upon mne.mare d Ua foeaving «rdni'orn.9: I. Whom idlers is remmmemW poxersuppy z Wfiast Uhm d-,ignre whsladis on the Ong lh Unematersnis blincr(he bals�ty fell, clam dsaign rsquiremenb on the uURy Wda oltM mete(a0 as bnaeasa the ub3ysfd-a coal bIh.Famea 'Ardavobper by more than$Umf Pa unit 4-106AA Newo end levo-/emily dw,0ingaend by Mw..a with aff..b,d private 9-9- For each dweMaf unit, nsW a rated mousay to accommodate a dedwled 208240-voll branch chest The maray shall not b. ms than bade Sim i (mombM 1-ndn Inside dmneea). Tim...W dal original. at the man aercbe.subpar al aid aha91ermnate Ina a fstadabSot, box wo5her enclosure in doss pmtlniy b the proposed ksa5ondanEV tHargv. Raceways= mcfalrad to be -it-, of andosed, Iaccessiblew mnmMmd�ated brv�ncicei d-1 end space(,)telm-d k pence Instalhall lation of capacity blaanch Insist ewnepare nt p lecbe device. 0.105.4.1.1 Idan00atio=the seNm parol orssbpaael ck.* dredeyshag Meetly -,it S,it PmteclNe devise space(&) rea=med W Ronne EV charg'ng.'EV CAPABLE'. Th. tummy bnnnalon loation shall be permanently and vinbymarkad As 'EV CAPABLE, 4,16=.42 NawmuitiamUy dx101naa-tVhoo l7 onhoro Wam2y d+mCng uNam mnshW-ed Ona -a.I g site, 3 pemantothe b!W nonberolPaddrg'Pets podded Wag types dPaddngfadfilks, led b m Lea San one, slug b.of EV . vehlda ch %-:dL= (EV &Paces) wp.bio 01 Caw EVSE. Cakdati0ns for the anmao EV npams she he mended up b Na raueal whoa nahLer. Nola: Cons(mdon d. -I, are inbnded w rf.-ash= the poject'a wpab&y end capacity ler f 5b6rg NWre EV dodging. Thee n rumq.lmn Af. EV Spices m b. mnstsWM weaaabta suds EV cihar90rs am lesaffad kr Usa. 4.106.4.2.1 Efoctdc v hlcle ehaARAll spats (EV .pats) locations. CoAsVwUon documents sham Irdcala the location of ad EV Spaws,Atkast ono EV spam shall be located n common -a. use and available W m:o by ad msidants. When EV chadgars m Insisted, EV,p...mq,,hdby Secl'oA4JD62 , Itemil .h.9 oomplywithat fascia. dike fi=' g optksta: 1. Th. EVipawshal be batedaop-tben easasMa parking apacem..tngthe regs4redwna dlhe CaFfada Bu7dIIg Code, Chaper llk b alaw use of tine EV charger fen Shaacce V. pamng.pam. 2. Th. EV space sIAO be baled an an 6o'ces Tyn mute. a9 darned h the CaSbvda 8009 Code, Chapter 2, to the bvdng. DISCLA/NER:TrkS Aoorr EArdsp rAV DAADamE eTO -ASA rte ASANEO 4.106.4.22 Elasbfe vaMcls chargng apata (EV apace) dlmenolons.Th. EV space Whal bo doakned to mmptv"ith Na fdb.1i 1. TheraWas mlar,glh death EV spaw ahaE he haet((43man, 2 The m'Nmum SEVspsces EV spaw shag bo n, E (2743 rnm). 3. Onanavay25 EV¢paces, but notiea than Ona tY space, st 7tave en 8-bd(243B mm) x^Aomntrnran ash. A bbd (1524 mm) wide KW. aisle shag be pe.ufted p -kW U. Mnknum Wadi of the EV space 1% 12 feet (3656 mm). a Surface slope for this EV spam end the Oda shag not.,..ad 1 mtl-akal In 48 units horizontal (23D83 pamAht slope) In arty fi ether. 4.106,41.361.gi a EVspecs Z, 1, d. IAsaI• Bs led is ycapabledaacnmwdsMga2OW40- vakd�xaad hmrsdl dfo Z The raoaaay.hal nctba less Bun Ireda sloe 1(roMnal nu inside damab0. The maavay shat aignab et the man aefvke or subparei and shin RAni ate Into a Ihted t hd, hoz& -do- In dos. pmly Kmb Ina prapmed brogan dose Evapams_C-elm as rfocvrrena shat (dSNly the nwxay lemdnaBal pont The 68Mw Panel mVor subpanst shall provide capaofty le nsbl a40arnpere MNmum dedat.a bmrsch dmdl and space(') fesamaf loperml irstagaforsaraIraadn&r R 0WAntrent ProbcSvo da fico. 4.106,124 MOUP EV apawamqubad. C -A1. m daaenerts hall InSam the Ar Iemhatlon pdntend proposed lowibn of for- EV spaces end EV onagers. CoactrudbA doaaneal. Wal e%so oktlama poHd 16nn m empmgo of Ghee LYSE, rdwway method('}, w.W adiemarn, and ekebial lend malwaLena b verify Bvf Ua dedrini paneleerWce apaoly end elecnialay-lam, 1:1,m0Aar ha dshgwdmn I'inafomer(),havesti.'dentcapa6ytoE I11eousydsar9eas Ev' at a'I mgdred EV spaces n thefug =tad ainpersga of the EVSE Pion dealgn ahel be based upon e 40ampom mnknum bands d=iL Raoaxays and mlaLd mmpmnanis Ootm planned b ba nstalod lade wuiwuilseonnded, naccesWNa win mrhwaled mea end apacesshWlho nsa3ed et the B=ed 4.10/.4.2.8 lndoolSa A.=Mao pend oratbpacel.1-1 dkadory &hal belly the wor At pfok<rYa deNce space(&) issarvad for hove EV charging purposes as 'EV CAPABLE' In a<mrdence wkh the OW 1tvgo,,'Cade. N.ma: 1. Th.4ament.1TranspwiaBanadopt. and pubtshes the T fikema Manu.[ onUm. Devices (GSfaNa MUTCO)' m P.M. rrdortn sbndards ndap 6ZIerm Wal dfddhaf8c mnhd deviman Call rNa. tem Em al.. VWdtlaSlpna.nd Parvo mMaddrgs nn be forret to the N-Pdk.,&V.,tfvba Number 13-01. Wahcia: wxwAbtw.gmArAftcpWPolkyll 301.pdf 2. Sea Vehicle Code Sec6m 225111. EVdangbg space skJruge boR-,seat pvpfg f.M.b!and forme (EV charging spaces. 3. TheC fiefs Olfim dNanNng and Research (OPR�ptibl'ahM eZeroEmissron VeNda Comm ty Rendness QsMeboo whichnf.motron twi.W go-..(%rackkafb and bu.nesses. Webvle: htgs'/rapr.tagovldoaREV_Qfddebookpdt. DIVISION4.2 ENERGY EFFICIENCY 4.201 GENERAL 4.2011 SCOPE F.tha ptaposna of rlrmdaforyerergy emdenty atendafd9 h Ws Code, the Ca3lma Energy Commission wig mntine to adopt merdsbry stardaNs DIVISION 4.3 WATER EFFICIENCY AND CONSERVATION 4.303 INDOOR WATER USE ❑ 4.314.1 WATERCDNSERVING PLUMBING FIXTURES AND FITTINGS. Pbmbing Ibdams(-W d-0 and udnab) and filling,(auceb and sivswonheads)stoA wmdY wmh the fAlvMng: 4.303.1.1 Walar Ct-U.The Ali fi ah voluri area water closets shallrml exwod 1.219alohs par lush Tank -try& water closets 141 be.fed to the performance Omens dthe U.S. EPA WabrSeraa Spad6afon to,Te,k4ypa ToBab. NAB: Tha a8ec5vo hah vohves dduNAush to&#Is earned. the canpeslte,-.9. hash volume of two reduced gushes and ma lel lush. 1.303./2 Urinals. The off tiro rush volume ofWas mwnled meals shell nol -d 0.125 patens par food. Th. efaacsnflesh do- fel other takais shat rel examd 05 gaaons Par Ik h. 4.303.12 Sho-d-da. 4.303.12151nW Shewl, Sho Shoran "I shaghave to1h pump mteofrntmrve Uan 2.0 Walar p.mkadaoSOp,l Shermirl ads Wo9la nxart(ud to Bu periamance aladaoma U.S. EPA Wa WSmse SpetlraBon W bnowedoada. 0.307.131 MUB/p1.aAowsfhaadaaaning one shower, Whenashosvisnmdby meet lion case Wsomhoad, gw mnhbirsd Ibxrsb of dl the ehoxarfwada eAdt-1 raMner by aanile t -hal nd exwM 2.0 galona permkate at a0 pW,.thaaMxershal he desHJihed bmNy a'na are Whmaer ou0et (. be h.p-Vo. eta lone. Hole: A b..d-IheU fin -,sham be mnsbened is sh-Aa m.d, 4303.1A Fauab, 4.307.1,1.1 Resid&nUalL=,.YFau<ala. TMrmdrntmhMwmIllf-MentWay.b,yfaumb shelf Act exceed 11 gWbfa par Mende &160 psL Ire mnlmUm InN rst. dreWdeMW avalory huceb shag not be loss than 0.8 gderss p.,rain &120 pa 4.303.71.2 lavatory Fauna In Cmmon end Public Use Areas. The maciraan by Ads .1Imcnfy htimts hvtb4ad h avmwn and gulose use mss (made of dweGNa A,e e.p'.ag an&) in reaidentbl bandlef. shall nd eswed OS flabon s par minda d 60 psL 4.303.IA3 M.bring Fauab. Metering faucets%hanI.I.Jed In maidenral Euidegs Nall not d.S., mm than 0259.1ers per IN-- 4.303AAA Kitchen Faucets. TTho maxtmumP.avmta d Hkhen fauwb.ha3 not exceed 1.89W'sn. per Mnute at60 psL IOtdsen faxetemay ternpaar6y increase the Bvr above 9ro maWrhtsm role, be not b exceed2.29a1ons p.rmi 0..160 ps5 and rarsi dalea to e maximum ilexurn of 1.8 ga&ass Per mnobatwpa Nola: Whemmmp'NngfnmWamlmavOable,aemtw,.othermeansmaybomdlaatMm reduction. 4.303.2 STANDARDS FOR PLUMBING FIXTURES AND FITTINGS. Plumbing refs s and fli Wad ba laa5ed nawodance with 5n Calfaata Plmbag Code, and shag meet the applabie standards referenced In Table 1701.1 dthe Ca6fom(a %unbitg Code. NOTE: THISTA13LU COMPILES THE DATA IN SECTION 4.303.1, AND IS INCLUDEDAS A COWENIENCE FOR THE USER. TABLE • MAXIMUM FIXTURE WATER USE ' FIMURETYPE FLOW15I SHOWERHEADS 20 GMP®MPSI (RESIDENTIAL) LAVATORY FAUCETS MAX 1.2 GPM g 60 PSI (RESIDENTIAL) MIN. 0.8 GPM @ 20 PSI LAVATORY FAUCETS IN OSGPM@60PSI COMMON & PUSLICUSE AREAS KITCHEN FAUCETS 1.8 GP11 g9 60 PSI METERING FAUCETS 0250AUCYCLE I WATER CLOSET I 128 GALJFLUSH URINALS I 0.126 QAl1pLUSH (INCLUDING JANUARY 1, 2017 ERRATA) INSPECTOR SIGNOFF 4.304 OUTDOOR WATER USE 4.304.1 IRRIGATION CONTROLLERS. MbnaBoifdgauontl5IMa WUMfu Imdmap4VpmvWadbythe bulderaddinsWldattle feaeuff lnspectlonstelmMpywghthefoLl fig: 1. maponsrs alol In Alam needs.. --olndral hUa[eulareLkasy a4ust hrga5onh respoiue ro changes n plana needs es aa0herwndUaa drrnge. 2 vVeathvbased snNroaem witirwl nrwhi naansm. KhNnkatbn or corsthdaccmaa f.kxal ranfal aha'I have a separate %fired or w;rekss ran aedsswwtyrh -h or wmmufdcalasmlh she txxera"ef(s} Sol mdabae-based mn0oaers em notrequhedbhave rain senmr4ipuL Role: Mas nfemuflm regarding Irrigation wnlmgerfu tion and spaermBona Is evafablo fmm the Inig.S. Aamci- * DIVISION 4.4 MATERIAL CONSERVATION AND RESOURCE EFFICIENCY ❑ 4.406 ENHANCED DURABILITYAND REDUCED MAINTENANCE 4,106.1 RODENT PROOFING. Amhd., P.cea vonud p¢sea, eac46.baa, mndu6 orolheropenags n wYvbdiom galas at am. dawagaaha5 be polecled.rrr aepassa�orrododsbyclosingsuch Markings with cement mens, conaele mamray.a shi method amepbde to the enforcing agency. ❑ 4.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING 4,101.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or aa(v,g. for reuse a mhtrasm d 65 pewni alba A.Momdoes conatnscWn and demoflb. waste n arsodenw witheRh.Soiri.n 4A082, 4,1083 or4.408.4, omeel a more ririegwl ksd mrew<Sah and d,sdeLSon wane dnanagemenI F -PH..: L C-ravaiedeolleadn,"Arsigddab. 2 Alemalewastamductonma0ads dsvelopa0 bywoddp wish ictal agendas lldrverWon or recycle fadwo capade d candnwe wlN INs Rem do mtexbl Oram not located reasearbly 3. M=.. Wdrg may make exceptions to the reqb dtN ulmmens section wiser isolated )abaft. ._Is n seas boyand the haul botmdadu ofthe drveNan faddy. 4AKI CONITRUOTION WASTE MANAGEMENT PIAN. SiPomi a wnsWcilon WaziB mawgeiwnt pan n wnr wih m.- I ti -vi, & 7f. .=,=I: a m tion waste management p an heA be updated as necessary and sha3 be avalab'e during mnabuctien for examkalan by she edlkrchg age 34 1. Is.N2yta mnseuctan and da alidmwaste materials to be arvarted from disposal by mcychg, reuse on iha pm)a1 orsetmile ret lease we or sale. 2 spaddySmubWidd endaemd3' waste nuladala coli b. sodeaorvslla (amrw separe4d)m btek noted (sn9's ctraam1 3. Idardydkenstah(mars where the corete d. and denelil n wade material wbadad ova be burn. 4. bmrfy comet Sm methods employed b move The ameart ofwtahuClon anddemo5fice wash genemled. S. b5ypedfghlovo2 lout rotbUn skM onado,,ifmwasbmateaakdi,ededshalbeta'coated 4.408.3 WASTE MANAGEMENT COMPANY. U6Taeawasl9lnaragearenteom company, approved by the nrdng Ageny, which can pvdd -Webb d-Amrd.adhthatthepnag. ofarahudkn and demYdFm wase material d4Hted from the asdbg mmptsa with Section 4AOS.1. Nota: Ths maerlds cactaiwmnadrYmdor mnation moa caaWc6onaMdemRbn daa by. ewmwk Demand sorrpafy. 4.401.0 WASTE STREAM REDUCTION ALTERNATIVE ILRI. Pmkcts lhattlememb a loblmmbned =.ordmtsWr,nanddennoOBm waste dArpusod d h arM®9, which do r.I exceed 3.4 s9. Sema at Nmeet one A*"- 65% rdabue6on comb red-U.nmrrhmadn Secron4.108.1 4A00.4.1 WA SfE STREAM REDUCTION ALTERNATIVE Pm)act that generate a total combined wddht&daaalm and demolition waste dsposed of in WWI" Which do not exceed2 nSwcmT thele dg area, shell meatUamink-Ai 65% wnshddon waela redusSon mqurremenl 4AOI.SDOCDMENTATION. Docanhama5m ala%bepmdded bilis enfofdng agsAcy tkhdAmbnsbal.s o "'Plan with Section 4.4002, Rare i Wdvgh 5, Secret 4,1018 a Section 4,100.4_ Noes: 1. Sample fame ktadin'A Gldde le the Cagfamw Green Butdmg Standards Code (Residentsap' kxabd at wwwbad.a.gnv/CALGmAnh.d may be Used to assist h docanonrdg wmpLbnw wuh this section. z. Llix¢dmreWcrm and dernatri debris (C& 0)pmwm an be located at tie CYMoma Department of RaaNrws Recycling and Reomery (CNRecycle). 4.410 BUILDING MAINTENANCE AND OPERATION 4Af0.i OPERATION AND MAINTENANCE MANUAL At the Oma dMal nsDOWon, a menuW, compact rde,welshaedrelcediethebeerm eaeplabie(olmenfombVagmcyvdskhkiw nddrm i. DI cycle of .si-haro0mdpantthoUrs manual WaO renaknwith the bddtg llroVgLhmal UhO k(e cycle dune 6lnncare. 2 OoomOon and manarwre kalnclkns Wihe fdbuime water- Ming devises and systems, HVAC sysams, charyars,water-heafing syslans and o51v major b. Root and yard drainage. Wu&u patters and dowmOwa. d. Brace OD"6066B teems. kdudrg mndmsenandaYfdtam, pe Irigagan systems e. Wars'aso' ysteml. 3. nfomha0m Iom loal u6Dy water end wase mmveyprovMers on maihoda b frriherredua res I--sarroft, ntlurAvg recyek Psogmms end bcela s. 4. PubSotranspomb5vh andloradpad optiau aYamahbnu,a edea. S. Educational material =the PermNre lonseda den lntdlareafxe huni behveen 30-60 percent and what moBods an occupant may use b mahun the relalrvolwfNdtylovo n Uatrahge. 6. nfanh46m aldol%-a1.r.conseMrg andsape and Irrigation design and mrilmlars which arueNe W. 7. nabudiom Wma1nb55g gu5ars and downspada vol fifelmpodana d,HvBgx-abratleartS f lawey tars Ua Madnton. 8. Wormaam on resWlad NULbtO jlrlm nw measlaes, bWdln9. led mi Iniad lo, cauadng, painting. gcaci-mond the W&DV, alt. 9. nromsvonabdAWabsdaeneryy andloce Wepogmmtava3a Ma, 10. Awpyd al ¢pedal koPec5msTafiallens AAllmd Lythe dan ing agency or acts (Ca6oda 4.4102 RECYCLING BY OCCUPANTS. Whambamaa mdPjfamly lSg mmbu dxaL"I.-cmdana ndrsurbuMrg sle, provMa readyaccessate ma(s) thalsaves all lw7ddgc On Ne 6Be and is benraad fro ap asposR M etorsgaandw3, pI..,AWaaaadoua ma d- brrasydln9.bd.dng(atadlomlr )Doper, mmgeled.0abead, gas&, paste, ogandowaWv, and meso=, ormeai a lawaly ended brat re 5'dn9 adaTarxe.Ifmore mskklfva DIVISION 4,5 ENVIRONMENTAL QUALITY SECTION 4.501 GENERAL 4.501.1 Scope The pdwrsbns of Das chapter sham aadns means d mluc'ng the q,,Ry of airmd&mnana that m odorous, Idlatklg lonNwharMd to the =Mod And al being ore bwdnos IrebCem, acmpasa end neighbors. SECTION4.502 DEFINITIONS 5.1021 DEFINITIONS The 0 -Ing lamaasedarned nChsper2(and.=k kar.dhemlorrelemaa) AGRIFISFR PRODUCTS. Agdrbarproducts Iaiudaxfsaa3»ard, ar wboanl.Dant) sub atretmand do. =res, not khdudrg w fin; 6skeas and egimedd(FFflE)ndconsidemd base buidng.1-arm a. COMPOSITE WOOD PRODUCTS. CompoWle wood products hdude haraw al plywood, paNdeboard and medam dafsly fiberboard.'Cempasa.wood producta' dues natnckka hardboa d, aWcwml ptywad shmrh-1 panels, sWdrral compo 7e lumber, admud=badbond,geed urtdnntedriber,pel. UAI wyodL ab orSgagd-tdkmbv 1f._pedSed in Ca6fonda Coda orreguailom(CCR),tW.17,SecU.A 93120.1. DIRECT-VENTAPPLIANCEA NeMumng ppranmwiBhasealed mmbus6on sayyssfirm chat dmws.0 oirfm combustion from the mode asmeaphere and dschages offlue 9a80 to the MIS eatmosphere. INSPECTOR SIGNOFF MAXIMUM INCREMENTAL REACTIVRY (MIR). The mal3nm change h welght ofawna betted by addng a pend b We'ease Reacdm Orga+ec Gas IN Msam' per*'Of dmmp0ufd added, mtpA s ed b hundredths da 9mm (g (Y/g ROC) Nola MIRYekws (.Iridvbuai mmpdmds and hydmmrbm cdrenb are specified In CCK Too 17, SrxYlans 94700 and 94701. MOISTURE CONTENT. The weight Arms nater In wood e.P-ad In petcentege of the %ekgid of the Avandry Wood, PRODUCT -WEIGHTED MIR(PWMIR), The sum ofam wzlghled-MIR for so hngdaderds In a pmductstM ct to this adldo. Th. =the the bid proud masUvSy expressed to hwdmdths d e 9 -of ozoTe farmed Pargmm d Note: PYlMIN talor h�cdmbled ¢casting bb eeci Borns fa=d In CCR, Title 11, Si 94521 (a} REACTIVE ORGANIC COMPOUND (ROC). My compound ilial has the petedfal, ca. a Wlad, amt (dare to omso Remotion A the Imposphare. VOC. AVubtis orpadcmmPmad NOCl bToady d3MBe a6 edaMCW compound basad m cxbon charo. fllga %#h v-porpressum9 gmely Then 0,1 Memetm Of me=rry Bt room tampmtsvo. Thew wmpand! ypkeTy conch hydmgan and may mnbh oxygaa. Ntrogan and athmelemeals. Sao CCR Title 17, Section 945080). 4.503 FIREPLACES El4.503.1 GENERAL MYnsla&d gas frepaw chetl baa dkect-venfuaarltadsbusUon type. MYkaalled wwdsbva orpdal stove shell comgywlh U.S, EPAN.x Source PMoananw Sbndards (NSP9) emiszkn Mots as appikaNe,andahal heveapermanemlabel6hdkadon Buy aro anr9edb meetthe emaston Betts. WaMstavea, pelt 'brae and Idep!eces slog elm amiPy %101 apDLaba kcal adnancos. 4.504 POLLUTANT CONTROL 4.504.1 COVERING OF DUCT OPENINGS IN PROTECTION OF MECHANICAL EQUIPMENT DURING CONSTRUCTION. Al gle line oragh nslNaOom durag.bmg0 on the mnehuclion ste end unlet foul aadupdNe hesikg, CoOBg and ventlaing egdpmed, ed ddtt and dtormlaled airdsbrbdbn mRpAnhent opentrgs shelf be -vaned wAh apo, piasBy shed metal oathvmaUnods aaeplallo b Re enfwdng egefsry to redia the amount dater, d.twdebis whitll mayedv the system. 4.5042 FINISH MATERIAL POLLUTANTCONTROL FnishmWeriasshemoornmy.1hu sEYion. 4.50121 Adhe>Nea, St-Isnb and Caulks. AcgmaW &,'seam and aulka used on Na por ldr &hal meat the managoa of dtha mics gsandards anise mom eMdgerni toed or regbnsl dr pdadan waIr quaLty rharhagemenl di5trrcl N'sc apply. 1. Adheslvas,Adh,sheb.,dg inhere, adhash. preners, sealants. eealanl Dnd d-ra a--. shat comply ==oar ragbrolaIrpddnbn conaulwaksDolty madapossen!dis tnAeawhom pp3aNe ar SCAOMD Rola 1168 VOCTmb,.0- h Tab's 4.50(.1 a 4E141, ss applrabl.. Sudsprodxba A,hal candy cath Um Ride 1108 pmNekion on iha usedceflen lexis mnpowsda (d'mdoram, eUryisne dafi)orMe, methylene chbdde, Pacidao Uhy4ene and Iddame0 y'sre} exaPtforeemsd proAxb. n aPadgad b SW9ectlon 2 Ot7aw. 2 AeroBd adhvW A and ama�aru Y,be! dadhesiva9, and eadantwcw&ig ton+pounda (In "I'd' as d 'naiad, Ice pacRagkg, w,ddn ere mtwolgih mare Bial 1 pa=d anddanal whits! d maa 0h 16ruborrea)and eanplywithd.trndda VOCebdsdWa Wdothermqubemena, nduding mem anwi l 9fledlm.945I07i mlryounds. ar CaiMnia rode dRepWffiats. Tib 17, 0.51422 Palnta and=."Ira. AmhPadnual panb and smbga shat campy Mllh VOCMBb in Table 1 d the ARBAudnllech6al Suggested Cadet Meas......fpan nTeda 4504.3, unless moo asdnge tlo wwm. Apply. The VOC mnlent Er aft W =c gt that do ndmeel the defahitlon! (caths cpetlalry matings pagodas listed b7ahte 45043 ase be defenNned by tlasUyir,q Um maBrg as a Flat, Nmnal err NOmnl4Zh Gloss leg,bas. don Ragloas, as defined sabseci' a421,4.39,end 4.37 d Uro 2007 CaHoala Ail Resources BBaN945W andls�pplW Maawa,aMI'."nesponsm Fiat Nonrat. Nm/at High Gfws VOC limit I, y. 4.5041.3 Aerosol Paints and Coatings. Aerosol pants and coatings sham meet the Pmdudiwslghted MIR Umks lerROC In Raritan 94522(.)(2) and oU., q.h-Ah. nebdng prohibitions an use f.AA4, lost. wmprards and oma depnMg substances, in Sediws 9451 and (0(1) ofCa'ifir.* Code of R.gebfbns, TNA 17. mmmethdrg wet Sadlm 94520: and n etas Under the)udadk6on dtha Bay Area AI Quality Memaga "ni MM addtbasify mTpywith she percent VOC by weight or pmdudRNb arfte9daWn B,Rsie49. 45041AVadRalun. VertOaUon of compliance%ith this cation Wham be p -Med at IM request ofths ansolvng agency. DAosnanblon may laded.. bel Is net Mood to. the Idi-eq 1. Mimdxl. YS Product sPodB<aGbss 2. Fleldv rlfi ndont-aAo vmdustwrdelnem. ITABLE4.504.1-ADHESIVEVOC LIMITv (Less Water end Len F-Arp(CaMounds In Grana perURer) I CURRENT VOC LINK 1-111TE.TURALAPPLI-10.1 WOOORCARPETADHESNES 50 CARPET PAD ADHESIVES OUTDOOR CARPEfADHESIVES I 50 150 WOOD FLOORING ADHESIVES I 100 RUBBER FLOOR ADHESIVES 6 ISIAFLOORADHESNES ( 500 I CEii TLLEADHESIVES I 65 VCT& ASPHALT TILE ADHESIVES I 50 DRYWALL& PANEL ADHESIVES 50 COVE BASE ADHESIVES I 50 MULTIPURPOSE CONSTRUCTION ADHESIVE I 70 STRUCTURAL GLAZING ADHESIVES I 100 SINGLE -PLY ROOF MEMBRANE ADHESIVES I 250 OTHER ADHESIVES NOT LISTED 50 SPECIALTY APPLICATIONS IPVCWELDING I 510 ICPVCWELDING I 490 IABSWELDING 325 PLASTIC CEMENT WELDING I 250 ADHESIVE PRIMER FOR PLASTIC I 550 CONTACTADHESIVE I 80 SPECIAL PURPOSE CONTACT ADHESIVE I 250 STRUCTURAL WOOD MEMBER ADHESIVE I 140 ITOP&TRIMADHESIVE I 260 I SUBSTRATE SPECIFIC APPLICATIONS METAL TO METAL 30 PLASTIC FOAMS ( 50 POROUS MATERIAL (EXCEPT WOOD) 50 WOOD FIBERGLASS I 30 80 I, IF AN ADHESIVE LS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER, THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED. 2 FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE THE VOC CONTENT SPECIFIED IN THIS TABLE SEE SOUTH COASTA)R QUALITY MANAGEMENT DISTRICT RULE 1158. GREENBO4DlNG 5TAADAROS(fALGREEM EL .Of1ETGTNEVAAfABlESaER.FENBmiDIA'G OFPAFRaENr,eRranfEnOxS ark.SLHEfXIl5rf5T0BELlSEDO.'IANWOM01/pLpnp,�EiOASISAIAIUYBEfAO6�AE09YTNEERp USER,pVEEFTMO.SEII,LMa/AL NEFDS n1EEN011SfR ASSUMES ALLR&SPoH53f4lil•ASSbf.AiE0459MiMEUSEOF'R{It OOLNMENr.M'CLWAG VERIFCATmfItNiHINE EL0.L EOOE. JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TELA 415 332-3868 FAX# 415 332-1409 �y,0 ARC(,' 4�' ALL/�� I C4 No. C-6529 * RENEWAL .* DATE; Nh NOV. 30, 2019 Q Q= 9� OF C Q. REVISIONS --- _n URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 909 ELLIS STREET PETALUMA, CA A.P. 007369 003 SHEET CONTENTS: GREEN BUILDING STANDARDS )hesedfss4'gVjV b1afda TA sre theevr-Wa /xnper0'm.NmPN&ArnJJeiO'A/Ven It7erAssaNeles, Aria ren yarwa pnres mdR aa/he aVg4n, P.'lye forifis., In AfW. n,ed. t ispm ie .*Z tcw, re cam sA svin offbeAmilAreded, sn7h9d Ihaµf� a>8yen wnsanl oflhe ArWyrecL OJlrrvAffen rO.rAssaN - Arch ..2 h, OA7E -11.29. -18 DRAWN RY.• SB CHECKED aY,• JAK SCALEAS NOTED SHEET# Aa 002 L OF SHEETS ..AIA.icc2016 CALIFORNIA GREEN BUILDING STANDARDS CODE CALIFORNIA COUNCIL RESIDENTIAL MANDATORY MEASURES' SHEET 2 (INCLUDING JANUARY 1, 2017 ERRATA) INSPECTOR INSPECTOR INSPECTOR INSPECTOR SIGNOFF SIGNOFF SIGNOFF SIGNOFF TABLE 4.504.2- SEALANT VOC LIMIT I TABLE 4.504.5 - FORMALDEHYDE LIMITS, (Les Watee-and Ins Ecempt Compounds in Grams per Wer) I MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION ISEAUVNi3 CURRENTVOC LIMIT (PRODUCT CURRENTLIMIT I ARCHITECTURAL 250 I HARDWOOD PLYWOOD VENEER CORE 0.05 MARINEDECK ( 760 I HARDWOOD PLYWOOD COMPOSITE CORE 0.05 I NONMEMBRANEROOF 300 I (PARTICLEBOARD I 0.09 ROADWAY 250 I I MEDIUM DENSITY FIBERBOARD I 411 I i SINGLE -PLY ROOF MEMBRANE I 45D I I THIN MEDIUM DENSITY FIBERBOARD& 0.13 I (OTHER I 42D I I. VALUES IN THIS TABLEAREDERIVED FROMTHOSESPECIFIED IOL SEALANTPRIMERS ( ( BY THE CALIF. AIR RESOURCES BOARD, AIR TOXICS MEASURE FOR COMPOSITEWOODASTESTED IN ACCORDANCE !ARCHITECTURAL I I WITH ASTME1333. FOR ADDITIONAL INFORMATION. SEE CALIF. ,ARCHITECTURAL ROUS I NON -P12. 250 I CODE OF REGULATIONS, TITLE I7, SECTIONS 93120 THROUGH POROUS I 775 2 THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM MODIFIED BITUMINOUS I 500 THICKNESS OF 6116 (SIMM). MARINE DECK I 760 (OTHER i 750 DIVISION 4,5 ENVIRONMENTAL QUALITY (continued) 4.684.3 CARPETSYSTEMS. -1carpet installed e building Interior sheil most the Ruling and product m th roqukemoms ofm[.Aton. oftho IAIAMl p 1. Gorpetld Rug 1.611la'a Green label flus Progam. TABLE4.504.3 -VOC CONTENT LIMITS FOR 2. Caldomia Dep.d.Intof PuMro Health, Method for the Testing ad Evakation afVotatr's O ChemcalEmiastansfmmirMoorSourcasUsIng Envw-rdalChambaa'V-1--I.t, ARCHITECTURAL COATINGSaa F�wyzmo (aisokrwwm as sped6raliat meso), GRAMS OF VOC PER LITER OF COATING, LESS WATER &LESS EXEMPT I 3. NSF/AN81140 aI fhe Gold iaveL 4. Sden9r. Certifications Syslane Indoor Advantagem Gold. COMPOUNDS COATINGCATEGORY I CURRENTVOC UkiiT 4.504.11 Carpet cushl- All arpetnuNmrtnsMiled h livebu3dig Fderkrdell meet the requirements At Me Caryet AM Rug Inslikxas Green Labra program. FLIT COATINGS 50 4.504,31 Carpatadhacive. A8 rerpal aoiresiva cta0 meet the requfmmmts o1TaMo 4.6m./. INON-FLATCOATINGS I too I INONFLAT-HI GH GLOSS COATINGS I 160 ( 4, RESILIENT FLOORING SYSTEMS. Wfhefdhere mselent ibor(rg VOnslatled,atleasteaK of %.ofar9a receNkg rasBkMlboring$hascompywithAno fmore okAwg IS PECIALTYCOAMNGS _ 1. Products corm%ntwilh the California, Department ofPubry Health,'Sfmdad MeO d forgre Testing and (ALUMINUM ROOF COATINGS qp0 EvakationofVoblB.Orgedo CferdalEmfsckxu from' Saeces Ua.g Fmirwvn wChambers,' IBASFMENTSPECNLTYCOATNGS I 40D Vendor f.1, Febmary 2010 (at a karm as Spec�ca0on 01350), swgW as a CHPS LmnEMtBtg MeterLai to the Co6ate2 vek M;;hPafarmanmSatmLv(CHPS)=Prifunme,Pmd.WDatabase. IBITUMINOUS ROOF COATINGS I 50 2. Produds certiM1ed uderULGREENGUARD Gokf (remedy Ore Gmrqued Children d Schools program). 3. Cedificati CovednglmfituM(RFG)flmr"mreplogam. BITUMINOUS ROOF PRIMERS 350 nwxWV*ResSeatFbo 4. Meelthe Ce6krntaDeparhMntof PubSe Hta#h.'Sbnded Matlwdfd'the Tasting and Evehnibn of BOND BREAKERS 3W Volatile Organic ChAmoJ Endesions been lndoorSounxe Using Fm memenbl Chambers•. Version 1.1. Febroay2010Islas, 1 m es Specification DI MO). CONCRETE CURING COMPOUNDS I 350 4,504.5COMPOWIEWOODPRODUCTS. Hardwood pywmd,ParOdetrouda dhnndandty Oberboad CGNCRETEMASONRY SEALERS 100 ❑ fermocesddeh}dv/ yspe hr ARB•s Ale ToXks Co dprocluetsuseclonthainledodorR for ompoel%meeti(11 C remnb for Wood (17 CCR 93120 eteeq.), DRIVEWAY SEALERS 50 bya, De(oro the tlala specYiedMthosa aewaa, asehownin TebR 4.604.5 DRYFOGCOATINGS I 160 4,504,6.1 Documentation. Vedfin6on of wmpfiarwa w%h Ods section shell bapmrAed es nufAsled FAUX FINISHING COATINGS 350 MOwa.I.-dgagency.Da ftkonshe%.dude etkaeton.Wthe to%owtng: FIRERESISTIVE COATINGS 350 i. Pradcl codifinfkneaMspe� lies 2 LheMmmslady oeddkalbns. FLOORCOATWGS 100 I 3. Prada} labeled and Invoked as n-fkg theCmposdeWmd Pmduds reolatie,(ses FORM -RELEASE COMPOUNDS I 2W ( CCR, TIO. il, Sodbn 83120, at seq.). 4. ==productr markadazrreeVeg the PStorPS-2 staMads ofihe Fsginewed IGMPHlCARTS COATINGS (SIGN PAINTS) 600 Wand Assoaalion. the Austral' an ASINZS 2269.=. 6363S cbndards, aAdCanadkn CSA 001hermethods iI,CSA 0539 CSA 03gagawyds. IHIGHTEMPERATURECOATINGS 420 6 IINDUSTRIAL MAINTENANCE COATINGS 250 4.505 INTERIOR MOISTURE CONTROL ILOW SOLIDS COATINGS, 120 4.W9.1Gsnsral, "fop sbadmeat or exceed the provisions of the CaAboga Diallifieg Shrucianis Code. MAGNESITE CEMENT COATINGS 450 4.508.2 CONCRETE SLAB FOUNDATIONS. ConcreM Nalm3naMYavate-elnimby CaHonia Building Chia. t xba byU MPSTICTEXTURECOATINGS I I 100 pomrade e California Raid.. Code, Chapter5 1.1socomplyg� METALLIC PIGMENTED COATINGS I 500 4.60521 Capillary brisk. A capitary GeakahaO be indated.mmpilane..0etleast ale of the IMUL.TICOLORCOATINGS I 250 *cllovdnil' I PREfREATMENTWASH PRIMERS 420 1. A4inds(im.emm)ifdek base al 112 ij(,12,7rA Ia,gordeanag I.R provided with IPRIMERS,SEALERS,6UNDERCOATERS iDO porbanler. abed mWasttb mnaete Ma conoreM,rdx drygn,whkh w6 edAeasbleed.g, ua9n9. shag be used. Fbr addfionm.fomalbn, saeAmerkmt Cornelislnstilute, IREACTIVE PENETRATING SEALERS 350 AC1321R_06 2. O reregsYaedmethMeapprovedbythe enfackgag"'I" RECYCLED COATINGS 250 a Aatab deakgn cpea5ad by a 11 -sed design pmfesskmal. ROOFCOATINGS 50 4.505.3 MOISTURECONTENT 01 BUILDINOLIA7ERV1L4. Bdldkg mataefc xlth YtsmR cions olwaMr damage RUST PREVENTATIVE COATINGS I 250 F-] ale%nmbe.sRlkdWoilaM%arlmrdngshallnotbaerldosedWeer,UrefiamhigoenA exceed 19 percent motetum content MolshaemderaahaltbevereMdalcomWiancawhhftfdbwiV SHELLACS 1. MdOuroo.4-1 chats be determ.adwfh eithe- probe-(ypo orconfaa-tpperrpkhee malr.EquZ,.,l CLEAR 730 moisture vedfi Dan methods may be approved bfihe enlaro5g a9enry end dell sabsyregvramen OPAQUE 550 found In "actionim.8 mthe code. 2. Moisture seadnp shell be taken at a point 2test (e1O Ave) to4 feel (1219 InciIan the grade stamped eM SPECUILTY PRIMERS, SEALERS" too ofeadlpkmvod6ed. 3, 3. At least BveeraMml mdsblm madnge shdbe perlanned on was end lloorfmmfig with daxenenMibn UNDERCOATERS to Ore edecig egpwy provided at the fine of approval to uxi seta» was and!bar hemkg. STAINS 250 Insolation funded. whk h ore vkibiy-tor I.. A high mdsbae corded shall be m ISTONECONSOLIDANTS 450 I endosue.vaneorsoor-Mees. WetappeedHubWnproducts.halta%awi.m�damns'd*godypdo SWIMMING POOL COATINGS I 340 I ,eoonm.MA1!.-Pdormer locee. !TRAFFIC LrARKiNG COATINGS I 100 I ❑ 4.506 INDOOR AIR QUALITY AND EXHAUST 4,506.1 Baihroam sXhausl fans. Each bathroom shall be meehankalyvanfilmd AM shoe cam ly dh V. ITUB &TILEREFINISH COATINGS I 420 ( fo%aMn9. WATERPROOFING MEMBRANES I 25D I 1. Fansshafl be ENERGY STAR campgnt and be caudad M term..!. Wild.Ore balding. WOOD COATINGS 2T5 I 2. Udosa(undiontng aaammponenl ofawhok house wnWation system,fmis must 6emnkdkd bya h-Mly-kl. WOOD PRESERVATIVES 350 a Humid%ymdmisshallbecapableof.4.9mathot a ..1.9vehumkdymxgeleas than w ZINC -RICH PRIMERS 340 I ec!Ad u5 AM A manmum M"0%. AhaNAdyconbotmayuMbemamraloraubma6c meensot 1. GRAMSOFVOCPER LRER OF COATING,INCLUDING WATERS b. A hmiditymnbm may be a separm component R lie ashaust fan and Lund mquk dMbe O(EMPTCOMPOUNDS Integra] 0a., tda4n) 2. THESPECIFIED LIMITS REMAIN W EFFECT UNLESS REVISED LIMITS Notes: ARE LISTED IN SUBSEQUENT COLUMNS IN THETABLE 3. VALUES IN THISTABLE ARE DERIVED FROM THOSE SPECIFIED BY 1. Forthepurpoessolthls section, a bathroom lc a room which cureta.s a bath", showeror Nb(shOw'ef combination. THE CALIFORHIAAIR RESOURCES BOARD, ARCHITECTURAL COATINGS SUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFOPMATION I" 2. Lighting inMgdla 6atho.m.xhauslhns she%empty with ibis Califanda Ene,9y Code. AVAILABLE FROM THE AIR RESOURCES BOARD. 4.507 ENVIRONMENTAL COMFORT 4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN, Heafxg ant atr..ddmhg syslenu she%be shed, daebned end have their equipment selected using the lefting method : 1. The heat lis. And beat gain k W.bduhed according to ANSVACCA 2 Manual J.2011(Residential Ina" I-ASHRAE handbook or other equivalent design sotwua ur methWs. 2. Dud systems are abed emordNO to ANSVACCA 1 Manual D-2014 (Residen9ed Duro Systems), ASHRAE han"booksoraher aquNelent design sat mormethose. Select 3. St healing and mo5ng equipment acco�ng b ANSUACCA 3 Manual S-2014(Residential EopmentSakrllon), another equlvalenldesbn s.R-. A, -(holo. ExcepBon: UseoF.Itemata design temperatures necessary to ensure ff. system fund.,.. odaocepla % CHAPTER 7 INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS 702 QUALIFICATIONS 702.1 INSTALLERTRAINING. HVACsystem%#aeemSMIbetrwneaand cer6rdhVia proper k-watim of HVAC systems (ns Wlrg duds arM equpneM bya naWna%y orregkmallyreco9Mred baFJrg or canifaa6on pmgrmn. U..AA d persons may pfldann HVAC InsROatlons when uMerUre d'aea supev6don ant ee, ofwpeson balnadand cm%tled to Imbal HVACsyslamsorcontractor%ensed RInsla%I1VACsyslems. taFuels HVAC be.Ing and caN6callon programs.dude, but are not limited to the following: 1. State earafe"apprentkash�spmgremr, 2. Pub%.WlOybaWng Progenia. 3. Trakdn9 programs sportsoredby9ada, labororslalexide a.W.A.emII-a-1AAArg.nbe9au. 6. Olherprogro esaaepM. b9n on(mn gn9 aeancy. 702.2 SPECIAL INSPECTION[HCDI. Whenmqulmdbythe entadngagency, the ewnaorlho porwicle m5yat5rg ac U,e v.nets ap."U. employ me or mom apedai insp-losto pmvidale.pec6on or otherdu9es recessa7 toauh,WnHole compPance with this m"a. SpetlM inspectes shelf dem«abats, mmpeleeco b the eaE2-1 od the edordng agency lorthe partlaiartypa of IAaAara' ortask to ba padormed. In addition m ogrerwd' byt[ncugoaagagers wNnm-&a ng Uwgdngageo at folk sp w,.%ons Meduca6on may be considerMby Uva arRmlrq ager y wfien evaNa6ng Uw quaffratbns oda spu®16tspedor. 1. Cerificalknbya na%analuregkrclgreen bu7tlkg program orebndard petshhar. 2. Cedifxctkn by. clatewideenergy ::=gar vedfica6on orgarv:a6on, sudt as HERS rahmi.buidtlg paRrtnanm mntmdore, and harre anergy a.%L. J. SuccecurW completion oda ihW pedy epprenfke babvng program R the appeeptlalatads. 4. Otherprograms aaspRbR b Ole mtadng ageltq'. Nolan: 1. SPead "' "I shall bo irNapeMait enRiea with "Metrial %deruttn Ue metedels orihe 2. pFIASralenaems Dec5r9 Rr comPSancem'Ut 9dsoade. H pedailnspeaars md%led by the Rating SyErerpHERS). don (CEC)R rent hares In Cal%omla aanrdhg M the Home Enegyftatln9 System (HEftS}. [BSCj When required 6y the edordig agency, :To n owrer orthe respauida entity acting as the awneya agenlsha% empMy wre w mom spaaal Inspedas to pmMda Inspection or mhadulks newssery la sutxtantlaM mmpikxe with 9vs rade. Spedel mcpedore sha0 demes "M mmpatanca to the-leteclbn mthe enfedng agency far the theDad a hTe of h spedim orbsk M he performed. In addillon, the spedal Inspeaor she%teve a cadfica0on from o remgdud cbR, na6analortrdemaWnaf assadalbn, as deRrm.ed bytha local agency. The sea of url'fication shag be cksely rakMd M this pdmaryloD h.ction, es d.I.-Med byff. ]..I Ag.noy. Nola: Spedal impecforssha%te kdependenleWis.'th nalk-dal interest In the maladls ar the project theyaa Mspsa.g farmmplance w%h (hIs coda, 703 VERIFICATIONS 703.1 DOCUMENTATION. Daumeata0onwadlosbmvcanlPSancewfihMiscodasMuk tudabutisrot Eaw lo,casshtrrdim dawments.plana. aPatl�Uorts.builderork,sM%er Wdf Don. hupec6an reporR, orolha thodsecmplabk totheenfordngageney whkh demonstraM su6sMnllal mnRrtnanm. Vlhan epetfic decumentalgrorapedaliespa.4onkrete-.say "verily com harm, that method ofcampliaoewil be spedged in IN appropdaM settlor or Mefdaled appleabR ch.ekest. DISCLAIMER:TMSDOCtJIJ&RIaPROYd)FD AVO B/rENDEDTOREU5EDA5AAmANSTDI.WfGTEAHFASCF LOMPWALE{YRHTIfE2era LALFORNIAGREE1f8UM1fG STAfIDARDSM1dGREF1A LODE. DfJETO RfEVAAGRlESBET4E6YRUdOfAG DFPMTNEM.AWSQCTfPVS.THISL{(ECIaISTIS iDBEUSEDONAN(NDMIX/Ar PROJECT aA549 ANORlAYEEaIODfFlED RYTREE]MfI.SFRTO AIFFTTHDSEXfOMDUAL1fFE0.£ THF FIM USFR ASSUMCS Af1RE5PON5ffiRJIYASSOLIArED w11NTHE USEOF iMSDOCV.NEIR INOLUINf/GVERWCAl10N {YRfr THEFU[L CODE JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94985 TEL# 415 332-3865 FAX# 415 332.1409 s0 SSO ARC, ALL , Ayy T� U �Ce CT 1 No. C-6529 * RENEWAL DATE: tP� NOV. 30, 2019 e 9TF OP CpL\FOQ- R E V I S 1 0 N S URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A. P- 007 361 003 SHEET CONTENTS: GREEN BUILDING STANDARDS 77iase dsuyirgarMspedRmLWvrara tl� ex9mVe AnhXMs Use lhemoflsrasGfdedlofiealki'a/ s8eforesbF�'l fiey47 m6cm Ark ,&P"Yroa, v auaArnranrrRmDaanrorrnaA.S,rrept to✓�.rvaroe rrreT.sssarsaroll A.a,rmem tares DATE 11.29.18 DRAWN BY. SB CHECKED SY.- JA SCALE AS NOTED SHEET## A.003 \ OF SHEETS 1 s C Madison Sfreet - � � ------ --- ABBREVIATIONS VICINITY MAP ADASPHALTIC APN CONCRETE ASSESSORS PARCEL NUMBER LEGEND CFE BASE FiGO6 ELEVATION BUILDING UNE DI DI CONCRETE DROP INLET E/ELEC ETEC. MONUMENT DESCRIPTION ELEV EM ELEVATION METER ELECTRICFINISHED A FOUND WELL MONUMENT AND 2" FF FTMSHED SURFAFLOORCE SNEO SURFACE BRASS DISK WATT PUNCH NARK, ST44M •MOGUL ENGINEERING R.C.E. 26312- G GM CAB GAS METER O FOUND WELL MONUMENT AND 3" BRASS DISK, NOT HOPE HIGH DENSITY POLYETHYLENE PUNCHED, STAMPED 'CRY OF PETALUMA JHB I OSCVER DIB GRADE C FOUND 1/2' RON PIPE, WITH PLUG, TAGGED 'S.O.WA' JBM JP JOBS JOB BPOLE ARK JOINT POLE fl",. ..ti+i�n''ti ".S, i':t, a�...o� CONCRETE L/CIR POLE GUY WIRE 01 OH RFP MMS SUVLRHFM CALEUSES NOTES RCP REI CED CONCRETE PIPE i. ALL INSTANANDCES AND DIMENSIONS ARE SO SDMH STORM DRAW DECIMALS STORM DRAIN MANHOLE W PEST THEREIN SS SSCO SANITARY SEWER SUttTARY SEINER CLEAN OUT 2. ALL TIES SHOWN HEREON ARE PERPENDICULAR UNLESS S1iGW,{ OTHERWISE SM W SANITARY SEWER MANHOLE WATER VIM WATER METER AV WATER VALVE NOTES I. TOPOGRAPHIC INFORMATION SHOWN HERE IS RASED UPON A FIELD SURVEY PERFORMED BY STEVEN J. LAFR NCHI & ASSOCATES, INC. W MARCH, 2018. 2. "'T`R V, DATUM: NAW 1988, USING FOUND 2' BRASS DISK STAMPED 'MOGUL ENCINEEPoNG R.C.E. 2631E T, C11Y WELL MONUMENT AT INTERSECTION OF ELLIS STREET AND MADISON STREET, NGW WELL HT: iT.69' PER CITY OF pETALUMA COM'EXTED NCW 29 DATUM TO NAVD80 DATUM USING VPER CIT. OF SHIFT (4•)2.697' CONVERTED TO HAW 88 HEMJNI 20.387' ELE BENCHMARK: SET MAG NAR & WASHER, 'SRA CONTROL PT.', ET.EVATipN=20.61. NAW 1986 DATUM. 3. NORIZOWAL DATUM: 702 MAPS 22-27, SCR, 4. TREESWERE MEASURED AT BREAST' HEIGHT ABOVE THE GROUND WHERE PRAAT( l TREES MAY EXlSt ON SITE THAT tAVE MULTIPLE TRUNX5, BRANCHES THAT TO THE GROUND OR HAVE GROWN IN AN IRREGUUR AM S6 RIS RECOMMENDED THAT AN ARBORIST REPORT BE OBRNNED TO DETERUtNE TREE SPECIES, HEALTH AND HERITAGE STATUS, EXACT LOCATION OF IRREDUUR TREES SHOULD BE VERIFIED PRIOR TO DESIGN OR CONSTRUCTION, S. ROCK OUTCROPPINGS ARE SHOWN WHERE V+SIBLE. ROCKS MAY DUST UNDER THE SURFACE THAT ARE NOT VISIBLE AND ME ,NUS NOT SHOWN ON THIS MAP, 6. THIS DOCUMFM ANO THE INFORMATION CONTAINED HEREIN ARE THE PROPERTY OF SCLOSURE OR PVBUrg770N BY ANYSMERKM IS PD R�fil8ffE0 yAiHIXli 1HE YOTRIEN APPROVAL OF STEVEN J. UFRANCHI AND ASSOCIATES, RIC. STEVEN J. ONAUMOHR12E0 p PLICATION OF INFORMATION THATMAYAPPEAR OWN ANOTHER PUN OR MAP. 7. BOUNDARY INTO SHOATL IS BASED UPON FN1D DFs ANp RECORD DATA INFORMATION SHOWN DOES P' RFPLECT A BOUNDARY RESOLUTION AND SHOULD RE USED FOR PRELUAlNABY DESIGN ONLY. 8. PRELIMINARY TITLE REPORT WAS PRUNED Rf FWEiJIY NARONLU. TITLE ColAPA11Y, ESCROW NO, FSNX-3101700449-DN, DATED JULY 7, 2017. 9. ROODPLAN BOUNDARIES, AND BASE FLOOD ELEVATION CONTOURS ARE PER FELU FLOOD INSURA7ICE RATE MAP (fiRM) COMMUNITY PANEL NUMBER 060970 Q962G, EFFECTIVE DATE OCRED 2, 20155. 10. UNDETLCROUNO LiDL1ilE5 WERE PLOTTED USING SURFACE EVIDENCE AND RECORD 07FORMATiON. RECORD INFORMATION WAS DERNED fROAt CRY OF PETALUMA UDUII' MAPPING AS S+IOWA ON PAGE F-07, UNDERGROUND UDF PE ALU EXIST THAT AREOW NOT SHOWN HEREON. UNDERGROUND UTILITIES MAY NOT BE LOCATED AS SHOWN HEREON. NLS RECOMMENDED 7T{AT AN UtDERGROUND tRitFTy By pMOUNGLOCATION P R EXISANY TING L nUTIL1. ANY SES NiHRR IpCAiIQHOU g RICOUt7ONN' ONLY It. ,NIS NAP IS PRGMDED tN AN ELECTROWC FORMAT (p4 COUPURER DISK) AS q To CONSTIME THE b CEUYERY OF OUR PROFESSIONAL WORKTPOUR06ENCT. THDE�GHOEO PR1Ni DELNFRED WRii 7TiC5 ELECTRONIC fltE CAV5f+TUTE5 WR PftOFESS+pNAL COU WORK PRpbUCNOTi, AND IN THE EVENT THE ELECTRONIC FlLE IS ALTERED, THE PRIt+T LIENT MUS( BE REFERRED TD FOR TALE Ol6GRV1 AND CORRECT SURVEY (NFORMATWtT. 11E=0NIC FILE, OR R ANY P F�i30RUCIS EROUIVED TFRpVS � ELECIRONW FlLL WHICH ARE NOT REVIEWED, SIGNED AND SEAJED BY US. DATE: APRIL -5 4 REVISIONS { BY � M CS CL i mo U. = aCL CLr CL ° Q U � � ujuja LL 0) CL cn `I Q J w IL d a � A L; h rcw qoz UO w GOO O=�'ED NN UK W d Ai �x z g « F� zwt 9M-�T LL UI <.w Z'Z' O. Wg c W Vz Mi T7 DATE: 2010.04.05 SCALE 1'=20' RESIGN: DRAWN: JG DIB CHECK. JOB: IDECRISTO JUH UW 181983 SHEET sl OF 'I SHEETS VICINITY MAP HIS LEGEND BUILDING UNE - FENCE, CHAIN LINK FENCE, WOOD EDGE OF PAVEMENT __._ --"-- ---- TOP OF SLOPE .... ".• OVERHEAD unUrnES STORM DRAIN ss SANITARY SEWER WATER SERVICE y^�w DKIPUNE, APPROXtAATE Q' FOUND CENTERUNE MONUMENT, SEE KEY FOUND 1/2' (RON PIPE, SEE KEY fl",. ..ti+i�n''ti ".S, i':t, a�...o� CONCRETE GUY WIRE CN WATER VALVE O ELECTRIC PULL ROX CROSSNG SIGN BASE ((IS� TJ JOB BENCHMARK FEMA SPECIAL FLOOD HAZARD ZONE AE, SEE NOTE 9 BFE = 2l RASE FLOOD ELEVATION CONTOURS, SEE NOTE 9 NOTES I. TOPOGRAPHIC INFORMATION SHOWN HERE IS RASED UPON A FIELD SURVEY PERFORMED BY STEVEN J. LAFR NCHI & ASSOCATES, INC. W MARCH, 2018. 2. "'T`R V, DATUM: NAW 1988, USING FOUND 2' BRASS DISK STAMPED 'MOGUL ENCINEEPoNG R.C.E. 2631E T, C11Y WELL MONUMENT AT INTERSECTION OF ELLIS STREET AND MADISON STREET, NGW WELL HT: iT.69' PER CITY OF pETALUMA COM'EXTED NCW 29 DATUM TO NAVD80 DATUM USING VPER CIT. OF SHIFT (4•)2.697' CONVERTED TO HAW 88 HEMJNI 20.387' ELE BENCHMARK: SET MAG NAR & WASHER, 'SRA CONTROL PT.', ET.EVATipN=20.61. NAW 1986 DATUM. 3. NORIZOWAL DATUM: 702 MAPS 22-27, SCR, 4. TREESWERE MEASURED AT BREAST' HEIGHT ABOVE THE GROUND WHERE PRAAT( l TREES MAY EXlSt ON SITE THAT tAVE MULTIPLE TRUNX5, BRANCHES THAT TO THE GROUND OR HAVE GROWN IN AN IRREGUUR AM S6 RIS RECOMMENDED THAT AN ARBORIST REPORT BE OBRNNED TO DETERUtNE TREE SPECIES, HEALTH AND HERITAGE STATUS, EXACT LOCATION OF IRREDUUR TREES SHOULD BE VERIFIED PRIOR TO DESIGN OR CONSTRUCTION, S. ROCK OUTCROPPINGS ARE SHOWN WHERE V+SIBLE. ROCKS MAY DUST UNDER THE SURFACE THAT ARE NOT VISIBLE AND ME ,NUS NOT SHOWN ON THIS MAP, 6. THIS DOCUMFM ANO THE INFORMATION CONTAINED HEREIN ARE THE PROPERTY OF SCLOSURE OR PVBUrg770N BY ANYSMERKM IS PD R�fil8ffE0 yAiHIXli 1HE YOTRIEN APPROVAL OF STEVEN J. UFRANCHI AND ASSOCIATES, RIC. STEVEN J. ONAUMOHR12E0 p PLICATION OF INFORMATION THATMAYAPPEAR OWN ANOTHER PUN OR MAP. 7. BOUNDARY INTO SHOATL IS BASED UPON FN1D DFs ANp RECORD DATA INFORMATION SHOWN DOES P' RFPLECT A BOUNDARY RESOLUTION AND SHOULD RE USED FOR PRELUAlNABY DESIGN ONLY. 8. PRELIMINARY TITLE REPORT WAS PRUNED Rf FWEiJIY NARONLU. TITLE ColAPA11Y, ESCROW NO, FSNX-3101700449-DN, DATED JULY 7, 2017. 9. ROODPLAN BOUNDARIES, AND BASE FLOOD ELEVATION CONTOURS ARE PER FELU FLOOD INSURA7ICE RATE MAP (fiRM) COMMUNITY PANEL NUMBER 060970 Q962G, EFFECTIVE DATE OCRED 2, 20155. 10. UNDETLCROUNO LiDL1ilE5 WERE PLOTTED USING SURFACE EVIDENCE AND RECORD 07FORMATiON. RECORD INFORMATION WAS DERNED fROAt CRY OF PETALUMA UDUII' MAPPING AS S+IOWA ON PAGE F-07, UNDERGROUND UDF PE ALU EXIST THAT AREOW NOT SHOWN HEREON. UNDERGROUND UTILITIES MAY NOT BE LOCATED AS SHOWN HEREON. NLS RECOMMENDED 7T{AT AN UtDERGROUND tRitFTy By pMOUNGLOCATION P R EXISANY TING L nUTIL1. ANY SES NiHRR IpCAiIQHOU g RICOUt7ONN' ONLY It. ,NIS NAP IS PRGMDED tN AN ELECTROWC FORMAT (p4 COUPURER DISK) AS q To CONSTIME THE b CEUYERY OF OUR PROFESSIONAL WORKTPOUR06ENCT. THDE�GHOEO PR1Ni DELNFRED WRii 7TiC5 ELECTRONIC fltE CAV5f+TUTE5 WR PftOFESS+pNAL COU WORK PRpbUCNOTi, AND IN THE EVENT THE ELECTRONIC FlLE IS ALTERED, THE PRIt+T LIENT MUS( BE REFERRED TD FOR TALE Ol6GRV1 AND CORRECT SURVEY (NFORMATWtT. 11E=0NIC FILE, OR R ANY P F�i30RUCIS EROUIVED TFRpVS � ELECIRONW FlLL WHICH ARE NOT REVIEWED, SIGNED AND SEAJED BY US. DATE: APRIL -5 4 REVISIONS { BY � M CS CL i mo U. = aCL CLr CL ° Q U � � ujuja LL 0) CL cn `I Q J w IL d a � A L; h rcw qoz UO w GOO O=�'ED NN UK W d Ai �x z g « F� zwt 9M-�T LL UI <.w Z'Z' O. Wg c W Vz Mi T7 DATE: 2010.04.05 SCALE 1'=20' RESIGN: DRAWN: JG DIB CHECK. JOB: IDECRISTO JUH UW 181983 SHEET sl OF 'I SHEETS - ak � � � , r�y� 4 .3h.-.'�`%� La+•�', �� �� I • _ �C�el �^✓y q yg• �'��j 4. ZONING DISTRICTS C2 COMMERCIAL 2 r , � E f , • ''�" •. � q ( J.sl _,mom„ .,_ �_-...._.a«` .. f.3 '1.: r b �'�' ��_ '3 •. rT., - B CF GVIG FACILITY MVIA MIXED USE 1A f } I ' I ``+r• -�'' :,✓•' V ••' em. - +E:. �1 I s..•� MU1B MIXED USE 1B S . 4 rt • (' f E .®e*' r �I _ _ • '`', �E1� - 1T, } r / 4 ..� "'� _.:1 OSP OPEN SPACE -PARK .P E�# °"' PUD PLANNED UNIT DISTRICT � �� -- - I- [�,, _ F{ I 4 ``l, .�1�.®� �;L �� -' -ice • o��� xtL . + �&`y F .{` 4�'"e - s'•'- '� t't {� � - {f R2 RESIDENTIAL 2 •,.�P R3 RESIDENTIAL 3 R4 RESIDENTIAL 4 - -a R5 RESIDENTIAL 5 i, .. ;. I^ �C '• `` `T, ��`°<`•°� {%" � :m '��. � k tau'°=� - { +r. ,,,,, `'"'l"� � 1 ��•' �; LAND USE CLASSIFICATIONS �. 1-�-, �,it� 3 C -1- €°�` Lei Q ' J � J { ..�I " a '."'��. •.�y ,.WtS � �' rF uTI .�.: I`` �� �•+'+�� L Gi \- � '_ ,^• - �___ � � � �"¢ � . I i _ � k -_• r. .€.'> '`'e . jx c�~'1 DIDR DIVERSE IOW DENSITY RESIDENTIAL .. (• _ �F. :O -rL"-k t r. ` k II, LD }y -.r.. ' 4 1r - l.wr .� {s� # -I _ _,. �.� -�' HDR HIGH DENSITY RESIDENTIAL - Fg�INK! WAY o L 3 Svc �✓ y r Eo ED ... UCTAION R o ES • 1 ;'•t `fg. f:"�", , 1IL LD LOW DENSITY RESIDENTIAL - -,'„ E' (f - i.�..r•. 1 _r _ icy 4` ti �,, •• tty'I,'� E,,,�, } v 1, r', MDR MEDIUM DENSITY RESIDQITIAL L Wy all i { V?, u7 c., %- s:�l. �I. r MU MIXED USE F j - 4 h :.� _ -..'x n�+`�u.-'•t,<;.i= '._ �•' s `t .-L;E.jIC Wo CP CITY PARK - _ S �' iE. �•f . " ^+ . 4. �� g�"'7 �k-ri. % }F� r `I ^-'` • 4 ; 4#, k OS OPEN SPACE � S j [: • •' S�a _ •c °� f y�•�'�'�, r `- s�.w't'R G- .+. JC _ l '`x7 b:� CC COMMUNITY COMMERCIAL =' . _ - . k :I:-3 1[` �- �` • _ a �„ - L - w'" : k [ ] LAND USE DESIGNATION _ MADISON STREET j �..,.��a LEGEND [ • �f .� . " l- _ _ • .@t-- ice , ' " �, , _. - I U - �. ` ' +_: - r -t . `` d '-�, R3_�ZONING DISTRICT ...� - u _ �J• �.. " '% ` I yj rid'. ` 'S � [DLDRj-__LAND USE CLASSIFlCATION 100 YEAR FLOODPLAIN `. NOTES - e .?I&�..s*P-=a : e _ S -• 1. AERIAL DATE: 2018 _ _ 'rs':_ c `• ;' 1 SOURCE: GOOGLE EARTH PRO ,'' 2. ZONING INFORMATION SHOWN HEREON IS PER THE U !L W • _ __. -- i �.' w �' (� }- APRIL7, 2017. C4TY OF MA 2008 ZONING MAP ST REVISED mea. , - �0 1 y _ _ I •' 5t°' '{ _ ' 6 T vr. y .- _ 4t 3 [. ® s , 3• TTHEDCITYUSE OFPETALUIOASLAND SHOWN HEREON ARE � USE MAP FOR THE A PETALUMA GENERAL PLAN 2025 LAST RENSED ' �__ '� -Ci F - - - g' -t.' •�' �. It MAY 16. 2012. {�-._ _ _ ry +� _ =y - -:%. � ,. _ • 7 � F r :� `w^. t ! a_ � � - _ .` _ Hai- � { �_'i rl _ 7 t :�• Ar t �` REVISIONS BY NC2 O 10 Q doh J CL oaa I•— V H 0wE O LL. O- U o j Lu0 �a ® (J C2' Z � � a - "� i/O��l �k.. ,• a. -may-� _-� � `` ?}¢a -- � - •) :k iS -�� - L°' i'. ;p ,•* L -'1. ,t�"a I- ' [M1", •?#-- .,e .. _. �.a �«, tx ~ _ •_ '�" =`,- �� �= E'er` t 9 ° _ a O �_ R i 1 1 4 _ f k�ET m2S i � 05 RWCC lox LM MU zgaZQp 81, a _ .. �fT"se ,,'"e �•Y iil \'� `+, .nt �a _ n•; (` _�">r ! _ — �� �zW Qy� k EAST ,WASH/NGTDN.�TREET _ p .y I``1 - z �a� EAST WASHINGTON STREET N -_ lCP] osp W - i�-T - /Q� � _ -, i �. -tL'�° _ - rBATE: 2018.11.300 A' S V 1� . -"t f s, m r K -3 oFFssB SCALE. , 100 rf art U, Iy, i l- -- y 1PyG'•�- y" _x„e- < c DESfGN: '. {, \'i°i' g I,'• 1 :. � > � k� � I DRANK: `� s m _ i, i L d - 44ti PP '- mea•!. -” {- - m JM-. D: 0 FAM JOB R.. IB1983 TRST �" •t\ i .t \1 �y/-'�.—-' 4 - I I- - I' , ...:1: �. _ - 9 SHEET 0 ao too ado +ce 11-30-2018 C-1 GRAPHIC SCALE Of 7 sH= TREE NUMBER 1 2 3 4 5 6 \�N 007-x'40-015 ' .317 IVA') s- ;c %1 0q 1 CWTACT TANK ON � '� F ' =CRETE PAD- "OU AD .1i 1 H ,;l I�'- HIXD WATER TE PA0 { F j i roaFR 007-367-003 ffo(DH®) I� —D 113 RB -74\ .-/ (D'flT FLOOR) LR! -AY GRA fffff� COMMON NAME SPECIES COMMON HAWTHORN CRATAEGUS OXYACAHTHA COMMON FIC FICUS CARICA COMMON no FICUS CARICA BALD CYPRESS ( TAXODIUM INSTICHUM DEAD 4 COMMON FIG I FICUS CARICA TREE LIST �.. ... ... ,.. ,.c BUILDING UNE _ - NUMBER OF TRUNKS DON (TRUNK DLWTER) CROWN RADIUS HEALTH STRUCTURE B 6, 7, 4, 8S, 3, 3, 2. 25 11.00 FAIR I FAIR 2 5.00, 3.50, 0.00 6.00 POOR 1 POOR 4 3, 4 2.5, 1.75 6.50 FAIR ' FAR, 3 5.00, 4.60. 2.50 11.00 FAIR I FAIR 1 18.00 N/A DEAD I DEAD 20+ 43103.00 10.00 GOOD GOOD TRAUTI t1Eliv11-IEFzo(; APIV �al m 1. TOPOGRAPHIC INFORMATION SHOWN HERE IS BASED UPON A FIELD SURVEY PERFORMED BY STEVEN L LAFRANCHI & ASSOCIATES, INC. IN MARCH, 2018. 2 VERTICAL DAVM: NAVE) 198& USING FOUND a BRASS DISK STAMPED 'MOGUL ENGINEERING R.C.E.26312` IN CITY WELL MONUMENT AT INTERSECTION OF ELLS STREET AND MADISON STREET, NGVD 29 HEIGHT' 17.69' PER CITY OF PETALUMA. CONVERTED NOVO 29 DATUM TO NAVD88 DATUM USING VERTCON. DATUM SHIFT (+)2697' CONVERTED TO NAVE) 88 HEIGHT. 20.387' JOB BEINCHMAIRK: SET MAG NAI. & WASHER. 'SJLA CONTROL PT.', ELEVATION -20.81, NAND 1985 DATUM. 3. HORIZONTAL DATUM: 702 MAPS 22-27, SM. 4. ROCK OUTCROPPINGS ARE SHOWN WHERE VISIBLE ROCKS MAY EXIST UNDER THE SURFACE THAT ARE NOT VISIBLE AND ARE THUS NOT SHOWN ON THIS MAP. S. THIS DOCUMENT AND THE INFORMATION CONTAINED HEREIN ARE THE PROPERTY OF STEVEN J. LAFRANCHI AND ASSOCIATES. WC, UNAUTHORIZED USE, COPYING, DISCLOSURE OR PUBLICATION BY ANY METHOD IS PROHIBITED WITHOUT THE WRITTEN APPROVAL OF STEVEN J. LAFRANCNI AND ASSOCIATES INC. STEVEN J. LAFRANCHI AND ASSOCIATES, INC. ASSUMES NO RESPONSIBILITY FOR ANY UNAUTHORIZED DUPLICATION OF INFORMATION THAT MAY APPEAR ON ANOTHER PLAN OR MAP. S. BOUNDARY INFORMATION SHOWN IS BASED UPON FIELD TIES AND RECORD DATA. INFORMATION SHOWN DOES NOT REFLECT A BOUNDARY RESOLUTION A140 SHOULD BE USED FOR PRELIMINARY DESIGN ONLY. 7. PRMNINARY TITLE REPORT WAS PROVIDED BY FIDELITY NAM014AL TITLE COMPANY, ESCROW NO. FSNX-31017OG449-DH. DATED JULY 7, 2017. & FLOODPWN BOUNDARIES, AND BASE FLOOD ELEVATION CONTOURS ARE PER FEMA FLOOD INSURANCE RATE MAP (FIRM) COMMUNITY PANEL NUMBER 080970 0982G, UTECTNE DATE OCTOBER 2, 20f5. 9. UNDERGROUND UTILITIES WERE PLOTTED USING SURFACE EVIDENCE AND RECORD INFORMATION. RECORD INFORMATION WAS DERIVED FROM CITY OF PETALUMA UTILITY MAPPING AS SHOWN ON PAGE F-07. UNDERGROUND UTIUNES MAY EXIST THAT ARE NOT SHOWN HEREON. UNDERGROUND UTIUTIES MAY NOT BE LOCATED AS SHOWN HEREON. IT IS RECOMMENDED THAT AN UNDERGROUND UIIUTY LOCATION COMPANY MARKS THE UTILITIES PRIOR TO ANY CONSTRUCTION. ONLY BY POTHOLING FOR E)OSTING UTILITIES CAN THEIR LOCATION BE KNOWN. LEGEND �.. ... ... ,.. ,.c BUILDING UNE _ - FENCE, CHAIN LINK r - FENCE, WOOD — — — EDGE OF GRAVEL DRIVEWAY GAS METER HIGH DENSITY POLYETHYLENE TOP OF SLOPE --. OVERHEAD UTILITIES JOB BENCHMARK STORM DRAW ss SANITARY SEWER OVERHEAD LINES WATER SERVICE NOT TO SCALE REINFORCED CONCRETE PIPE DRIPUNE, APPROXIMATE STORM DRAIN STORM DRAW MANHOLE CONCRETE SANITARY SEWER SANITARY SEWER CLEAN OU SANITARY SEWM MANHOLE GUY WARE 0, WATER VALVE Q ELECTRIC PULL BOX L7 CROSSING SIGN BASE ® JOB BENCHMARK ABBREVIATIONS AC ASPHALTIC CONCRETE APH ASSESSORS PARCEL NUMBER BFE BASE FLOOD ELEVATION CONC CONCRETE O TROP OIET Eh1EC ELECTRIC EM ELECTRIC METER PF PS FINISHED FLOOR FINISHED SURFACE G CAS GM HDPE GAS METER HIGH DENSITY POLYETHYLENE NO IG HOSE B B INVERT GRADE .OM JOB BENCHMARK ,.p LP JOINT POLE LIGHT POLE ON OVERHEAD LINES NNS RCP NOT TO SCALE REINFORCED CONCRETE PIPE SD SDMH STORM DRAIN STORM DRAW MANHOLE SS SSOD SSMH SANITARY SEWER SANITARY SEWER CLEAN OU SANITARY SEWM MANHOLE W WATER WM WV WATER METER WATER VALVE FEMA SPECIAL FLOOD HAZARD ZONE AE, SEE NOTE 8 BFE = 21 BASE FLOOD ELEVATION CONTOURS, °'_� SEE NOTE 8 . - TREE KEY NOTES QA FEMA SPECIAL FLOOD HAZARD ZONE AE, SEE NOTE 8 0 EXISTING STRUCTURE © DOSTING ACCESS TO SITE m� REVISIONS BY 'q ~ O V+ ? O T O > `� z `ZZa. LL z "a< O U 0Wa z o ;3 N 0— oWa LV o Z N ( W 0! Qo= U:2W Wqn ad too w 0 t � U rn g 4Z R' L GyQ� [L Wy '10 IL EDZ 'riNaF' ...1 w�0'�dC -i IL U Z w 3 U) DATE 2018.11.30 SCALE 1*- 20'-0" DESIGN: SJL DRAWN: AJC CHECK: JOB:D.CRISTO FAM TEST JOB Na 181983 SHEET Dr m D a 11-30-2018 C-2 GRAPHIC SCALE OF 7 RNNEEm Rc�r;�iL TOb✓i,'HGUSL-S' , 1,DiV 007-C40-015 ' 3i,- i1L4P, ' -7- —c O•�— _.__ __—-538M'tE'W Z/F94' . B OO C TACT TAi:R LW, . cmftzTE PrTO" I RnT >W ^cuvP nwsstRc(q�tEr, F:D T,4AL/ -14,E-N/HlRZOG AN ARBORIST REPORT HAS BEEN PREPARED FOR THIS PROJECT BY SHERBY SANBORN AND DATED NOVEMBER 16, 20(0. THE ARBORIST RECOMMENDATIONS CONTAINED IN THE ARBORIST REPORT, LEITER & MEMO ARE BY REFERENCE INCORPORATED IN THESE PLANS. KEYNOTES ® DEMOLISH AND REMOVE EXISTINO BUILDING STRUCTURES, SHEDS, CARPORT, WATER TOWER, CONCRETE SLABS ATRD LANDSCAPE STRUCTURES QB TREES OR BUSHES TO BE REMOVED © EXISTING OVERHEAD VARES AND JOINT POLES TO BE REMOVED OR RELOCATED PER PG&E REQUIREMENTS Op EXISTING JOINT POLES TO REMAIN O EXISTING NOSE BIDS TO BE REMOVED O EXISTING CLOTHES UNE, FENCE AND MAILBOX TO BE REMOVED © EXISTING GAS & ELECTRIC METERS TO BE REMOVED PER PG&E REQUIREMENTS © REMOVE EXISTING CURB, GUTTER, SIDEWALK AND PLANTER STRIP O SAWUUT SIDEWALK AT CONFORM Qj EXISTING SANITARY Seim CLEANCUT TO BE REMOVED AND LATERAL ABANDONED TO ENSM40 MAIN. UNDERGROUND UTILITIES MAY EXIST THAT ARE NOT SHOWN HEREON. UNDERGROUND UTIU7IES MAY NOT BE LOCATED AS SHOWN HEREON. IT IS RECOMMENDED THAT AN UNDERGROUND UTIUTY LOCATION COMPANY MARKS THE UTILITIES PRIOR TO CONSTRUCTION, ONLY BY POTHOLING FOR EXISTING U71UTIES CAN THEIR LOCATION BE KNOWN © EXISTING STORM DRAIN AND (METS TO REMAIN IRA U T NIE/A/ Mf -,,QZO G APN 007-,361-0-3'1 LEGEND EXISTING GRAVEL DRIVEWAY N BE REMOVED MEN =1 £ PLANTER STRIP TO BE REMOVED 9j a N-, AP1V — — — — — BUILDING UNE _ = FENCE. CHAIN LINK .1 FENCE. HOOD -- --- EDGE OF PAVEMENT 007 OVERHEAD UTNTIES _...�_.� = t- t._• =-=.A STORM DRAIN s SANITARY SEWER WATER SERVICE EXISTING DRIPUNE. APPROXIMATE O' FOUND CENTERLINE MONUMENT, SEE KEY • FOUND 1/2' IRON PIPE, SIE KEY . '.� CONCRETE APARTMENT BUILDING C� WATER VALVE Q ELE07RIC PULL BOX C. TREE TO BE REMOVED Q TREE LIST TREE NUMBER COMMON NAME SPECIES NUMBER OF TRUNKS DEN (TRUNK DIAMTER) I CROWN RADIUS HEALTH STRUCTURE MITIGATION MEASURES 1 COMMON HAWTHORN CRATAECUS OXYACANTHA 6 6, 7. 4, 6.5, 3, 3, 2, 2.5 11.00 FAIR FAIR REMOVE 2 COMMON no FICUS CARICA 2 I &00 &50 0.00 II 0.00 POOR POOR REMOVE 3 COMMON FIG FICUS CARICA 4 3, 5, 25, 1.75 I 6.50 FAIR FAIR REMOVE 4 BALD CYPRESS TAXODIUM DISTICHUM 35,00, 4.50, 250 I 11.00 FAIR FAIR REMOVE 5 DEAD 4 1 1&00 I NIA DEM DEAD REMOVE 0 COMMON FIG FICUS CARICA 20F 431MOO I 10.00 0000 G000 REMOVE AN ARBORIST REPORT HAS BEEN PREPARED FOR THIS PROJECT BY SHERBY SANBORN AND DATED NOVEMBER 16, 20(0. THE ARBORIST RECOMMENDATIONS CONTAINED IN THE ARBORIST REPORT, LEITER & MEMO ARE BY REFERENCE INCORPORATED IN THESE PLANS. KEYNOTES ® DEMOLISH AND REMOVE EXISTINO BUILDING STRUCTURES, SHEDS, CARPORT, WATER TOWER, CONCRETE SLABS ATRD LANDSCAPE STRUCTURES QB TREES OR BUSHES TO BE REMOVED © EXISTING OVERHEAD VARES AND JOINT POLES TO BE REMOVED OR RELOCATED PER PG&E REQUIREMENTS Op EXISTING JOINT POLES TO REMAIN O EXISTING NOSE BIDS TO BE REMOVED O EXISTING CLOTHES UNE, FENCE AND MAILBOX TO BE REMOVED © EXISTING GAS & ELECTRIC METERS TO BE REMOVED PER PG&E REQUIREMENTS © REMOVE EXISTING CURB, GUTTER, SIDEWALK AND PLANTER STRIP O SAWUUT SIDEWALK AT CONFORM Qj EXISTING SANITARY Seim CLEANCUT TO BE REMOVED AND LATERAL ABANDONED TO ENSM40 MAIN. UNDERGROUND UTILITIES MAY EXIST THAT ARE NOT SHOWN HEREON. UNDERGROUND UTIU7IES MAY NOT BE LOCATED AS SHOWN HEREON. IT IS RECOMMENDED THAT AN UNDERGROUND UTIUTY LOCATION COMPANY MARKS THE UTILITIES PRIOR TO CONSTRUCTION, ONLY BY POTHOLING FOR EXISTING U71UTIES CAN THEIR LOCATION BE KNOWN © EXISTING STORM DRAIN AND (METS TO REMAIN IRA U T NIE/A/ Mf -,,QZO G APN 007-,361-0-3'1 LEGEND EXISTING GRAVEL DRIVEWAY N BE REMOVED MEN EXISTING CURB, GATHER, SOEWAIK & PLANTER STRIP TO BE REMOVED 9j a N-, EJOSTINO WOOD FENCE TO BE REMOVED — — — — — BUILDING UNE _ = FENCE. CHAIN LINK .1 FENCE. HOOD -- --- EDGE OF PAVEMENT TOP OF SLOPE OVERHEAD UTNTIES _...�_.� = t- t._• =-=.A STORM DRAIN s SANITARY SEWER WATER SERVICE DRIPUNE. APPROXIMATE O' FOUND CENTERLINE MONUMENT, SEE KEY • FOUND 1/2' IRON PIPE, SIE KEY . '.� CONCRETE GUY WIRE C� WATER VALVE Q ELE07RIC PULL BOX C. TREE TO BE REMOVED Q o to m GRAPHIC SCALE r REVISIONS BY � o T J J oa CL aZ o O ° <0 p: W I— W J U0 Lu � f' LLJ ui O cl G W o. 0 V Z N y V QO� Oa6w�� t a �U Ny�C G8s T� Za L 6GUy �WW18N��g zr�a� � J d W N DATE:2018.11.30 Q,OFESS/O SCALE CAT _ P=20' �C 2c DESIGN: _ DRAWN: CRK CHECK: A; JOG: D°CRISTO FAM TRST J? CIV7l JOB No: 181083 SHEEP 11-30-2018 C-3 eo OF 7 SHEETS y lu TO2 ---__-1 ---6_1019.00 ll , N tp+aWN _ " �� , � - ---_- ---- f- ---- - ,1111111 E�M "' __ -. -. -..--. -. -• -, - 6 .:u�•- K --I, -• -•�^ 3j 8' SD S�.Ot50 . : E:-\r`�3� 219 LF IT! SS S�t(XoiD](IRL)'•'� : ,.Try• 3OA q1' _ g Ofi I O �b D, 6 e� 21 10 G� I i I' p N 6' Mr 11150. � � :-, FS' ,_ .CC6ffi:1TKNOWESIIC Mm.. F1RE SfRN6S 7D BlL(S.tN1-TRENOi :.b - . �i =--= Jj� 1 rs 7' FS 21.76 • w i5 21.78. �. FS. ;1.78 w ES 2f 79 26, , _ FS'Z1.78 FS 21.78' ES 21.78 ..f I�' N / GFF21.60 GFF2y80 GFF21.80 GFF 21.80. - - - GFF 21.80 GFf 21. GFF 21.80 .GFF 21.80 f EX. WATER 4j/� '4I. OY IX 6` 55 AI'11 .lAD I I:II.O I „GFF4200GFF 2200 d •N'''""••11D111"````` GFF 22.00 GFF22.00 d �I A ! I - 8' W 11105 1`__.'' � FF 2z.ao /� 6. ID ,BBS I" iG PAD 21.0IFF -- �C �- __ AN)" � � % t� ®1• �° �:' � p i-17- ( PAD 201 0 •• I 3 PARIONG SPOTS i` . R .'� RRESULD ICP?J SID. Ce TYPE�j� DWG..45 IX 1 12 401' -TA TC 2' 41 KI 1730 IR PNN .. 1 slRw •. 1 •- M •I r ri" -� - ' GFF 22.00 GFF 2200 GFF22PA 20 0�• AD zi io ' �a� I FF 22.00 tast I. 14S,/-_ - PAD 21.0 I-oili � f I I C IS 1651 PAVEMENT STRUCTURAL SECTIONS AREA P.C.C. VOL(CY) AB IVOQCY) MAIN DRIVEWAY 5715 SF 6- 105.8 B.4' I 148.2 ADA PARKING 1040 SF 6' 1913 8.4' I 27.0 WALKWAYS 1852 SF 47 229 4' I 229 f POOL AREA PAYING ( 2421 SF IV ( 29.9 ( 4' I 29,9 ' CURB & CUTTER I B35 SF I 8' I 15.7 I e' I 15,7 REAR TRAIL 1295 SF I 4" I 3.8 I 6' f 5.5 SUMMARY TOTALS 197.2 CY PORTLAND CEMENT CONCRETE (P.C,C.) 249.2 CY CLASS II AGGREGATE BASE (AB) *EARTHWORK QUANTITIES BUILDING PAD, 6 SUBGRADES OF DRIVE AISLES & PARKING AREAS CUT = 184 CY FILL = 153 CY NET CUT = 11 CY ,NOTES: 1. EARTHWORK QUANTITIES ARE BASED ON IN SITE VOLUME AND SECTION OF FINISHED DESIGN PRIOR TO APPUCATION OF SHIRNK/SWELL FACTORS. 2. EARTHWORK QUANTITIES ARE CALCULATED FROM THE EXISTING TOPOGRAPHY DONE ON MAR. 18, 2018 AND SUBGRADES OF THE FINISHED PAVEMENT GRADES SHOWN ON THIS GRADING PLAN. 19 L) W W x N LU 1n LJ z x a KEYNOTES (D 20' WADE DRIVEWAY CASE 'B' PER CALTRANS STD. PLAN RSP A87A ESQ CURB, GUTTER AND SIDEWALK PER COP STD. 2D3 © CONCRETE SIDEWALK PER COP SID. 202 & 203. OD EXISTING U71UTY POLE TO REMAIN QE NEW FIRE AND WATER SERICE CONNECTIONS AND MANIFOLD. FIREHYDRANT SHALL CONFORM TO THE APPROVED UST OF APPROVED HYDRANTS PER COP STD. DETAILS 857.01 AND 890 WITH BREAKABLE AVF FLANGE. © EXTERIOR FIRE SPRINKLER CONNECTION. SEE DETAIL ON SHEET C-8. �H 2' WATER METER PER CITY STD, 865. IRRIGATION METER. SEE IRRIGATION PLANS. REDUCED PRESSURE BACKFLOW PREYENTER. QX 2' WIDE 6- DEEP EARTH SWALE © 8' SS LATERAL TO BLDG. CURB AND GUTTER PER CCP STD. 203 DEPRESSED CURB AT SITTING AREAS, UP IS i/2' ABOVE FL OG 1 OR 2 2'X12` PRESSURE TREATED ROCKER' BOARD AS NEEDED TO MATCH NEW GRADE HEIGHTS. © ADA PARKING. GRADE AT 2S MAX. IN ALL DIRECTIONS. OO PERMEABLE PAYING AT DRIVE AND SURFACE PARKING. ® CONCRETE WALKWAY. COLOR AND PATTERN PER LANDSCAPE PUNS. OO SANITARY SEWER MANHOLE PER CITY STY. NO. SCO. QT PIPE HANDRMLS AT BOTH SIDES OF WALK WITH MORE THAN 5X LONGITUDINAL SLOPE PRE -DEVELOPMENT FLOOD BOUNDARY = 21.0' p POST DEVELOPMENT FLOOD BOUNDARY 21.0'. SEE NOTE 7. ® STRIPING TO DELINEATE LIMITS OF PARKING Q% PROJECT PROPOSES A PREFERRED OPTION TO PUCE THE DOUBLE DETECTOR CHECK VALVE ASSEMBLY WITHIN THE RECYCLING ROOM. p TRANSFORMER PAD OP11ON A. SEE SHEET Cry FOR OPTION B. ABBREVIATIONS AC ASPHALTIC CONCRETE AD AREA DRAIN APN ASSESSORS PARCEL N BEE BASE FLOOD ELEVATIC Bow BACK OF WALK GONG CONCRETE OL DROP INLET c �T� EP EDGE OF PAVEMENT IX DO FF FINISHED FLOOR FG FINISHED GROUND FS FINISHED SURFACE FL FLOWUNE OOFF GARAGE FINISH FLOOR CM GAS METER IG INVEST GRADE JEM JOB BENCHMARK IF JOINT POLE LP LIGHT POLE ON OVERHEAD LIN PL PROPERTY LINE ReRICHWTM ODRAINF WAY SO SS SANITARY SM" SSCO SANITARY SEWER CLEA SSUH SANITARY SEWER M T PAD TRANSFORMER PAD TQ TCP OF CURB TG TOP OF GRATE W WATER WAf WATER METER WV WATER VALVE NOTES i. TOPOGRAPHIC INFORMATION SHOWNIS BASED ON A FIELD SURVEY PERFORMED BY STEVEN J. LAFRANCHI & ASSOC., INC IN AUGUST OF 2013 AND SUPPLEMENTAL SURVE DONE IN APRIL 2018. 2 UNDERGROUND UTILITIES SHOWN ARE BASED ON SURFACE INDICATORS AND RECORD INFORMATION. 3. A TREE PRESERVATION AND MITIGATION REPORT WAS PREPARED BY SHERRY SANBORN DATED NOVEMBER 16, 2016. 4. 4 DOWNSPOUTS ARE LOCATED AT EACH CORNER OF THE BUILDING. THESE SHALL BE CONNECTED DIRECTLY TO THE AREA DRAINS. SEE DETAIL SHIEST C-& S. SEE LANDSCAPE PLANS FOR PERIMETER AND POOL AREA FENCING. 6. SEE SHEET 0-6 FOR DETAILS AND SECTIONS, 7. PROPOSED PROJECT GRADING SHALL REMOVE EXISTING FLOOD PLAIN FROM THE SITE 4\ 6 6 10 1O b GRAPHIC SCALE 11-30-2018 A REVISIONS BY J_ w I- _a F- Z D J O Q O Z a CL Q Q pa6 W �2 Q 0 LU Z_ o U)� G Lu C Z J r Z ti z N W N µO1 UjK �ri3 10� 1D W m y macH�4n od Wv�� N � LLC V v7g r�u z gWN �Oc� W ?LU�¢��n Q ..i W agar W U z w 5 F N DATE 2018.11.30 SCALE 1`=10' DESIGN: AD F RRB DRAWN: RRB CHECK: SJL JOB; D*CRISTO FAM TRST JOB No: 181983 SHEET C4 OF 7 SHEETS LEGEND E)OSTING PROPOSED CENTERLINE SPOT ELEVATION --- CONTOUR --. -..-- WOOD/CHAIN UHK/BARBED WIRE FENCE PROPERTY UNE/RW ------ EASEMENT UNE - --__ CONCRETE CURB & GUTTER ASPHALT CONCRETE - Q SANITARY SEWER MANHOLE ,i 4' GATE VALVE FIRE HYDRANT _ --� CURB INLET DROP INLET/STORM DRAIN -„ - -W- WATER UNE SANITARY SEWER MAW -�- SURFACE FLOW a-. e.- �....... - EARTH/DRAINAGE SWALE --� KICKER BOARD PRE DEVELOPMENT FLOOD BOUNDARY, 21' POST DEVELOPMENT FLOOD BOUNDARY, 21' �- PARKING STRIPING (ELUS STREET) ABBREVIATIONS AC ASPHALTIC CONCRETE AD AREA DRAIN APN ASSESSORS PARCEL N BEE BASE FLOOD ELEVATIC Bow BACK OF WALK GONG CONCRETE OL DROP INLET c �T� EP EDGE OF PAVEMENT IX DO FF FINISHED FLOOR FG FINISHED GROUND FS FINISHED SURFACE FL FLOWUNE OOFF GARAGE FINISH FLOOR CM GAS METER IG INVEST GRADE JEM JOB BENCHMARK IF JOINT POLE LP LIGHT POLE ON OVERHEAD LIN PL PROPERTY LINE ReRICHWTM ODRAINF WAY SO SS SANITARY SM" SSCO SANITARY SEWER CLEA SSUH SANITARY SEWER M T PAD TRANSFORMER PAD TQ TCP OF CURB TG TOP OF GRATE W WATER WAf WATER METER WV WATER VALVE NOTES i. TOPOGRAPHIC INFORMATION SHOWNIS BASED ON A FIELD SURVEY PERFORMED BY STEVEN J. LAFRANCHI & ASSOC., INC IN AUGUST OF 2013 AND SUPPLEMENTAL SURVE DONE IN APRIL 2018. 2 UNDERGROUND UTILITIES SHOWN ARE BASED ON SURFACE INDICATORS AND RECORD INFORMATION. 3. A TREE PRESERVATION AND MITIGATION REPORT WAS PREPARED BY SHERRY SANBORN DATED NOVEMBER 16, 2016. 4. 4 DOWNSPOUTS ARE LOCATED AT EACH CORNER OF THE BUILDING. THESE SHALL BE CONNECTED DIRECTLY TO THE AREA DRAINS. SEE DETAIL SHIEST C-& S. SEE LANDSCAPE PLANS FOR PERIMETER AND POOL AREA FENCING. 6. SEE SHEET 0-6 FOR DETAILS AND SECTIONS, 7. PROPOSED PROJECT GRADING SHALL REMOVE EXISTING FLOOD PLAIN FROM THE SITE 4\ 6 6 10 1O b GRAPHIC SCALE 11-30-2018 A REVISIONS BY J_ w I- _a F- Z D J O Q O Z a CL Q Q pa6 W �2 Q 0 LU Z_ o U)� G Lu C Z J r Z ti z N W N µO1 UjK �ri3 10� 1D W m y macH�4n od Wv�� N � LLC V v7g r�u z gWN �Oc� W ?LU�¢��n Q ..i W agar W U z w 5 F N DATE 2018.11.30 SCALE 1`=10' DESIGN: AD F RRB DRAWN: RRB CHECK: SJL JOB; D*CRISTO FAM TRST JOB No: 181983 SHEET C4 OF 7 SHEETS KEYNOTES Q 20' WOE DRIVEWAY CASE "B. PER CALTRANS STD. PLAN RSP A87A (SHEET G-4) Q CURB, CUTTER AND SIDEWALK PER GOP STD. 203 © CONCRETE sGEw" PER COP SID. 202 k 203. (SHEET C-4) 00 DOSRNG UTILITY POLE TO REMAIN (SHEET C-4) NEW ME AND WATER SERVICE CONNECTIONS AND MANIFOLD. (SHEET C-4) © FIRE HYDRANT SHALL CONFORM TO THE APPROVED LIST OF APPROVED HYDRANTS PER COP SLD. DETAILS 857.01 AND 890 WITH BREAKABLE AVF FLANGE (SHEET C-4) © FIRE SPRINKLER CONNECTION. SEE DETAIL THIS SHEET (SHEET 0-4) © 27 WATER METER PER CITY STD. 865. (SHEET C-4) IRRIGATION METER. SEE IRRICATTON PLANS. (SLEET C-4) REDUCED PRESSURE BACKFLOW PREVENTER. (SHEET C-4) KO 7 WOE 6' DEEP DRAINAGE/EARTH SWALE. SEE DETAIL ON SHEET C-6. © 6' SS LATERAL TO BLDG. Q CURB AND CUTTER PER COP SID. 203 © DEPRESSED CURB AT SITTING MEAS. LID IS 1/2' ABOVE FL O 1 OR 2 2'.02' PRESSURE TREATED 'KICKER' BOARD AS NEEDED TO MATCH NEW GRACE HEGHTS: © ADA PARKING. GRADE AT 2X MAX IN ALL DIRECTIONS. (SLEET C-4) Oa PERMEABLE PAVING AT DRIVE AND SURFACE PARIONG. ® CONCRETE WALKWAY. COLOR AND PATTERN PER LANDSCAPE PLANS. SANITARY SETWR MANHOLE PER CITY SID. N0. SM. (SHEET C-4) TO PIPE HANDRAILS AT BOTH SIDES OF WALK WITH MORE THAN 5X LONGITUDINAL SLOPE (SHEET C-4) PRE DEVELOPMENT FLOOD BOUNDARY ELEVATION m 21.0' OV POST DEVELOPMENT FLOOD BOUNDARY ELEVATION a 21.0' ® SPEARS 6' PVC BACKWATER VALVE SEE DETAIL ON SHEET C-8. H%' ADA COMPLIANT ELECTRIC VEHICLE CHARGING STATION. OY SANITARY SEVIER CLEANOUT PER COP SID, 505. OO TYPICAL BLOW OP PER COP STD. 862 ® CURB 8: FAIL AWAY CUTTER PER COP STD. 204 BOLLARDS. TYPE AND MAKE TO BE DETERMINED ® BIORETFNTION AREA. SEE SHEET C-6 FOR DETAIL ® TRANSFORMER PAD OPTION B, SEE SHEET C-4 FOR OPTION A. NOTES 1. TOPOGRAPHIC INFORMATION SHOWN IS BASED ON A FIELD SURVEY PERFORMED BY STEM J. LAFRANGHI t ASSOC., MG IN AUGUST OF 2013 AND SUPPLEMENTAL SURVEY DONE IN APRIL 2018. 2. UNDERGROUND UTILITIES SHOWN ARE BASED ON SURFACE INDICATORS AND RECORD INFORMATION. 3. A TREE PRESERVATION AND MITIGATION REPORT WAS PREPARED BY BECKY BUCKLES DATED DECEMBER 2013. 4. 4 DOWNSPOUTS ARE LOCATED AT EACH CORNER OF THE BUILDING. THESE SHALL BE CONNECTED DIRECTLY TO THE AREA DRAINS. SE DETAIL SHEET C-6. 5. SEE LANDSCAPE PLANS FOR PERIMETER AND POOL AREA FENCING. 0 6 10 2D GRAPHIC SCALE 4\ e 11-30-2018 REVISIONS BY R' z Q J CL 0 J � r 1- �~ 14 z D JoW Q 'o LL z a o- :! Q 0 W 'Lu- z Q vw� z o �� o D o Lu °W - z DATE 2018.11.30 SCALFz 1'-10' DESIGN: ADF RR8 DRAWN: RRB CHECK: SJL JDB:D.CMSTO FAM TRST JOB No: 181983 SHEET C-5 OF 7 SHEETS R/W 5.3' 5.0' 10' MIN.SMO A 17'-10' e ni 231 B 23 22 - -. SKIP S/W --_- PAO=21 22 23 P 2 PA BUILDING 8 B1 PERMEABLE LE 23 I 1p-LWIR1 � 8 0' 21- -i ^15 _ - '21 WALK_ .- .. _.. _ 20' - ( .. - _. _ -_ _ -20 22 _ a 2K�3 - _ _ _ 22 19 3 v _ - 19 A OARO NEW -CURB- - - - /8 0 TIER - - I- - - - - '18 21 '- _- - AO=21 _ _ 21 P r 2X --- ------T--L.-._. - - _ AINAGE 17 17 --- 18 - - -- -_ - 18 20 -- - - - - - --_ - - -_- -_ 20 15 - - - - __ - 15 CURB &GUTTER . 19 19 SECTION A 18 SCALE 1"=10'H 1"=4'V SECTION B B FA PA SCALE 1"=10'H 1"=2'V BUILDING c 23. l 1 i �->.I -POOL - ---_ -_ _ _ PERMEABLE ?nFFE=22 PAD -21 --- - - _ !2- - PSL ACCESSIBLE PARKING PAVING PA _-_FL00D EIEV 23 LK - - 23 20 FLOOD WATER\\\ -_ 10 -YR. F100D ELEV. ® 19.45' 19' I19 _ - - _ IX -.� KICKER -22 22 000 WA ER \ 18 _. - - -_ - - - ! 78 P \ WASHINGTON CREEK __ AK 17T\, 1TltCfT SECTI f - - _ 17 16. RAINAGE - - _- - M1l^^M1J�WW��V�/�/V �c .p•.O PtPr—� A - -�--\ j 20, 75 ..n n.... y VAI W/EXTFNSION�W�ASNIOW To LCREEK \\\ /// 19 SECTION D OO FEMA FLOOD WATER DETENTION SCALE 1"=1O'H 1"=4'V (17.6' - 21.0', 4590 CU. FT.) ,B 1t1 02 BIO—RETENTION AREA 15.1'-17.6' SECTION C (SEE DETAIL ON C-8) SCALE 1"=10'H 1"=2'V ITEMS O GATE VALVE 0 DETECTOR CHECK ASSEMBLY. SEE DETAIL BELOW. (a) TEE FOR ADDITIONAL STRUCNRE 0 POST INDICATOR VALVE (PLV) [� CHECK VALVE IN UTILITY BOX © FIRE DEPARTMENT CONNECTION (FDC) INSTALLED WITH KNOX TAMPER RESISTANT CAPS TH' 3 I O OIII ®K © 0FS EXTERIOR FIRE SPRIKLER CONNECTION N.T.S. I CONCRETE SUBR '--DOWNSPOUT --------- AREA ORM'N. i 6'ORw SD DOWNSPOUT DISCHARGE TYPICAL DETAIL NOT TO SCALE VARIES VARIES FLOOD W j yt.o,\ LEVEL n 0 nm nu+� T tat �14,99� BIOREIENTI`11N �W�AgTER M l 50 LE -6" SO S=0 e PERFOfRATED PIPE f2' ORAVII. LAYER, CUSS 0 (PERFORATIONS FACING DOWN) PERMEABLE MATERIAL BIORETENTION AREA N.T.& 25.01' 20.06' r 11.25' G�� I 44- FLow j t � f j � anc et a FNcxosuRE j t5.03' SPEARS B" PVCAB CKWATER VALVE (N -T9) ADJACENT PARCEL 2' MIN. �Aq i' ❑UT. 1' wN. TX Lw� 2• i 111N. DRAINAGE SWALE N.T.S. VAOFESS p W� Zc L z z a 4 CIVTi 11-30-2018 REVISIONS BY l' jl iJ 2 N r 11jw ao= VDVdw�„t3 fu)jw �wwr fDd a dC pQNy�jZ F+ r w py si¢ �rcQ� U fDJrote 5 LL N°�N �W N llar,o >ia. IL U SAI. 201&11.30 SCALE: AS SHOWN DESIGN: SJL DRAWN: CRK CHECK: JOB:D,CRISTO FAM TRST JOB No: 181983 SHEET C-6 OF 7 SHEETS 4 W z. —.77-7." TH ff ... .. .. ... ........... . . .... ...... .. .. qj 1% 4. 18 CUTIFILL TABLE Site Y.N.. T.bl. Un dI..t.d Stte0.- ==Straw Suit! Su Olt FBI Net M.th�d DaC,r,t. Family T—t FG CUT/'ILL MSONG GRAM FINISHED CRAGE 20 962 753 (F) Qfd THE PURPOSE OF THIS SHEET IS TO DEMONSTRATE THE LOCATION AND QUANTITIES OF CUT AND FILL FROM EXISTING GROUND ELEVATIONS TO PROJECT FINISHED GRADE ELEVATIONS ROM� TONIVIOUSZ-5 Al"Al 007-640-015 APARIMENT BUILDING LEGEND DATE. 2018.11.30 EXISTING PRoposm OFESS 0 SCALF— I --Ijy CMTSUNE DRAWN; RRO SPOT ELEVATION CHECK-. sjL CONTOUR iq 101 CIV " H. Islow WOOD/CHAIN LINKISARSED WIRE FENCE SHEET PROPERTY LINEAW 11-30-2018 ------ EASEMENT UNE OF 7 sHEETs CONCRETE CURB & GUTTER ASPHALT CONCRETE SANITARY SERER MANHOLE DATE VALVE if FRE HYDRANT CURB INLET DROP urr/sToRm CHAIN If, -----W— WATER LINE SS SANITARY SEWM MAIN CUT AREA FILL AREA mmom* GRAPHIC SCALE -k\ REVISIONS 113Y d z L>u avE 0 pq 1.0 0, a z 0 WOE "Zo g Sig 0) P-0 Z it 0,fi3 6ff ? (9 gWn z LU ni DATE. 2018.11.30 OFESS 0 SCALF— I --Ijy DESIGN-' ADF RREI DRAWN; RRO c CHECK-. sjL im. D.CFUSTO FAM TRSI iq 101 CIV " H. Islow SHEET C-7 11-30-2018 OF 7 sHEETs 2 STORY APARTMENT I BUILDING A BUILDING MECH. MAINTENANCE E ELEC RM. RPA, TRASH/ RECYCLING RM. TI �,,-III�II�i�I IIiI I _III' I�IIII II� 1 1 I I ! I S I I I �IH�.H FENCE WITHIN PHON/SETAC��K� , 6- METAL AND WIRE MESH 1 PERIMETER FENCING Ld EXISTING 2STORY APARTMENT BUILDING lan-ICTT04110RILT�m 'A PAS319L . .: P.AFtKING;:'� l 11 l EXISTING ADJACENT APARTMENT PARKING IRRIGATION NOTE: IRRIGATION DESIGN WILL COMPLY WITH CIN OF PETALUMA WATER CONSERVATION REGULATIONS ORDINANCE CHAPTER 15.17 OF THE CITY MUNICIPAL CODE. THIS LANDSCAPE PROPOSES TO USE: • LOW VOLUME DRIP IRRIGATION SYSTEM • A CONTROLLER WITH AN ET SENSOR • TREE BUBBLERS THAT IRRIGATE ATTHE TREES ROOT ZONE • CHECK VALVES AS NEEDED • FLOW SENSOR • MASTER CONTROL VALVE • DROUGHT TOLERANT, MOSTLY LOW WATER USE PLANT MATERWL • AT MINIMUM 3'OF BARK MULCH IN ALL LANDSCAPE AREAS WHERE SOIL IS EXPOSED. • PLANTS WITH SIMILAR WATER REQUIREMENTS WILL GROUPED TOGETHER ON THE SAME VALVES. W w BUILDINGS 1 co W LL) MECHO W ELEC R z U Ii UNIT13 ACCESSIBLE UNIT 737 S.F. I till g' EXISTING ■ 2STORY 1 APARTMENT BUILDING NOTES 1. SEE LANDSCAPE PALETTE FOR SPECIFIC IMAGES AND NAMES OF PROPOSED PLANTS, FENCING AND OTHER LANDSCAPE MATERIAL 2. WITH EXCEPTION OF THE TREES ALL PLANTING SIZES AND QUANTITIES SHOWN ARE APPROXIMATE. 3. SEE CIVIL PLANS FOR GRADING AND DRAINAGE. 4. REFER TO THE ELECTRICAL PLANS FOR LIGHTING,PHOTOMETRIC PLAN AND CUT SHEET INFORMATION. 5. REFER TO ARCHITECTURAL PLANS FOR ALL DWELLING UNITS FLOOR PLANS, ELEVATIONS, 3D RENDERINGS AND OTHER BUILDING ARCHITECTURE RELATED ITEMS. 6. REFERTOAPPENODC A ON SHEET L-2 FOR PRELIMINARY MAXIMUM ALLOWABLE WATER ALLOWANCE CALCULATION. 7. POOL IS TO BE DESIGNED BY OTHERS. SEE ARCHITECTURAL PLANS FOR REFERENCE TO POOL DESIGN CONSULTANT. CONCEPTUAL PLANT PALETTE _ 2018.10.03 PLANTS FOR COMMON AREAS SCALE: DN: DRAWN: V-10' AJC AJC O KEY BOTANICALNAME COMMON NAME SIZE WATERUSE REMARKS COLUMNAR UECIDUOUS TREES: �fgIF PT PITTOSPORUM TFNUIFOLIUM'SILVER SHEEN SILVER SHEEN TOBIRA Aft ACER RUBRUM 'ARMSTRONG' COLUMNAR RED MAPLE 15 GAL MOD GB GINKGO BILOBA'GOLDSPIRE' MAIDENHAIR TREE 24" BOX MOD COLUMNAR EVERGREEN TREES:_ QA QUERCUS AGRIFOLIA CA CALAM1IAGROSTIS ACUTIFLORA VARL FOERSTEW FEATHER REED GRASS MGMAGNOLIAGRANDIFLORA'ALTN COLUMNAR MAGNOLIA 24* BOX MOD CS CUPRESSUS SEM PERVIRENS'DWARF COMPACTA' DWARF ITALIAN CYPRESS 15 GAL LOW EV RGREENTREES: 24' BOX ST BERBERIS THUNBERGII'CRIMSON PYGMY' CRIMSON PYGMY BARBERRY OE OLEA EUROPEA'SWAN HILL' FRUITLESS OLIVE 24'BOX LOW -SEMI-CIRCLE PREFABRICATED SMALL ORNAJ.9ENTAL TREES: CONCRETE BENCH, SEE SHEET L-4 AP ACER PALMATUM'SANGO KAKU' CORAL BARK JAPANESE MAPLE 24' BOX MOD 2 PERMEABLE CONCRETE CCCERCIS CANADENSIS'FOREST PANSY' EASTERN REDBUD 24' BOX hiOD l-0 DRIVEWAY ON CORNUS NUTALII DOGWOOD TREE 24* BOX MOD LI LAGERSTROEMIA INDICA CREPE MYRTLE 15 GAL LOW 0L-0 COLORED CONCRETE PAVING TJ TRACHELOSPERMUM JASMINOIDES STAR JASMINE 1GAL LOW v CC CLYTOSTIGMACALLISTEGIODES VIOLET TRUMPET VINE 1 GAL LOW SCREENING SHRUGS: 2018.10.03 SCALE: DN: DRAWN: V-10' AJC AJC O DV DODONEAVISCOSATURPUREA' PURPLE HOPSEED BUSH 5GAL LOW 181985 �fgIF PT PITTOSPORUM TFNUIFOLIUM'SILVER SHEEN SILVER SHEEN TOBIRA 5 GAL MOD LOW TALLACCENTGRASS: 4 SHEETS QA QUERCUS AGRIFOLIA CA CALAM1IAGROSTIS ACUTIFLORA VARL FOERSTEW FEATHER REED GRASS 5 GAL MOD — SHRUBS: OL QUERCUS LOBATA VALLEY OAK 24' BOX ST BERBERIS THUNBERGII'CRIMSON PYGMY' CRIMSON PYGMY BARBERRY 5 GAL MOD CR COPROSMA REPENS'MARBLE QUEEN' VARIEGATED MIRROR PLANT 5 GAL MOD MR MAHONIA REPENS'DARK STAR' CREEPING MAHONIA5GAL 5GAL LOW CXC CEANOTHUSX CONCHA NO NANDINA COMPACTA'FIRE POWER' FIREPOWER HEAVENLY BAMBOO 5GAL LOW HA HETEROMELES ARBUTIFOLIA TOYON OL OLEA EUROPEA'LITTLE OWE' DWARF OLIVE 5GAL LOW ROCKROSE IGAL RS ROSA SPECIES SHRUB ROSE (TO BE DECIDED) 5 GAL MOD 5 GAL LOW PERENNIALSIGRASSES: PERENNIALS: CW CARER WOOLY CURLS' WOOLY CURLS SEDGE IGAL MOD EC EPILOBIUM CALIFORNICA HS HEUCHERA SPECIES NATIVE HEUCHERA SPECIES TBD 1GAL MOD AIA MIMULUS AURANTIACUS STICKY MONKEY FLOWER LA LAVANDULA ANGUSTIFOLIAHIDCOTE BLUE' ENGLISH LAVENDAR 1GAL LOW DOUGLAS IRIS 1 GAL PJ PHORMIUM'JACK SPRATT' JACKSPRATTFLAX 6GAL LOW 1GAL LOW PMM PHORMIUM'MAORI MAIDEN MAORI MAIDEN NEW ZEALAND FLAX 5 GAL LOW LOW SS SALVIA SPATHACEA HUMMINGBIRD SAGE 1 GAL LOW JP JUNCUS PATENS'CARMENS GRAY' TC TEUCHRIUM CHAMEDRYS GERMANDER 1 GAL LOW LC LEYMUS CONDENSATUS'CANYONPRINCE' GIANT WILD RYE GROUNOCAVEAS: LOW — MN MUHLENBERGIARIGIDAWASHVILLE' RIGID DEER GRASS 1GAL MP NIYOPORUM PARVIFOLNM?UTAH CREEK' CREEPING MYOPORUM 1GAL LOW SPACE 36'O.C. SS SEDUM SPECIES STONECROP 1 GAL LOW SPACE 24' O.C. LM LAMIUM MACULATUMPEWTER PINK' PINK DEADNETTLE 1GAL LOW SPACE24'0.C. _ LC LANTANA CAMARA'RADIATION RADIATION LANTANA 1GAL LOW SPACE 36'O.C. EVERGREEN VINES: 0L-0 COLORED CONCRETE PAVING TJ TRACHELOSPERMUM JASMINOIDES STAR JASMINE 1GAL LOW v CC CLYTOSTIGMACALLISTEGIODES VIOLET TRUMPET VINE 1 GAL LOW LANDSCAPE LEGEND PROPOSED LANDSCAPE AREA, SEE CONCEPTUAL PLANT SCHEDULE ABOVE (5,804 BE) I.•:•_•.•. •]•] PROPOSED BIORETENTION LANDSCAPE AREA, SEE CONCEPTUAL PLANT SCHEDULE ABOVE (2.360 SF) PROPOSED PERMEABLE CONCRETE DRIVEWAY. SEE DETAIL 2, SHEET L-4 PROPOSED PERMEABLE GRANITE CRETE MAINTENANCE ACCESS DRIVEWAY, SEE DETAIL 4, SHEET LA PROPOSED SALT FINISH CONCRETE, COLOR:.—LT GREY, SEE DETAIL 3, SHEET LA ! GATE TO MATCH PROPOSED PERIMETER FENCE MATERIALS .. -. 6' PERIMETER FENCE, SEE DETAIL 1, SHEET L4 ®A EXISTING TREE TO BE REMOVED. SEE TREE LIST, SHEET L-2 FOR € MORE INFORMATION. 'G\ 0 6 10 10 _---_ --_ - i 46 GRAPHIC SCALE REVISIONS BY b � O W = O IL Q M Q V J o cn az° ❑ O Q Q � � U L)Wa a' oN3 Z 0 W a gm O Lu r (L PLANTS FOR BIORETENTION BASIN AREA 2018.10.03 SCALE: DN: DRAWN: V-10' AJC AJC KEY BOTANICAL NAME COMMONNAME SIZE WATERUSE * 1-20 * TREES: 181985 �fgIF AC AESCULUS CALIFORNICA CALIFORNIA BUCKEYE 24' BOX LOW OF 4 SHEETS QA QUERCUS AGRIFOLIA COAST LIVE OAK 24"BOX LOW OL QUERCUS LOBATA VALLEY OAK 24' BOX LOW — SHRUBS: CA CORNUS ALBA SIBERICA' REDTWIG DOGWOOD 5GAL MOD CXC CEANOTHUSX CONCHA CALIFORNLALILAC 5GAL LOW HA HETEROMELES ARBUTIFOLIA TOYON 5GAL LOW CS CISTUSXSKANBERGII ROCKROSE IGAL LOW RCM RHAMNUS CALIFORNICA TAOUND SAN BRUNO ITALIAN BUCKTHORN 5 GAL LOW PERENNIALS: AMM ACHILLEA'MOONSHINE' MOONSHINE YARROW 1 GAL LOW EC EPILOBIUM CALIFORNICA CALIFORNIA FUCHSIA 1 GAL LOW AIA MIMULUS AURANTIACUS STICKY MONKEY FLOWER 1 GAL LOW ID IRIS DOUGLASIANA DOUGLAS IRIS 1 GAL LOW PH PENSTEMON HETEROPHYLLUS'MARGARITA BOP' FOOTHILL PENSTEMON 1GAL LOW SC SALVIA CLEVLANDII?OZO BLUE' GREY MUSK SAGE 1GAL LOW GRASSES: JP JUNCUS PATENS'CARMENS GRAY' GRAY RUSH 1 GAL LOW LC LEYMUS CONDENSATUS'CANYONPRINCE' GIANT WILD RYE 1 GAL LOW — MN MUHLENBERGIARIGIDAWASHVILLE' RIGID DEER GRASS 1GAL LOW LANDSCAPE LEGEND PROPOSED LANDSCAPE AREA, SEE CONCEPTUAL PLANT SCHEDULE ABOVE (5,804 BE) I.•:•_•.•. •]•] PROPOSED BIORETENTION LANDSCAPE AREA, SEE CONCEPTUAL PLANT SCHEDULE ABOVE (2.360 SF) PROPOSED PERMEABLE CONCRETE DRIVEWAY. SEE DETAIL 2, SHEET L-4 PROPOSED PERMEABLE GRANITE CRETE MAINTENANCE ACCESS DRIVEWAY, SEE DETAIL 4, SHEET LA PROPOSED SALT FINISH CONCRETE, COLOR:.—LT GREY, SEE DETAIL 3, SHEET LA ! GATE TO MATCH PROPOSED PERIMETER FENCE MATERIALS .. -. 6' PERIMETER FENCE, SEE DETAIL 1, SHEET L4 ®A EXISTING TREE TO BE REMOVED. SEE TREE LIST, SHEET L-2 FOR € MORE INFORMATION. 'G\ 0 6 10 10 _---_ --_ - i 46 GRAPHIC SCALE REVISIONS BY b � O W = O IL Q M Q V J o cn az° ❑ O Q Q � � U L)Wa a' oN3 Z 0 W a gm O Lu r (L DATE 2018.10.03 SCALE: DN: DRAWN: V-10' AJC AJC W .0., CHECK: JOB: E.D D.W.to * 1-20 * Jm No: SHEET 181985 �fgIF OF CAL\f��\Q L®1 OF 4 SHEETS 1 EXISTING 2STORY APARTMENT ® BUILDING Z J ' U Q SIL>tiu£ ■_ I i I ,ryc'SEMI-CIRCLEPREFABRICATED — CONCRETE BENCH, SEE SHEET L-4 1 BUILDING C X MECH. ELEC RM, oL-02 PERMEABLECONCRETE \\ 4 \GRANITECRETE \ DRIVEWAY \\ L-0 TAINLESS STEEL PERMEABLE PAVING S BOLLARD \ \ \ _ \ _ x II \ 1 - t� - 1 OF I I � .``` �\\ JI ALLL I - - ••`L:• •• - 8 -CONCRETE BENCH WITH BACKSEESHEETL4 POOL t�: • •l • A'�' _ I I I (BY OTHERS) MULTI -USE - RM. j ROUND PREFABRICATED —� CONCRETE BENCH, SEE SHEET LA SEMI -CIRCLE PREFABRICATED CONCRETE BENCH, SEE SHEET L•4 EXISTING TREE LIST TREE NUMBER COMMON NAME SPECIES NUMBER OF TRUNKS DIN(TRUNK DIAMTER) I COMMON HAWTHORN CRATAEOUS OXYACANTHA 8 6, 7, 4, 6.5, 3. 3, 2, 25 2 COMMON RG FICUS CARICA 2 5.00, 3.50, 0.00 3 COMMON RG FICUS CARICA 4 3, 5, 25, 1.75 4 BALD CYPRESS TAXWUM DISRCHUM 3 6.00, 4.50, 2.50 f5 DEAD W 1 18.00 0 COMMON RG FICUS CARICA 2G} 4310300 NOTE: 1. SEE ARBORIST REPORT BY $HERBY SANBORN, DATED NOVEMBER 18, 2018 FOR DETAILED REPORT. 2. EXISTING TREES ONSITE ARE DEEMED BY PROJECT ARBORISTAS UNPROTECTED SPECIES PER THE CITY OF PETALUMA IMPLEMENTING ZONING ORDINANCE CHAPTER 17 TREE PRESERVATION. ( �W,n3 sr(i� 3 COLORED CONCRETE PAVING 6' METAL AND WIRE MESH L. PERIMETER FENCING CROWN RADIUS HEALTH STRUCTURE I MITIGATION IMFASURES 1 11.00 FAIR FNR REMOVE 6.00 POOR POOR REMOVE ( 6.50 FAIR FAIR REMOVE 11.00 I FAIR FAIR REMOVE H/A I DEAD DEAD REMOVE 10.00 I GOOD GOOD REMOVE -- - ---- - - _ - - -- -- - e — — REVISIONS BY IRRIGATION MIAWA CALCULATION - MF]llssIRFLT-laT.tCIOG nJ1a.�Agaed tt:trr.tm.am tie El..i€akadmsm]hD}wkxmae)nrmegecfctuh2�ta.dvnt5{,ap)rtiF�trt.aa]mm;ab.eel>mrxm ivht wrR,Lm-0T.WtYma UanNte6,tlm}wrLiadn,e A[TbJmucA6+.xr ' 1) IatvnnAandtY•trAb•.¢At\PYA, 1 i 6T•-AnadNaFs6msa RapMm•PymGA•) Od-ETAQu6eaF, tr Lavlm6r.Ycf-baahEaL+a Ream [on 3A= Pavn eta• hd,r-t•>e tmasi aayMd Lvd—�e Aam Game Ea, OJ-OeaiSmNET•hnoilfiNErYI•vdtm.b�a A,a(1 a-pb-ni) I A3p.� I Xa Ryvo-mpam-.aCuhhas NndETa - pFnrAAd+G] -0--- THIS LANDSCAPE PROPOSES TO USE: e, Adnmediud<}.Am GtJaa, umJ CL N MC f = O • CHECK VALVES AS NEEDED ~ � �ry _ 9ev rl.4L�MIsdc;e No .1 ¢6SiJ t-- / Ot Z INIYAH _-W x Oi < ¢psii I -I INNI Wm I '\` v ,J CD�y • DROUGHT TOLERANT, MOSTLY LOW WATER USE PLANT O ° -) IFi,amuiTml\YmLa tERYlI i _ A, Na E+ aep.aa,ottem Q z V- LL Na Ealabae(n,en�hkm, Am=1EIe - FiEv:eAdGE -I ?^-S1 F— Z Q O WHERESOIL IS EXPOSED. PLANTS WITH SIMILAR WATER REQUIREMENTS WILL U GROUPED TOGETHER ON THE SAME VALVES. i.— M Q w I( .„ „ ❑ U 1-- - - Q LL Q F sdA►-0•I — z N �a Cl w - _ _-_I c— awadmhma�mmal.n:um ] 1J ... ..I sw: I I i nni >tiiaa j ! I— y a WIDE RECREATIONAL TRAIL IRRIGATION NOTES IRRIGATION NOTE: IRRIGATION DESIGN WILL COMPLY WITH CITY OF PETALUMA WATER CONSERVATION REGULATIONS ORDINANCE CHAPTER 15.17OFTHECITY MUNICIPALCODE. THIS LANDSCAPE PROPOSES TO USE: • LOW VOLUME DRIP IRRIGATION SYSTEM • A CONTROLLER WITH AN ET SENSOR • TREE BUBBLERS THAT IRRIGATE AT THE TREES ROOT ZONE • CHECK VALVES AS NEEDED U • FLOW SENSOR Z • MASTER CONTROL VALVE N • DROUGHT TOLERANT, MOSTLY LOW WATER USE PLANT ~ -W MATERIAL W • AT MINIMUM 3'OFBARK MULCH IN ALL LANDSCAPE AREAS Qp= WHERESOIL IS EXPOSED. PLANTS WITH SIMILAR WATER REQUIREMENTS WILL U U W W K lay �a m GROUPED TOGETHER ON THE SAME VALVES. o E W w U) L a W LL UN M y U Z 0: I 6zQtci Zd' ?win f L,Lj ZZ --�C (J w Z w S I— y DATE 201 49.18 SCALE 1•-10' DESIGN: AJC J• RAWAJC �� HECK: CHECK C: E.0 JOB:DeOtetO * F20 * JOB Na 181583 SHEET �f9rF o a to m a Of CA0F��`P Lm2 GRAPHIC SCALE OF 4 SHEETS 'ell 1 01r. 4K d SHE 'All �77 - Nor": �i! t'ihl IV - V4 0 Ar" N w;W* V—F el Z . . . . . . . . . . pouf 'zl A-ZI RM SITE FURNISHINGS PREFABRICATED CONCRETE BENCHES SEMI CIRCLE BENCH LANDSCAPE FENCING 6' BENCH / O ?p2 - I CIRCLE BENCH/PLANTER ' USED Ar POOL AND 2ND FLOOR PLANTER BENCH (SEE ARCH/7EC7URAL PLANS) W TALLh1ETAL WIREMESHFEIKE, 4'S0. 0.1ETA —EWITH 2X2 WWM METAL GRID, PAINTED GREY NOTE FLAKECAN0ENONARET 42' MH WITHIN IW FRONT SETBACK NOTE: USE PAINT WITH ANIGRAFFTR TO V ^ ^ SPACING i IIII 111111 II1a II I III 111 IIIIII IIII 1111111 I 1 VIII Il11 II III 1 (IIII I I' I!I Il �l;il lll� Illi ll' (I I I IIIIII Ill 11 11 II IIIIII II I I II 1 1111 I I ill III 1 11 I Illll 111 111 VIII IIII II 1111 I/ I II I i II i 11111 IIIIII I I I IIII III'l� I.' 11111;11 1 it I . III I 11 111 II II ! Till 111 II I I 11 til 11 1 1[ It lar/ 111 III 111 (i�1 11 Illi 111 II 11 I II I it I� i i I 1;; IIIf I I I I I Illliji l--IIIII N 1 11 I III 111 II Iltl� 11 it 1 I ill 1 ill " li I' I IIII 1IIIIIIIIIII, II IIII II I Ili IIII 1 !11 I1111I11111 tiliililiilil Iilli 'ill I! II IIIIIIII II IIIIIIII !IIIlill111 11111 li Ii IIII III IIIIIIII Iilijijlill 1 IIIIII II 11 II111111I!III lllllil 111 � ,Iliillllll H!IIII!! 111 l!!ll'ii II; IIIIIIII I ---- - I I I ! 1 7 1 I I I I I I I I I I I I I I IF�—w1iAla— . „ . I SAMPLE IMAGE OF SIMILAR STYLE C6' METAL AND WIRE MESH PERIMETER FENCE IttG OR A tiNtOCC1ADNG. I NTS PAVING 8' aWCRE]P &Woof NRA/ BAQV .� �� -;•+ , •r t jw - WWJP. 4•x V-10/10 V`a � Jl .-.. %.-`k ms-�,"'`r '^ S.' - - e' PERMEASE CONCRETE .N' _ \j•4;-' -�f-.. - - -.:f .!'. Y71. O.M155 2 AN TEPEONT r e 7 xt rc*4! PERMEABLE CONCRE7E PA WG COLOR.- GREY NOT&. 1. THE MATERIAL SECTIONS ASE MNmNOM SPANOAOS MAL MATERIAL ST:DIICNS YYL SE DERNSNUEO AFTFIC A CEOIECTN ICA- REPORT M -ED. SOORE EYERY W ON CENTER A PROVIDE MANSON FELT AT EACH MA NSON JOINT 4. PR0 0E Ali MAN9ON JOINT E Y 11Y 0.4 & SEE CALTR.WS SPECS FOR PERMEABLE CONCRETE PERMEABLE CONCRETE PAVING ' C NTS C 1CWL. 4'x 4'-10/10 _ ��t �}'••:. <: :`.-.-c ���.l-"��_�:•;�•i� �?;Y°:� 4'OOtIgETE N-� ;•A.� - .y,T —sou; 4'(1&552 AN REPORT NOTE: t. PROVIOE HAND TOUED TRASYeASE AND LCNOITDmUL 'ONCRETE PA WG CCNTR.1C11ON JOINTS AT Y O.C. FINISH.' SAL re COLOR.- GREY a PMBOOVDEE DE r MANS9m J� IT AT �Y Nin' EXPANSION O COLORED CONCRETE PAVING In. CRANDE CRETE PAMNG GranileCrele: Commercial 3 bag mix Compacted 88 .-92V. 6' Baserack - Compacted to 95%. r• _ r i -(_U-11 i =1Tt-I 1- OIhII 11-71—Subgrade: Compacted to 95% —11= =I! V, P71 GraniteCrete Paving - Commercial/Light Vehicle L CGRANITE CRETE PERMEABLE PAVING IRS LIVING WALL SYSTEM PPC HANGhV WALL SYS" - XURNM PR"C]S• AntLU tArt. P.Ilnub. nghIg - vlanfinglny omnmming pants ttFF mounu to Browne portray :I - uIppor t`(! upp tpanelr Wiremesh yvirempe d. th-t- - or Pods YN'g— SiIh. ationy hq•Nrd »iNas<rRmv pouard'vect ! drain phoo g VGP Hanging Wall Products Pail No. ".ffpan Stre Nomhuiftdsu. Desxlption Emptyw0ght YGPoI'7•51E1Yy8-U1VHx7•1R'D',7-7/8'WxFHx]-52'D PlamhgT,*Uxkwyxledpaypmpylem Itn» ___ - - IPIxaMg whane li0tu.h«A]gA TTiP•/636 I61rYeVx8S32'Nx)/eV TS3/4'WxaSIrYHxHBV 1*Parol NxAre (cd 12ms. ' PdYPPVi'Mp,Nn'P-F11s 72 Wtsidp:¢sPatlINI IIXBpou(expaMedsPxhq) LIVING WALL SYSTEM C Ms LANDSCAPE MATERIALS MULCHES BROW CLYCW MMOV WA`I/ 177 LANDSCAPE BOULDER! SO WA BWLLi'R RIWR COME k"al REVISIONS BY U z N rn Q0 OKQrc�ma U) =,u t OV wu' od � fives 0 Urn �J �r~n�LL Q U1 0 2 J EZ� IN C -a ZZ4 Z V Q W W '1 I - w DATE 201&11.30 SCALE ./a DESIGN: AJC DRAWN: AJC CHECK: AJC JOD: D.CRISTO FAM TRSI JOB N. 181983 SHEET FOF CAIEE� L®4 OF 4 &IEEIs VICINITY MAP 1 SCALE.N.T.S. EXISTING PESIDENTIAL APAPTMENTS goi ♦! e AERIAL CONTEXT M7VP JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECT -URE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332.3868 FAX# 415 332-1409 5 �SgO ARC/y 4i y ALLgy No. C-6529 .k RENEWAL DATE: ePT NOV. 30, 2019 e 2 9TF OF CAL\F02- REVISIONS URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A -P. 007 361 003 SHEET CONTENTS: SITE MAPS me:ear wdganaeprafiear/a,ssr me eaauwa A-Mrhueas &dl �PyrlMrof✓dryAb'enMerAss�r.s rrUse fhertn/lsresG/dalrohe w.yd,et 7e".Vc SMey-a p . d- Repidc4zto'n, puQ9 6-a,, re -used, 0,0 whcwt&p WM,, wd/s ad N e pxx wnNen consenf o!/he Arty Ted DATE 11.28 18 DRAWN BY SB CHECKED BY- JAK SCALE- AS NOTED SHEET# A 100 OF SHEETS r' i re r�4 l� •rmz r l - c, L . C,-.: c u,�rr o 7 r 3 i nu. au-o-/� d P4::mpse E. M ^' ®yLLIJ J 1 ,�" i�.IC+ef.<e Flrrt 1'!N-im-Jo�F \t rt•fr. :�J �. Ir Fk, 6S'pC-'. (1. i. N_ . _ fi s;,+i Fdae>,a srin Ccnrs , �Prrir' *t @.V �t.Z.m � �' r � r — i L . �_,r ar •I.'.+ril r VICINITY MAP 1 SCALE.N.T.S. EXISTING PESIDENTIAL APAPTMENTS goi ♦! e AERIAL CONTEXT M7VP JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECT -URE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332.3868 FAX# 415 332-1409 5 �SgO ARC/y 4i y ALLgy No. C-6529 .k RENEWAL DATE: ePT NOV. 30, 2019 e 2 9TF OF CAL\F02- REVISIONS URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A -P. 007 361 003 SHEET CONTENTS: SITE MAPS me:ear wdganaeprafiear/a,ssr me eaauwa A-Mrhueas &dl �PyrlMrof✓dryAb'enMerAss�r.s rrUse fhertn/lsresG/dalrohe w.yd,et 7e".Vc SMey-a p . d- Repidc4zto'n, puQ9 6-a,, re -used, 0,0 whcwt&p WM,, wd/s ad N e pxx wnNen consenf o!/he Arty Ted DATE 11.28 18 DRAWN BY SB CHECKED BY- JAK SCALE- AS NOTED SHEET# A 100 OF SHEETS F S 36'04'18' W 271 I� EXISTING HOUSE2 832 S.F. 0 10 EXISTING SITE PLAN SCALE., 9116"=1W" JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALI TO, CA 94965 TEL# 415 332-3668 FAX# 415 332-1409 �SEO ARCh t4 ALLyy yTF No. C-6529 * RENEINAL DATE- N� NOV. 30, 2019 e 2 9rF OF CqL\F0 REVISIONS n URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 909 ELLIS STREET PETAL UMA, CA A.P. 007369 003 SHEET CONTENTS: EXISTING SITE PLAN These da86g aIMSMd>i etions erc fhe e.YUusNe propeAyeMa pyrJ,7hfM✓erryAGen k§rAsswlate; , fte f— . UseUiereo7kresGkYedfa Ne a cher sRa hrBAHl they BHeQrC(.IBttN. RetuaiwxNq pnbtYatvv4 rauselrt xhw6 whpert lspvNbr7ed, xithautNe� IvnNen consentotlheArrhTel �1JsrvAecn /Oa�Assachlos. Archexm, 2018\ GATE 9 9.29.98 DRAWN BY.,• SB CHECKED BY: JAK SCALE: AS NOTED SHEET# A 100.A ► OF SHEETS o I 1258 S.F. i 1 I , EXISTING GARAGE 366 S.F. 1 ii EXISTING LEGAL DWELLINGS OTHER SITE STRUCTURES TOTAL SITE STRUCTURES TOTAL LOT COVERA EXISRNGHOUSEI-125BSF EXISTING GARAGE -366 SF 3 DWELLINGS 2971 SF 3DWELLINGS-3550 EXISTING HOUSE 2-832 S.F. EXISTING OLD WATERTOWER-276 S.F. OTHER -642 S.F. OTHER-=S.F. EXISTING HOUSE 3-881 S.F. TOTAL= 2971 S.F. TOTAL=642S.F. TOTAL =3613 S.F. TOTAL =4 I?• I I r 10 EXISTING SITE PLAN SCALE., 9116"=1W" JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALI TO, CA 94965 TEL# 415 332-3668 FAX# 415 332-1409 �SEO ARCh t4 ALLyy yTF No. C-6529 * RENEINAL DATE- N� NOV. 30, 2019 e 2 9rF OF CqL\F0 REVISIONS n URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 909 ELLIS STREET PETAL UMA, CA A.P. 007369 003 SHEET CONTENTS: EXISTING SITE PLAN These da86g aIMSMd>i etions erc fhe e.YUusNe propeAyeMa pyrJ,7hfM✓erryAGen k§rAsswlate; , fte f— . UseUiereo7kresGkYedfa Ne a cher sRa hrBAHl they BHeQrC(.IBttN. RetuaiwxNq pnbtYatvv4 rauselrt xhw6 whpert lspvNbr7ed, xithautNe� IvnNen consentotlheArrhTel �1JsrvAecn /Oa�Assachlos. Archexm, 2018\ GATE 9 9.29.98 DRAWN BY.,• SB CHECKED BY: JAK SCALE: AS NOTED SHEET# A 100.A ► OF SHEETS (oI�OPPN¢Vc' 55 NSATO�A,R,1E FFx AT PARWXa ` - na F �Rncr�4 W � wQ� O1 J EE- P LLY?df PAfa@Whl FliEFMIX+.Vif - - YlElD074ETAL4 91 PHifE-PAPrtm xore-cnasmao«e va rAmvEeASE FLOOOflEYATR4 P� nm�i S 4in , `IJIL Z2 3 °"I1 v D-- PROJECTDATA PROPOSED SITE PLAN BUILDING A: 5669 S.F 10 SCALE., 1116'= 1 L0' BUILDING B: 5889 S.F TRASH MANAGEMENT PLAN- RE TO COLLECTTRASH. RECYCLING & COMPOST BUILDING C: 5689 S.F BINS FROM TRASH ROOM AND RETURN THEM AFTER RIPIYING INTO COLLECTION TRUCK TOTAL BUILDING AREA 17,667 SF. COLLECTIONSTO TAKE PLACE MULTIPLE 12 UNITS @ 1115 SA EACH 1 ACCESSIBLE GROUND FLOOR UNIT X737 S.F. TIMES PER WEEK. 14,117 S.F. TOTAL RENTABLE SPACE j�(� ALLOWABLE UNITS ONSITE PER Rd ZONING:12 DENSITY BONUS FOR PROVIDING POLICECOMMENTS b%(I UONF9 TO VERY LOW INCOME UNIT =20°5 OF 2UNITS=2AUNIT BONUS pGERiOR WALLS ANO FENCES ALONG THE 14 TOTAL UNITS ALLOWABLE FIRST LEVEL SHALL BE PAINTED VATH AN ANTI -GRAFFITI TOP COATING ORA NANO- (256EORCOMB 1PING AUING REQUIRED COATING CRATING 22 PARKING SPOTS PROVIDED SECURITY C-NERAS TO BE INSTALLED ON THE EXTERIOR OF EACH STRUCTURE TO 35P0TS RECEIVED AS PARTOF CONCESSIONS FOR DENSITY BONUS GOVERTHE ENTRANCETO THE PROPERTY. CAMERAS SHAUDE RECORDED IN HIGH DEFINITION W/ 15 DAY MIN. STORAGE 2 ELECTRIC VEHICLE CHARGING B PARKING POTS PROVIDED TRASH MANAGEMENT PLAN- RE TO COLLECTTRASH. RECYCLING & COMPOST (t) ACCESSIBLE PARKING SPOT REQUIRED BINS FROM TRASH ROOM AND RETURN THEM AFTER RIPIYING INTO COLLECTION TRUCK 8 PROVIDED COLLECTIONSTO TAKE PLACE MULTIPLE LOT SIZE: 30 696 SF. LOTr0%AGE:3 ROOFS ® 3494 SF TIMES PER WEEK. 12 DECKS 7160= 71,642 S.F. TOTAL 11,642/30.696=37% j�(� USEABLE OPEN SPACE FRONT YARD -700 S.F. SIDE YARD 1.1440 &F. SDE YARD 2-4000 S.F. COURTYARD 1 & 2.1640 BY. REAR YARD -2665 S.F. DECKS-1160S.F. TOTAL= 11, 605 S.F. CIXA. WADtWAY\W F�fii6ffP4AY�.xO �wtw. .nn�v) �7GTi ®A7 i � � • � � � Inti s j�(� U FOR RENE%V. THESE SYSTEMS SHALL COMPLY WITH NFPA U JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 C\SSD ARC/4 No. C-6529 .k. RENEWAL .* DATE: sT NOV. 30, 2019 e 9� OF CpL\FO REVISIONS n URBAN INF/LL PROJECT LANDS OF DE CRISTO FAMILY TRUST Y09 ELLIS STREET PETALUMA, CA A.P. 007 36-1 003 SHEET CONTENTS; SITE PLAN 7hesedmrGgeM �ffvfems emphee� stere a IV- td✓asyA�Me@�r. f—U-AfieyI—pnpawd.. Repmdudron, puW-&n,—I, W.I. r6Tpag hpvh:Wed, .0—tthepdO,-w&A avuenlWOeA:rhNed h3✓emra/en lnrzrAssac/atcs. A__ 20>e\ DATE 71.29.76 DRAWN BY.• SB CHECKED BY.• , IAK SCALE: AS NOTED SHEET # A101 OF SHEETS Ili gIh JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 yEo ARCH y ALLq,y 'TFF No. C-6529 *. RENEWAL *. DATE: N� NOV. 30, 2019 e 2 9TF OF C a X� REVISIONS n 1 URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETALUMA, CA A.P. 007 361 003 SHEET CONTENTS: ILLUSTRATIVE SITE PLAN Thaw dawugandsperilrv6'msaie lha exo7rsfis popertyeml pysigh[olJenyAdYnitlerAssodales, ArrhrTe lr. Use Th e2 P.PO2ktedm(hea�mel sXemrwhd^h meywsre prpaN. RepaCucWn, ""w Lara ls+se/n xhWe whparl, irpmhldTed, i �tNapiarxnTlen wnsenta{IhaArWTec[ pram„ srm..avenam�. a.�nrm�r., zo>a� GATE 11 2g 18 DRAWN BY.• SB CHECKED BY. ✓AK SCALE: AS NOTED SHEET# A.101 A ► OF SHEETS ON SITE RENEWABLE ENERGY W/ SOLAR ELECTRIC PANELS ONROOFTOP PERMEABLE PAVING AT DRIVE AND SURFACE PARKING 4 E I 1 00-- �d- -" qtol SECURE PERIMETER WELDED METAL MESH FENCING JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332.1409_ SeD ARCM AL No. C-6529 * RENEWAL DATE: N� NOV, 30, 2019 Q 2 "1TF OF OA1.\PDF REVISIONS _ URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: ILLUSTRATIVE AERIAL VIEW Ardv7xtc M, ffi fkm bleed to the -?9# a/ rlkiXlNrroi lheyBerePraFarM. Repivc4rbfon, P+rbG.,tn re-us9 k.fw,-kP%kpt-w-4 n.w,.,.,vb» rn...usecnren..wura�r.., Soret. OATH 11.29.18 DRAWN BY SB CHECKED BY., ✓AK SCALEAS NOTED SHEET # o OF SHEETS SECURE PERIMETER WELDED - METAL MESH FENCING r � �v v 2x a I. 2 b ter.✓ '.,i............ ......,_] _. .....2',.]x2.] .... .......... R»1..:1..:.. 3..21....]. ......,2... li.�I ........ ... ..M... .;1T.3 ..SS 1..122 R _,._..SS.S.. __ „'.. .. L.S..,.Sv SITE AERIAL PERMEABLE PAVING AT DRIVE AND SURFACE PARKING JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3668 FAX# 415 332-1409/® t j ?SSO ARCh, fp y ALL �0 No. C-6529 �. RENEWAL DATE: 3P� NOV. 30,201 Q 9� Q � OF Cql.\�O R E V I S I O N S URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: ILLUSTRATIVE AERIAL VIEW 7ne:ea wtyanesPearrectruar�f�,�e.d„yva proµ^AyendroPl �fot✓erryAeen JCkrAxs�fes, Ml,r7ecfr. Usalheienfkrcs7rhiaYtolM origins/ slfehrlw5idr /heywsieprepsrt+d. RepW/cWn, putft'pNp; ret/seh IMNe ah pa/t kpoh2v7ed, wifhaHgns pxrwnflm cwuent ofUisArdv7ecf. n✓o,,.,a/b., �Sa�.xsso�rera�. a.arm�rs. soie� DATE 11.29,18 DRAWN BY. SB CHECKED BY. JAK SCALE.- AS NOTED SH ----T# A.101CL OF SHEETS I SITE COMPAPISON STUDY JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332.3868 FAX# 415 332-1409 �J 1 9E0 ARCfr ALLgq, 04 No. C-6529 * RENEWAL .k DATE: (PP NOV. 30, 2019 Q 2 '1T� OF Cpl-\�OQ- REVISIONS p, URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 FLUS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: SITE COMPARISON STUDY moso draft-dmae ds. M,W. sraapy juror✓e y /Oe assodafes, nra7ecrs. uerner�fu�sarsreemawuivrw slte hrnldo'iM Yweiepr�meN. Reploductvrr, puMa/kM ranseh n!w'e orNpa{ /sprtN,7xYed, nrUrarl7hepiwl �consenfoffheArchdad ©�o..,..um., �...a�sawros. azroroom, zore► OATS 11.29.18 DRAWN BY- SB CHECKEO BY., JAK SCALE-. • AS NOTED SHEET# A.1 OF SHEETS _- .-.._.__.—._.__._._._._._._._._._._._._._.—._._.—._._0.— 6EJM4 _I� I ( I I � I I ( I � I I I I I I � I I I' I I I I I' I � ( I I I II I I I� II I� I Iu u �J U y I u u L—1 (—J I�J I u � I L—I u Ll I L�I u u Ll I L - 1 I Ll ( u L-1 L-1 I u u I L-1 u u u j Ll I L - u u 24• .BEN Ht] ❑ ❑ I ❑ ❑ El ❑ ❑ ( ❑ 1::11:1 ❑ ❑ I ❑ 24'C BENC I ❑ 1:1 ❑ I ❑ ❑ 1:11:1 I ❑ ❑ ❑ 1:11:1 ❑ 11:1 ❑ Iff JEH I I F1 1:11:11:1 I [1I LjU�...INGA 1:11:1 El El ElI El ElI ElI 1:11:11:11:11:11:1 i D�Ii G 1:1I El ElI ❑ I ElI E I El El El ElI ElI ElI ElI ElI �❑ JLDING I 1:11 ❑ JEI I ❑ I ❑ I MAtt 3 ❑ I ❑ I YID I ❑ ❑ ❑ CCE '9 E 'A ESS TANG O ST (:A D -❑ ❑ I TA) WID ❑ ❑ ❑ ❑ 1 1 1= I S D 1:1 i DRWID ❑ ❑ ❑ ❑ 1I vnmH kG I C1-ElEC w—, G hG I \ P \ UP _ _-- __ __- _ __-_ -_- `t'vz_s: - I - TM i \ P N PAR Ih `` S 5 -. /' � tL�ac• l'-iAi1S G `=`>7 -�7•i `•'-�,':: ...\st .'•s"xs_ . �_�l �� _ �, 345 _ �iti*• ++i i ,ANr9Gsa .3 w , � *s z + `4_ e I nr J )' I �. �.-. _.._ .� +73. --:- .. #.x , _ .- - I I ,1;• - _ _ _ a•• I _.y %!Acs .- ',-;fr..• +<rr�M .r " �`-' ,, of - _ r�E'� _.. 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( I I tP�!E LANFO:L ED RM.1 PDoI :i'i�-�Gr }'t_ ''�•.`'`' 4-r3e::� .'�; ;u�%: ���� ADDITIONL 3'F,_:{ixv,}'.'-'•'f,�':.liZ^ f"'�' ..':•,<_�rS {T'_1; i ^"sS =' [-' I 1 INFO I II I• � � ���•_,-,•�. s;�=�7' �3,'rSl�r� ►.��`:� :t•'-^i�{g"' �r ��w. • "t •�- I I I I D. k . g �q�i; - - ^' �,"''�•h.� _ �:: �i�ir'.�i `` tii ��r � 5� I I � i `RNA} E I ( -Z 'r � � '' �tr�.y� _:v' Ea - r� 4Ya��.Tw� `.}.i--� S:�":�.k � I �� I I •' � -_ - L�• „{ Y,'•iS.� �, R`' r� ��eJ» i:s - , is -i<('_ I I ( 20 � .. �;a{ y « -v 3 • g }iu� P``.'=; �} _ �. r• I - ININ -'t , I �4 1' ri s� c. L-'S-F�"•`•��+ti � �$�II .� ::c�_`'� Mn;�+ I I11 � - F ••� —I ---- — — c' D /I Ll—�- il. Ult➢i G A -16T 00 P -T-' IN IDTH S JR TH ���•j3,c{�. BIKEFUA. 65P0T5 �� �9mim� C1 ST FLOOR PLAN SCALE: 1/8"= I =0" u 4 w I I a• w. E.V. - C iARG GING fATTt STTON2 I C R YPR 2 I m I I I I ! ' D Ii '�4t) .tom sEESITEs BSP TS �� ���•��� JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3666 FAX# 415 332-1409 REVISIONS N URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: GROUND FLOOR PLAN fieseC ring arHspeah bons are Ne exduare proper(yandwpynghlo/Jary� N/erAssaiates, Ardillecis. Use lhereoflsrctln'dedfo Neon life fa-n/udi (h Yxrrcpepamd. Aewodvctiwt, puZStaGixy re.rseh6� orinpa'{ispW,M(ed, it �((hepiry 6nbbs, crnsentWtlreMda7ed ✓emaren w as:odam9_ .n.m — —L DATE 4.24.19 ORA WN BY.' Sg CHECKED BY., JAK SCALE-, NOTED SHEET# A2®1 OF SHEETS MULTFUSERM. 731 SF. 12 mnuluu,ol mural Immumluuuulmmuunlmu JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3666 FAX# 415 332-1409 REVISIONS N URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: GROUND FLOOR PLAN fieseC ring arHspeah bons are Ne exduare proper(yandwpynghlo/Jary� N/erAssaiates, Ardillecis. Use lhereoflsrctln'dedfo Neon life fa-n/udi (h Yxrrcpepamd. Aewodvctiwt, puZStaGixy re.rseh6� orinpa'{ispW,M(ed, it �((hepiry 6nbbs, crnsentWtlreMda7ed ✓emaren w as:odam9_ .n.m — —L DATE 4.24.19 ORA WN BY.' Sg CHECKED BY., JAK SCALE-, NOTED SHEET# A2®1 OF SHEETS t BUILDING A 5889 S.F. 3RD FLOOR: 4 UNITS @ 470 S.F. EACH =1880 S.F. _ ttFrxumnmm BUILDING B 5889 S.F. c % 3RD FLOOR: 4 UNITS @ 470 S.F. EACH "3°I = 1880 S.F. nxu wnm S fli evAnNaNmm a NQ F BUILDING A: 5889 I.F. 2ND FLOOR: 4 UNITS @ 645 S.F. EACH 10911 C C—AAAAOAI C�A!`C — 9ARA TOTAL BUILDING AREA: BUILDING 1 @ 5899 S.F. BUILDING 2 @ 5899 S.F., BUILDING 3 @ 5899 S.F= 17,667 S.F. 13 UNITS FOR 14,117 S.F. 1O3RD FLOOR PLAN SCALE: 1/8"= 1'-0" Iemx I k BUILLING B: 5889 S[F. 2ND FLOCR:14 UNITS @ 645 S.F. EACH A�1 +270 S.F. COMMON SPACE = 2854 ,xx I (� � TYPIt'/1 LWfNdIH •'x v AA01 BUILDING C 5889 S.F. 3RD FLOOR:4 UNITS @ 470 S.F. EACH = 4RAn C F I m TOTAL BUILDING AREA: BUILDING 1 @ 5899 S.F. BUILDING 2 @ 5899 S.F., BUILDING 3 @ 5B99 S.F.= 17,667 S.F. 13 UNITS FOR 14,117 S.F. O2ND FLOOR PLAN SCALE: 1/8"= 1'-0" iw.uausr t 01 I- BUILD NG C: 5889 S.F. 2ND FLOOR: 4IUNIT9 @ 6S.F. EACH +270 S.F. CO1MMON SPACE = 2854 ilV.Ta-Na�nLlm 1� �� JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAO, SUITE 222 SAUSALITO, CA 94965 TELA 415 332-3868 FAX# 415 332-1409 f"r �S'D ARCH !V y ALLA,y CIA No. C-6529 * RENEWAL �. DATE: NT NOV. 30, 2019 2 qTP OF Cpl\FOQ- REVISIONS N URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 909 ELLIS STREET PETALUMA, CA A.P. 007369 003 SHEET CONTENTS: 2N0 & 3R0 FLOOR PLANS 7hesedr-*W.rxlspec5 66nsare Nee d,.W pverfyandcom*/taf✓ew"A KWAxi Wales, Ar W -T , U #-.fb—&kWblha�lne/ 7 'bnwm #.ywwapepared R pw'c[bn, Z 6m, pg'gvrlsha'a cvsrper{ Archda7ed, vn7h-ouf Ne pg' SnRen avuen! of/he Ard Red R�re..,.nee., roerns:uUuros. acrme<re. 2a l6\ DATE 9 9.29.18 DRAWN BY-• SB CHECKED BY, JAK scALE: AS NOTED SHEET # A202 iL OF SHEETS BUILDING B ROOF: Y cz�3 CROOF PLAN SCALE., 1/8°=1=0e BUILDING C ROOF: 349 S.F. I L --J r�. JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL 415 332-3868 FAX$ 415 332-1409 �SEO ARC/, 4i R ALL.q,y yTF ND. C-6529 * RENEWAL DATE: NT NOV. 30, 2019 Q' 2 9TF OF CAUFOQ- Q. REVISIONS (� URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 909 ELLIS STREET PETALUMA, CA A.P. 007369 003 SHEET CONTENTS: ROOF PLAN These dz66g ei#SLbns ere Ne exoLsNe prgoe'lyeiMa�p}�fghfolJeiryACenlOeiAssotla! , ArdAeGs. Use lherrotkresbkied7o O+ewlgb+e/ slAA-li 07lhey k WW, /, .ioi lh marsedrxha�e wNa kpmldAd xiUi�wdNepnvn� ecrnsmlo/IheMafAect �r✓a..,.aee.. �a�aoswares, a,ne�m, zose� OATS ».29.98 DRAWN BY SB CHECKED BN JAK SCALE. • AS NOTED SHEET# A203 k OF SHEETS I s;. - 4 FT7,t x � 3r ACS _ —_ t �i I-•� 3 - /r t'= 7, 1, T' FLJ Al �Tv'1 t CSOUTH ELEVATION SCALE: 1/8'= 1'-0" P a� a ..f srucwswscuarr _ _ _ _ _ 21 - r z r{ - �„ 5 a { r v.. c R! a qp i K - r 6yoorw , a` t - 7� +69Ar ua I t era car. 7 4 I _ I Lral I� `;'4• �� �t M - U 6 rrorea atnruw�{ r��z6w��6� �nermv u6wr'aoreExs6rtron $gra a-er,w£Twax f7_ _ " O , i OWEST ELEVATION SCALE.' 1/8"= 1-0" a7rwa-6uur£r�r - _ I I .ram - n; .a snsuserrwcw6rrsooF- s f• _ s it t - -- Maws T Z• . r - t a6e 3 k - sunew dowor am � _ _ e -n - � .ate% _ S r� 'J OWEST ELEVATION SCALE: 1/8"=1=0" JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING /N TER/OR DESIGN / N 475 GATE FIVE ROAD SUITE 222 SAUSAUTO CA 94965 TEL$ 415 332.3868 FAXN 415 332-1409 ,'S,OAIR, rp ALLq,y ATF CIA No. C-6529 * RENEWAL _k DATE: NT NOV. 30, 2019 $ 2 9rP OF Cpl\F0 REVISIONS N URBAN /NP/LL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELL/S STREET PETALUMA, CA A.P. 007 361 003 SHEET CONTENTS: ELEVATIONS - srzz �' v } .t• SrS:-`i, - E ( .✓ , i -`'r -.arm ?- } • _i mesedrewvgaMsperlGcxe'onsereMaerWsive - hzI p'°'�rq'artdr�7�A+a✓e y'naer,/�.ar:od�:, 71 ��� Usefiereo/1s resLldedto Ne adglna/ \\ Ske/wwddd Iheywweprepared. Repod cBM, hew =:;i�.:,f:",:�-{.11-r.r.�._..3 OaWalhrt,re-ase MwAaearNpen; fspMvbRed, � w,D9-ad Ne prier t xiden ronsert/ alNe ArddecY �LS�L - ___�'��_ _-' - __t'ay_s^.-_: _ ,yp9��a� Vii'->_.._ ::+•r: -';7_Y^, :L ,c'. �.r DRAWN BY.• SS CHECKED BY.. JAK SCALE: AS NOTED SHEET# A301 OF SHEETS ' IwStE�OEK EVrONGCfMM] � COutrcNm, �.• �a�6fCIXIIra ism / CNORTH ELEVATION SCALE: 1/8"=1=0" $gra a-er,w£Twax f7_ _ " O , i OWEST ELEVATION SCALE.' 1/8"= 1-0" a7rwa-6uur£r�r - _ I I .ram - n; .a snsuserrwcw6rrsooF- s f• _ s it t - -- Maws T Z• . r - t a6e 3 k - sunew dowor am � _ _ e -n - � .ate% _ S r� 'J OWEST ELEVATION SCALE: 1/8"=1=0" JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING /N TER/OR DESIGN / N 475 GATE FIVE ROAD SUITE 222 SAUSAUTO CA 94965 TEL$ 415 332.3868 FAXN 415 332-1409 ,'S,OAIR, rp ALLq,y ATF CIA No. C-6529 * RENEWAL _k DATE: NT NOV. 30, 2019 $ 2 9rP OF Cpl\F0 REVISIONS N URBAN /NP/LL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELL/S STREET PETALUMA, CA A.P. 007 361 003 SHEET CONTENTS: ELEVATIONS ti,F�„ 'j,r� mesedrewvgaMsperlGcxe'onsereMaerWsive p'°'�rq'artdr�7�A+a✓e y'naer,/�.ar:od�:, -�/� ��� Usefiereo/1s resLldedto Ne adglna/ \\ Ske/wwddd Iheywweprepared. Repod cBM, OaWalhrt,re-ase MwAaearNpen; fspMvbRed, � w,D9-ad Ne prier t xiden ronsert/ alNe ArddecY a.¢eu rsms66rcu.£ 1 (7c JenvN/an K!"rAzsrtda,es NMltens. 20f0► n/ r DATE 11.29,18 DRAWN BY.• SS CHECKED BY.. JAK SCALE: AS NOTED SHEET# A301 OF SHEETS TOP nF RnnF AT RAY 1ARAInnWC ik JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO. CA 94965 TELE 415 332- 868 FAX# 41$ 332-1409 ,e (ALL ARCA' IG y ALL7 ny No. C-6529 .k RENEWAL DATE: N� NOV. 30, 2019 2 9TF OP Cpl-1FO¢- ct REVISIONS URBAN /NFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELL/S STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: ILLUSTRATIVE ELEVATIONS m�e eax� arwspeNlraums aio ue aiauniv property. U-tbrJglrt d✓er &fd ad l..V IeR AmhA«.tc useme,�thmsaktedromeu� I edef..,fA thoy—prola2N ReproMct'oe, pnbS'.&O rareseh xlrae orhpar; /sp'MfiNfed, x YirxRfhepxrwntlen earKer:IdlheAmhied (1.ro.....vio� rnm..us�rora..wwan., sore► DATE 11,29,18 DRAWN BY• SB CHECKED BY JAK SCALE: AS NOTED SHEET A.301 L OF SHEETS JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING MTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332.1409 c S �SE0 ARCH ALLaY CIA No. C-6529 RENEWAL DATE: N� NOV. 30, 2019 Q 2 9TF OF C REVISIONS URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELUS STREET PETAL UMA, CA A.P. 007 361 003 SHEET CONTENTS: ILLUSTRATIVE ELEVATIONS lhesa d2roin9atd �,����a propeiryadwPY FM[o%/eiryAlrnKhrAss� les, AM 7ectc !ha lhwlmf6msGk7ailolhea'huas/ sld�hrovhhH NeynrvaPmpsiN. Repruducb'on, puCrdHcv, ie�seh � arNpar; kA'N+d'Yed, n�1h«AlhaPmnnTfen mnsert/a/IheAidu7ed. DATE 11.29.18 DRAWN BY.- SB CHECKED BY., JAK SCALE AS NOTED SHEET# OF SHEETS JERRY ALLEN KLER ASSOCIATES _'M wcezt F_71 A R C H I T E C T S F -H -ECTURE Z-77"° ,' w ARCH17 PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 11W SAUSALITO, CA 94966 TEL# 415 332 FAX# 416332-1409 i is e L11 C1. ix Mi g 7 81L 1,6A.-Ijammi. A, vw_';�'� _4 4 1 0 . F ... �' --T BUILDING A BUILDING 8 BUILDING BUILDING SECTIONSE ARC LL 10 SCALE: 1/6"= Y'-0"OT No C-6529 RENEWAL DATE: UP NOV. 30, 2019 9TP OF 0 C REVISIONS AN ,w M P"­�'.Igijt�' 'A�- di f - q ff I AT k-iM 0 BUILDING SECTION 2 SCALE: 118"= 1'-0' IM'_ I _ 3 Pit— U vswl k MANOR 17, T9 - � 11" 1 1 BUILDING 0 BUILDING 8 BUILDING SECTION SCALE., 1/8"=1'-0" URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 __LLIS STREET P,ETALUMA, CA A"Fl. 007361 003 _—Hff_-'r CONTENTS: SECTIONS 77 ­ I'M & dy.—AwfM Repdwb., �efn whaW�kMi4 1spmhWsd, BUILDING A DATE 9 Y.29. YS DRAWN BY" SB CHECKED BY. JAK SCALE. AS NOTED SHE7,ET # A401 hk OF SHEETS rl/%/1 1/"I IT O 1 Irl IT1 A1-1 1 JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 4 7 GATE FIVE ROAD, SUITE 222 SAUSALITO. CA 94965 TEL# 415 332-3868 FAX# 415 332.1409 �SEo ARCy � y ALLy� z 1 ��� �� CIA No. 46529 * RENEWAL DATE: NT NOV. 30, 2019 Q 2 OF Op`.\F0 REVISIONS URBAN /NF/LL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007361003 SHEET CONTENTS: ILLUSTRATIVE SECTIONAL PERSPECTIVE massa wnyava� rknsaro Na emlvsiv cvnerryerwcoonynra✓enyAs n �xau«�re.4, nrour k. usame<eofkreso-raero✓,aaryr�r sHohxnfudi lhaywerapr fid. Reyrarnr �; puN.fialiv; rauseti wha'e or/n parte kpM/d7ad, m7lr-ar7 the pwr wnNen ronSerr! otlha Ardr7ed. ©�o,.,.am„ w-ia..>:sar..m:. av,rro�r.. �ofe► DATE 11,29.18 DRAWN BY.SB CHECKED BY.✓AK SCALE- AS NOTED SHEET# o OF SHEETS R I. ils I I--{ L IL-1 I t I_ II JI. -'ll- L_',!{_Itl_ �I' — t -1 _ l J_��!i` 1'I_lil _ _ L L��_i`J ` it I j -� - j ((I - � � - IFf � ---I �I -'- -�'� §•r----III---,r'--�,a—rrO�Lv - I— � �I i- I L I e Li f i r 1-1-1-1 it 1 T 1 } Ti 10 PROPOSED SITE ELECTRICAL PLAN SCALE.' 1116"= 1'-0" REFLECTED CEILING PLAN GENERAL NOTES LIGHTING SCHEDULE ALL ELECTRICAL OUTLETS NOT DIMENSIONED SHALL BE MOUNTED PER CODE, FIXTURE MANUFACTURER ALL ELECTRICAL OUTLETS IN GARAGE TO BE MOUNTED AT+44' A BEGA ALL ELECTRICAL S MECH. OUTLETS BEHIND OVENS, WASHERS, AND DRYERS TO BE MOUNTED AT+36' ; BRONZE MFL MEDIUM REFS AT -75" B BEGA ALL BEDSIDE SWITCHES TO BE MOUNTED AT +36* KNUCKLE MOUNTING IN EVERY HABITABLE ROOM, AN ELECTRICAL OUTLET SHALL BE INSTALLED SO THAT NO POINT ALONG THE FOCUSLENS FLOORLINEINANY WALL SPACE IS MORE THAN SIX FEET MEASURED HORIZONTALLY FROM ANY OUTLET IN C BEGA THAT SPACE -INCLUDING ANY WALL SPACE TWO FEET OR MORE IN WIDTH, THE WALL SPACE OCCUPIED BY WEATHERPROOF SWITCH FIXED PANELS IN EXTERIOR WALLS, AND FIXED ROOM DIVIDERS, C.E.C. 210-52 ALUMINUM MFL MEDIUM POWER PIPE MOUNTING SYSTEM Wt D VISTA IN KITCHEN AND DINING AREAS OF DWELLING UNITS, A RECEPTACLE OUTLET SHALL BE INSTALLED AT REMOTE TRANSFORMER TR-60A20V EACH COUNTERSPACE 12,ORWIDERSO THAT NO POINT ALONG THE WALL LINE IS MORE THAN 24' E B -K LIGHTING MEASURED HORIZONTALLY FROM A RECEPTACLE OUTLET IN THAT SPACE. ISLAND AND PENINSULAR RETURN AIR GRILLE ON SOFFIT COUNTERS 12' OR WIDER SHALL HAVE AT LEAST ONE RECEPTACLE FOR EACH 4'-T OF COUNTER TOP. 12' LENGTH COUNTER TOP SPACES SEPARATED BY RANGE TOPS, REFRIGERATORS, OR SINKS SHALL BE CONSIDERED TRACK LIGHTING STRIP AS SEPARATE COUNTER SPACES. RECEPTACLES RENDERED INACCESSIBLE BY APPLIANCES FASTENED IN AUDIO SPEAKER PLACE OR APPLIANCES OCCUPYING DEDICATED SPACE SHALL NOT BE CONSIDERED AS THESE REQUIRED SOFFIT OUTLETS. C.E.0 210.52(C) F B -K LIGHTING PROVIDE 2 SEPARATE 20 -AMP CIRCUIT FOR SMALL KITCHEN APPLIANCES PER C.E.C. 220-0(6) PROVIDE 2 SEPARATE 20 -AMP CIRCUIT TO LAUNDRY APPLIANCES PER C.E.C. 22OA(C) PROVIDE 100 -AMP ELECTRICAL SERVICE METER PANEL ALL LIGHTING FIXTURES AND LIGHTING OUTLETS OVER THE TUB OR WITHIN 5' OF THE INSIDE WALLS SHALL BE MIN. 7'-6' ABOVE MAX WATER LEVEL AND SHALL BE PROTECTED BY A GROUND FAULT CIRCUIT C.E.C.68"I-B-1 ONE 20 -AMP DEDICATED CIRCUIT SHALL BE PROVIDED TO SERVE THE REQUIRED BATHROOM OUTLETS, AND SHALL NOT SUPPLY ANY OTHER RECEPTACLES, LIGHTS, FANS, ECT, PER C.E.C. 210-52 PROVIDE 40 LUMEN OR GREATER EFFICACY FOR GENERAL LIGHTING IN KITCHEN OR PROVIDE FLUORESCENT LIGHTING. C.E.C. SEC 150(k)2) CEILING HEIGHTS ARE MEASURED FROM TOP OF SLAB OR SUBFLOOR MODEL SHIELDED GARDEN It PATHWAY LUMINARIES RECESSED CEILING LUMINARIES RECESSED WALL LUMINARIES WALL LUMINARIES OW 1721 MICRO NIGHT STAR EL QAPITAN WALL FIXTURE LAMP FINISH OPTICS NOTES 20.6 LED BRONZE ANCHORAGE #79824 2700K K27 42W LED SILVER FRO 2700K FROSTEDLENS 2.10WLED #48RUSHEC 2700K K27 S.S. L30K-L COVE BLUE 17,N I 3000K CVSL. TOE SPACE REGISTER E64 7W BRONZE MFL MEDIUM 360SLROTATIONAL LED 2.7K BZP-SATIN FLOOD SOFT KNUCKLE MOUNTING $s FOCUSLENS SYSTEM DIMMER A CAP SME WEATHERPROOF SWITCH E64 7W ALUMINUM MFL MEDIUM POWER PIPE MOUNTING SYSTEM Wt LED 2.7K SAP FLOOD SOFT REMOTE TRANSFORMER TR-60A20V FOCUS LENS TYPE S STAKE, RETURN AIR GRILLE ON SOFFIT B CAP SME 12' LENGTH REFLECTED CEILING PLAN LEGEND -e SINGLE RECEPTACLE OUTLET =9 DUPLEX RECEPTACLE OUTLET t OVERHEAD OUTLET 0 220V OUTLET E6 QUADRUPLEX RECEPTACLE OUTLET zeII DUPLEX RECEPTACLE\SPLIT WIRED FLOOR DUPLEX RECEPTACLE OUTLET - CEILING FIXTURE rel WALL MOUNTED FIXTURE 0 RECESSED CEILING FIXTURE Ilia FLOOR REGISTER THIGH WALL REGISTER GROUND FAULT INTERRUPT OUTLET Z*.7 WEATHER PROOF OUTLET. GFI PROTECTED y� BATH FANLIGHT #}- SMOKE DETECTOR TELEPHONEOUTLET 0 TELEVISION OUTLET STRUCTURED TELE/DATAICATV CABLING PANEL OCCUPANCY SENSOR SWITCH 8 THERMOSTAT 17,N I LOW WALL REGISTER 06 TOE SPACE REGISTER $ SINGLE POLE SWITCH $i DOUBLE POLE SWITCH $s THREE-WAY SWITCH $s FOUR-WAY SWITCH $ a DIMMER WEATHERPROOF SWITCH BELL ® SUPPLY DIFFUSER ON WALL OR SOFFIT FACE ® EXHAUST AIR GRILLE OUTSIDE RETURN AIR GRILLE ON SOFFIT rRp-i RETURN AIR GRILLE ON SOFFIT UNDER CABINET FLUORESCENT FIXTURE TRACK LIGHTING STRIP gp AUDIO SPEAKER SOFFIT PENDANT ON DROP —�- GAS OUTLET JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 �yEp ARCH !7i y ALL'W /TF Ok RENEWAL .k RE DATE: NT NOV. 30, 2019 9�FOP Cp\\FOQ REVISIONS N URBAN INFILL PROJECT LANDS OF DE CRISTO FAM I LY TRUST 909 ELLIS STREET PETAL UMA, CA A.P. 007369 003 SHEET CONTENTS: SITE ELECTRICAL PLAN These drawiigaM �fxaNBnsaro N+e exdurha prtperly arH wpyn"ght olJerryMen /OuAssaaatex MlnRech Use Nerea/&/es4kiedtoNBMglnsl sde/awfiJch theyx9repiepered ReproduelWA PablraLbn, rause In whale ahps� kpehtbtled, wdhaulthepdorx�len mnsento//hem d. LdJsnv Af/on KlerAssoda(os. A,dJisds, 2B>B\ OAT-- 11.29.18 DRAWN BY• SB CHECKED @Y.• JAK SCALE.• AS NOTED SHEET# A501 OF SHEETS ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES ATGRADE PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS IS BASED ON ESTABLISHED IES PROCEOURES AND PUBLISHED IM1P, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUAL . LAMP, BAUAST,ELECTRICA.,AND SITECHARACTERISTICS. ... Lumtnalm Sdi Jule Symbol I Qty I Label I Arrangement I I—. Lumens I LLF I LDD I LLD I UDFDear ipllon I 1] 143 A 10 I ISINGLE 6 1 1546 10.777 OW1721-L35K.Lles 0.900 10.944 0.914 BEGA-88659.8.2W-K27@3'MH ¢ 112 S 1 1SINGLE 1299 10.941 109 ELLIS STREET, PETALUMA, CA 0.900 10.944 0.990 REGA-55922-42W-K27@6'MH 146 � (C 151NGB 166 (0.715 0.900 10.914 10.842 BEGA-33 N8.2AW-K27@TMH W 14 1D ISINGLE 11415 10.790 10.900 0.944 10.930 1VISA LIGHTING-OWi721.1.i0K-L@8'MH I O18 IF ISINGLE 1462 10.739 10.900 10.944 10.870 1B -K LIGHTING- EC-LED-084-WFL-12@7.5. MH • UDF (USER DEFINED FACTOR) ARE PRORATED CCT MULTIPLIERS TO SIMULATE CUSTOMER REQUESTED GCT FROM IES FILES. FIELD RESULTS MAY VARY. 1 Calada6ne Summary I LabelI CakType Unbe Avg Ma: IN. AVM" Ma uMIn N Pls 1 ALL POINTS IW mina- Fc I 0.97 15.6 I I 0.0 NA I NA 2680 1 I I Rename I Lum. Walls I {I 81i65WES 10 I 55922.iee 6 1 33WB-IES 13 1 OW1721-L35K.Lles 130.3 1 LED-e66-WFL-12-RL65923.IES 16.8 1 1.OFC JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING IN DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 �seo ARC/i' <!r y '4N / AL No. C-6529 * RENEWAL *. DATE: NT NOV. 30, 2019 R' 2 9�P OR CpL1F0 ct REVISIONS (� I URBAN /NF/LL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELL/S STREET PETALUMA, CA A.P. 007 361 003 SHEET CONTENTS: PHOTOMETRIC PLAN 7hesedranL+gandspeafiwa'ans are Neem Ive propeiryBiMropy�ghta/JenyAq nX/ rAssadates, AmAixGc USB Naieo/67Bsbk(edloIDera/glnel pOR�rxsS/drlhBy xempmpemd ReprodrrWrt, pubGcayAn, reuse7n xhMe oris pad, itpmlJbl(ed, xrYh-out the pior xriNen mnsen(WlheNduled (cl�snv Anon K/arwsmdures..�../.ri„crs. safe\ DATE 11.29.18 DRAWN BY.- 'LIGHTING LAYOUT VERIFICATION` CHECKED 6Y.• _ Associated Lightwg R0pjeSen6i4') t t j SCALE-. • r.d REPORT FOR: JERRY KLER IATES, ARCHITECTS; 800N ER LANDS OF DE CRISTO -FAMILY TRUST ca!wlations nave been pedarmaaa««ding to IES alanamas and goad pr �I�. BY. APPLICATIONS ENGINEERING GI BR O J. RODRGUE2VE Some differences bet— measured valvas and wfculated results may—due to SALES REPRESENTATIVE: ALR; JONATHAN BREDENKAMP 109 ELLIS STREET, PETALUMA, CA tol0mnces in calwlafim methods'nid, testing procedures, Component pe r( ante, measurement IecMdques and (ieW conditions such a5 voltage and"I _'lure gSSOC1ATED LIGHTING REPRESENTATIVES,INC off— Input data used to genemta Bre agachad ca�WaUuna such as room 7777 PARDEE LANE -- -- — dimensrons, reOeUances, fumrlure aiW archi(eclwal e!emenfs signi9ran Rett the EghUrgnlculations.lfth-malenvsomnent cond6onsdonot match the �pW data, differen<asv 11 occur 6eMeen maasured valvas arN cakulaled values. P.O. BOX 2265 OAKLAND, CA 94621 LQ PHONE: (510)638 -0158 -FAX (610)638-2968 _ r ._�- AGI32 VERSION 19.3 .-RM_ AGI(C)1999-2018 LIGHTING ANALYSTS, INC. onAvv� h'0 r esurmF 16071BRE RI.DWG/.A32 '' 10268 W. CENTENNIAL RD. SUITE 202 hting software a— sfa57 para aer LITTLETON, CO 80127 L7L.yhe1A.*as 3732" 1 OF 11.20 = t'-0" ( 1 1.2018 I 1 JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING IN DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 �seo ARC/i' <!r y '4N / AL No. C-6529 * RENEWAL *. DATE: NT NOV. 30, 2019 R' 2 9�P OR CpL1F0 ct REVISIONS (� I URBAN /NF/LL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELL/S STREET PETALUMA, CA A.P. 007 361 003 SHEET CONTENTS: PHOTOMETRIC PLAN 7hesedranL+gandspeafiwa'ans are Neem Ive propeiryBiMropy�ghta/JenyAq nX/ rAssadates, AmAixGc USB Naieo/67Bsbk(edloIDera/glnel pOR�rxsS/drlhBy xempmpemd ReprodrrWrt, pubGcayAn, reuse7n xhMe oris pad, itpmlJbl(ed, xrYh-out the pior xriNen mnsen(WlheNduled (cl�snv Anon K/arwsmdures..�../.ri„crs. safe\ DATE 11.29.18 DRAWN BY.- SB CHECKED 6Y.• ✓AK SCALE-. • AS NO TED SHEET# A5®1A► OF SHEETS Shielded bollard - asymmetric Application LED boYartl vdm 5.'018-s'dd COhI OWpuL Tice Fght duhIDWoa a°ars f vrid3 $ patag t>atWesn Wm'uaies, deal forth. Comh,afron of path,,er or em ­`* Provided whh a ramaStig System that asthe Wndnaie to be acgwted!dependent of arthorimit miattation. Materials Lu!nskohmolag, lube ad base plate wntlucimi.l d1s, 4ad e.Yuuded madne IPads, copper tray is 0.3% rapper conlemt) A360.0 dump m allay G'es, safety grass Reflodof made of pyre smdead alWdM.m, Hgh temperature s]xrw_ gas::cet &l.l-kally Wpi?,. asldeas steel teener. NRTListedto North Amuft Standards,sutab:eforce tkcs9aas 1-tot.6. da55 IP 65 We.ghl: 15.4los Soctdcal Clamming Wtage 120.277VAG Minh— Mad tempanA.e -20'0 LED motlde Wattage 8.2V/ Systeme ttm. 10.OW Conwuoty 011ovdmaW. Color fedeeN kd--x 119>80 I-udmke hmgts 5484mwts (3000X) U1011nat Ta=15°C '500.000 h Val Ularma at Ta=5WC 112.000 h(L70) LEDWortempereture 04000K -Product maulam+K4 035WK-Prod1ctf mbar+K35 03000K Pfoductnumber+K3(EXPRESS) 02700K-Productm itis+K27 BEGA can supply Sou oath suitableLEOm{�cermun rrwdl. far up to . )rears after 0» pucdas. W LED lunaaias - sea Website fm detaFz FmM A9 BEGA Standard fetishes sm, matte, taXtured Polyester Pohdar coal oath rn Tran 3 m6 lhkkn s. Avsk-N. colors 0 Black (ELK) L) WW. (Veli)) L R U 0Bro a(SM) 0aver (SUQ LCOS: I a I t 9-deM4d SOWd-+itimx}ic. A 8!650 0.2W 6% 39 ,11, 79317 BEW 1000 BEGAYhy, CammtM •G930f3 (emsisea-0533 tlfoPEcg. ascan e,a.av<-e�B�t ora.ave-�a>r+e•nacre+r>ssawe,e.ntrwm�=a=aa,o•va,e.,tv,+pvne•+pari term.a�wrk..+x�ur=a.,wt�.m¢,o..aua Vd,�6us•.a ucnaa FIXTURE A- BEGA 88649,39" TALL BOLLARD AG70.1! ig�Gey Cv1t BEGA LED recessed ceiling dovmiight - Wide beam W 4• la C.OdLi. BEGA '> • t-"'��"""°' W.odd3A°I°r°�t¢0tt al- VISALIGHTING Typn:, � Pept BEGA Y,et•�omh. iw.•.75®f+v:b, ' fie! deed Ha> 30:9 dw�an 6r,d Fdt� RscessEd va luminare Type: don Type: IYeR ©6Ema-"---- BEGA Product: Desig oasigne,iocldfmr BEGA Product: eadccEbd,d��t7aaAC>E;_ _-._-,'�_,-.. _ Project: tionshti>9ingasmiei,.-al,hde Lqe tdostaaderror antl ezl=riot Iccadrons featuig a syrtntslrcal vnde treant fight disir8wtba. Materials Project: I: Modified: Lurttr too houshg ecnsWcted of die-cast msr ue grade. copper free (50.3% rapper coated) A360.0 d -bum e y Modified: Product data Sheet Clea sal etess ---- Toa{ - --- ISG) D9i4; 3t flefledor made ofpue arab ed duni,um ---- lWaa ApldiwUm tlu:kadad 'u9Eu r`aKK rm tf9h tempaetma 0X-+na gasket LEDrecK:�.va8Em5uie rn+da a ca ae5s_tad. Sta i.es cast -- darr�ps AYnd,vuanOnaFzdatrg, parFi9 ab C.ft Mounleddriver andomm ccastmcicd ofe TI— de tr9 ruettM NRTL fisted to Neth Ameken Standards, suited. for v. 5t lotons T.e&Qsrmsaa W4uraa'-.abls Prolr.Wo etes5 IP65 Weight:0 Sibs ern earyhtaabaai C to Ga td*.' C amnf sv,Vq .dd.lsa&igM`7. ElecMcal Fauat3saaaf:nwa's madsamrsxre OpOrazing wlt.g. 120-27NAC or 1M* ka erh-Li tel leoan rw>Sr9-a MIrMan Start tempaeture 110-C a'ed. ID Imode!o"suage 421V Pmfu d6FcdP00o System _"Z. 6W lrodndrCra madad �sia5eslaH Conkalal"ti, C-10Vd'smtaMe sled9aoa_1 f=-Ol Cdcrredmingidex Ra>90 Seeley mss, 1M lundr+3}e lumens 299 lwnens(,VxFq S-`mmg 'tea Wetm. m T.- °0 >500,000h(L70) E+srsssd gx�tnjo ta0mn Wstme.t Ts=2,'C 169,000h(LIO) Rec+ d_yu, repy5d 125mm LEDcolor twupmelura 11evj Lsadie-ai Musrg My x`.emMo vee`seray%d 4As 03500K -Prodm number+K4 03500K - t caNe1 CA a rmais 3rapty wMa tP tootoS mm ma>'.3: 1,6° Roduct rrmher+K35 ❑2000{ - Product rtxnbcr+K3 Cam tt'ry senid 2.6' 132700K -Prod inanlnr+K27 BEGA can supply lou v.ith atA so% LED Matesmaurt111add. for up to EuU, nsldxl<rarvrsron LED220.2i0V 9Nie Of LED lultin®les • Ee9 tvde for details 20 yaar3 etlBfihe pudvn's a3tl Eddydbe 1 P'aeCtMda ,P65 Finish Ld#Ugh1 dp91x1r.y,;.st „alsjets Ali 6C-CFl Msee. s are matte, leztured polyester ponder coal Swlh rrPxtso-n9tn6c10 zi r hmCc:i 3.1 lyd INRnNIm 3 mF tlticatB55. Av,amala &­ LBtad12Ut7 ❑tYlit Al-f)i ❑RAL: Is <20jotEe Kia® -Sate;'. A 0 aroure(BRA 0Sgver ISLW 0CUS: CE -c f_tym Modndng Opu.. S/aght.l0}g F, CP CeTrg Pan N.odAawmicic4xa0aga 2.1W DanS�a Nn L Y Waa.9e 34 W Rated terpea!ua 4=25`0 k hwd_vmdua 3330! BEW 1000 BEGAYhy, CammtM •G930f3 (emsisea-0533 tlfoPEcg. ascan e,a.av<-e�B�t ora.ave-�a>r+e•nacre+r>ssawe,e.ntrwm�=a=aa,o•va,e.,tv,+pvne•+pari term.a�wrk..+x�ur=a.,wt�.m¢,o..aua Vd,�6us•.a ucnaa FIXTURE A- BEGA 88649,39" TALL BOLLARD AG70.1! ig�Gey Cv1t :. Tamum W 4• la C.OdLi. W.odd3A°I°r°�t¢0tt al- VISALIGHTING Typn:, � Pept �_ Y,et•�omh. iw.•.75®f+v:b, ' fie! deed Ha> 30:9 dw�an 6r,d Fdt� LID030YdiG Amtisd ls+sp5rahre L=25 °C C.d. mini _-- I- Near - _- - - ----" - -- - - IYeR ©6Ema-"---- SAME 0nm4 601,10151 iuv_lr Ltmisare6ar5Wv' i / eadccEbd,d��t7aaAC>E;_ _-._-,'�_,-.. _ __ __ _ � __ _•i -az 370=K-1-70850 6W{-8 Iat3r6�xtt--4133',�3D7}ay.:>e L'1x-.z-icaslG^ at:3_cF rr.;::.,:da:da> 1'x010:0 I: Wro - - _- ---- Toa{ - --- ISG) D9i4; 3t HR. d� t W •1-10141 -+ )!0.Y __- M ---- lWaa 'u9Eu r`aKK rm s3 Ld0(41 I eox 2M eulsm:vbe>o:ce,n leteh>,.e1,FlwbeRM ' idgli duly m`esa[o>b du4g d,edey. W. ed. M.� O.t•� Y It• a`hcrl 6 H' (31d J C- E 159002 GMAL'v 18101E P gl . 10LB Erse MV001 Gast MFR Media e0A tri Mta Cann GM -I-aAM MBA AAG 4,. IA Eal<£Se GA GRia$is oin (Id8 - TW016 LdctNs> OOTIpNT_{+[Spb sa7&�dTa-+�.:___-- - - •. _ _ __�-. ____.-_ AC'Pc+re2S--yryto%t2gs� vdF>l5gse.,c,00h_ Cyra> F6 PeiJxaeta4i}rByp.y>�,+g egb krs Ery -es tOh/Jq,?94s%nid.ti 0h3�lgeerd ce!u iXPs - i� NO 17S_ah,,d S•kaAtvr , e00.768 VaA _ Ywl�{.srg tan - - -_ - .__P-1. FIXTURE D- VISTA OW 9729 M_ LE0receaxic_«dovm60M,K_* t:_m, _ LEn g A 6a022 4.2W 81` 3:6 2114: ral�na,,e BEGA 1000BEGAWry,Camabarb,CA03013(005)681-0533 I00aboi n.can otm-�.w�YJji 'rhx+YP-�eeeive m,v¢awu+e:Ha.1,rtn..0.vo--e0+ew�YeV=<mcwPae.�-elmd[er.,tsr.,aearcxraaaeea v+a<mmvsem.P�.ix ntY+e Nru,s F/XTURE B- BEGA 55922, WIDE BEAM n1 EL CAPITAM" FRONT VIEW •AAl`GP 'BIE1F'GP 'CGP WpPTOETM 1-j., SIDE VIEW -- ____ I""'.': i•* •iii 1 i � I 11) �Y :I I rvu<pdhc3�L') SPECIFICAT!_770N5 rte. KK>y�-,P�-••��•� sm.--.at a`tt��tmy,�men,.arumr :ya,utna i"a'��n.•<a t><-roe=.,ut•e, .m at.:°a _ "'.:� Asa ,v a vi t:v �rxa.+„ enr.rn tx>�v w,n est , -a,.a. t.v n t• tam.,+ ,. s eF6�,r`,':„`'4>taeoaq>.sreaaaad°at�. e�e�� �t rtvuu>>- na <eete yen <.,.isstiwsa <u rx<anae.�.:sa bb e<��e ��C>Ll'eGbM1�m rnr yd! -S[e�etltni�' vYtetAi'Lz<n�ev�Yre�e,.'�t< � IeTrwra�a >`ut�,.e tetnwratM ,et+aSS Cw.Ii rc�.+atltStettn3to-»ner. mo fi6g>a`,tna m+�x=tv .mtt�<„am'at<.naravxw,ewxremrtinEearat 4.yna<.itsam __b aa-;Ktsu, w•nlAa.,HF:AIX �S1x14 Rimv.cw ,RYr+�,r+rfa^vv>c>'P:'t•c> .' c FaattAmia,t6naso,sez n:.rtv�, <tsq attarz ,z iliacs et"xa- rF<ze°aa�warns:n �.,`�'4�ri a�•.t ,witA.-.`weteee l.<us, r��•: �nncea.2src„atb<msaro a°b} � wau4oeb,a.@CaL.vurhryai n ia-uaHNz4abp4vy, o --+:Ox �3 P.Ut-r} Ik K.N sr7as4t:ersv Y Y avr�•:+n.' Y`aftae. >�rse datkmr„rrt�E...e,a <x,e. rsvKv„�++ :a„a,sw:teth�ifr vfal«mr avmver>a >':im•:Irrnt�,a W cayn:.vzt-aa> �xaenctgrrxt.,mta evLam vwthi"o-v.f=�iatsdrn dYratne axraR >;;"ati 4 ea taw�k_Po e4 ,eSVi is N =::.sere Ttsa,r<t>dow,3+<carl,to xaa a.,,�m.v��i+.aaFcri>,dm'a'rx n 6�w.exatr,nxx>av'aFr� r y„,a„w,�,,,ea,t�aa>Q„>ce, ra.anwlaa s:.+><va»r"a o-'st�,.s,�r.nuc-�yr,vsuo>sal> �tw+r.td�:d.>,u�aamr.ms<,xa,tw eR�ite�ceienlabtrcsxaar. krecrwr .Pelee. v<2.i,BenesN.Ye ata l.A yN> �Janyivtstatgl•G<m e4tva,gm0.V0- dt>eAtetrla,IZLmYtaet•bt b^Om! da k'° b Mr! Ctvl • -matM.=Her Waas,ry s5x�t>r>m v-aik+ra�,x'r vr,r <v� �Ara}io.w•WxaeMw trtet.w� 'a+t. mwreu<tamma°nat»n„vlt„ > etalt�ow',:"`ts;diivamio"e,-`,t mu blae>.tutues tra z4tt �Wt:>n=rryluarHMlvrt-y Ir[9 iznettLAkb ltwfYd�'Ye a < H ��BOH6� �a,,.n ✓a m.c.s-.,v E3 -K LIGHTING "Hai; P >u i e F e.v I veru. a P 5+tr, vmF nagu§tv�pan of -o4 -1a suls3aM42 Me Mo9Aed atkn rla,PrIv � K :BOOK - •o - _ u _ W 4• la C.OdLi. W.odd3A°I°r°�t¢0tt al- 2. lm 245®" LHeslme of the LEO Ir°,irr to 6n0,b� stet LunSsee6wrawvs ett.Aaltry Wein AmOi Isrpsdua L=15<0 IOm/W _az 50,0004: 1-00810 33308K4 -301>500.1AVh L70850 M01A das'gtatP. LID030YdiG Amtisd ls+sp5rahre L=25 °C Cdar leroeml0 cif malaf+g edea 4000K _d 50,W]h:LMB10 R''an 5!03.ialnmxs&lt -az 120,003R1_70850 2dlin Lu,'. 39tH rtucarrLxntdarGrtai'ref,=30 `C iuv_lr Ltmisare6ar5Wv' i / 11,2M/W _d 50,053RL908f0 -az 370=K-1-70850 DgM dbbdWlion laush emnnl s,msh rrrn1:20A/170Pa B UDA,rnir124aedvtlC ko: B10A 314rmuree B;. A: rb6pwhOs C6A: 526erinaba9 GI61 656nrtN555 33 308 <9foa IP m ArnUI No.33306 .400{K ctengxralae op[ol,a9y 39CVK 304 3000K -r reanb 4000{-MkdO tombs+K4 A -,um d.. 1047. 6mlaem'.!, sig AW afe rtsWttasfu laegnCe P'aM t tgwractrosl. FIXTURE C- BEGA 33308 LAMP & DRIVER DATA e64, e65, e66, e74 DRIVER h,ntveld> F6whrm".r orn.m6 Im.mas. ora,ts..Aaur.tr..P.r.rae DATA us.eCewra¢ a•k,5ko,-aa+�tt5 :wast ua�rxsaavtaye0n�.,�,r-2TRtse'rldbe-srq IM79 DATA L70 DATA OPTICALDATA 6NKa tat hP>tmu> renhmne Mlea Gle(a".1 6 . etlt..r.a 010 MI. onJ T05 of I,uWi Wm<ns ltrd ;: eau 3AM p 7 $a RA S^al `Ile Iaaw ttI 4:I dtedt S30A 33- 1>M 33) IAM Sglw 3,' lNtt( to a X_ U' Ill, 3 3aPx 7 .ague 1�• us6 + s ass sot o 1 taeYl 1. t[6 3ZM p T saeo 31• I'll Qi et0.lt U 50.0ro ,S' E549 FH 400(4: N a S30U b` 1211 11r e55 to I sacro ;3' ,� FS6 sooro , s ass esti AatmdtamJ - 7 40N - - - FOR USE WfTH OPTICS Ns trmsla' < pc>xu,sr:� oNt tall N:<Sw5_ 0 flOv>ia� r6P-ttaw W M Nt3w_ 54M A�II1+i scfz<Pm<Ft @•SFU n ra:,va+snr^ u -M ,urdu; rt<as:aucs sF Ta�Soi W3 Wl1e'.et• TF . SUHStY' 002 <02SeYs_ as Kc11ta- <PVs CacRst'cwsrx_ AW Adr.uthWAsv._ a vQ Cv.e,45.yaeyas+5u_ sib sw,rtaA..Ixreaasm- o dmsm- w s9•e,<6aasu- E3-K LIGHTING > W dm :. I ;, ( rib W.aM r...: Ir,.v<tr ".�;3Wrat�m> oe-g� _ala sue�sae-og FIXTURE F- BK LIGHTING EC LED E64 WFL-92 JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 yE9 ARCh C\ AL �T CII No. C-6529 * RENEWAL *. DATE: NT NOV. 30, 2019 Q• Z 9TF OP C Q. REVISIONS n URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETALUMA, CA A.P, 007361003 SHEET CONTENTS: SITE LIGHTING SPECS 7lrese dmssyrgendsa� rl sere Ne erdrrshn v �erfi'arrdr. priyArd✓e yAc A7Bras:Bdr , NoSHxLs. Use7heirolkmsaidedM rheorlgbra/ p,As7.ekq lhsyNl>raAvepamW. 4 b;M Btisn, p�4' BHoa, reuse/n ushers wIn par; LrprdiKVlb t n7hoM Me pkv' m Nen avuen7 o/1hB Ard i7ed rara,»,Anaa lne�na�oaaraa. A,�mra°ra. �ore� DATE 11,29.18 DRAWN BY SB CHECKED BY, ✓AK SCALE- AS NOTED SHEET# A501.B ► OF SHEETS ELLIS STREET VIEW JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING IN rERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332.1409 USED ARC/,,, �` 1 No.0-6529 * RENEWAL DATE: NT NOV. 30, 2019 Q qTP OF Cp4\F0 REVISIONS URBAN INFILL PROJECT LANDS OF DE CRISTO FAM IILY TRUST 109 ELLIS STREET PETAL UMA, CA A.P. 007361 003 SHEET CONTENTS., ILLUSTRATIVE STREET VIEW 7hes'a d2Wbgand4pEr� Gbiu'aelhe arMirha A.W.dN M,Pft (fl—M.'een/tlel.:eg ��. �BfieiaB(klaaBkfedfBlhegVhal slfaAxivhkh 9iaYxaiaA�ad Rao p(dl'tdb'on, wsah 8hn'e a•lBAal{/spnYrUlaQ wiVroul Nelms 8nL en mnSBM a�Nre Aio47sa: ©JemAlfon K/urAzzaJntms. MhibeOe. 1018► OATS 11,29,18 DR4 WN BY_• SS CHECKED By, JAK SCALE. • AS NOTED SHEET# A.001 L OF SHEETS JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94985 TEL# 415 332.3888 FAX# 418 3324409 �SgD ARC/,, ALLq,y /0 nA No. C-6529 * RENEWAL DATE: IP NOV. 30, 2019 Q' 2 9rF OF C Q - Kms, R E V I S I O N S N URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETALUMA, CA A.P. 007 361 003 SHEET CONTENTS: ILLUSTRATIVE COURTYARD VIEW These dewing a'M speafrcatims aie Iha e�rNsha (.wpe101-d-py jhi-fjany u ytorassoyeraa I � k. Use fheicetkmsbtcledfilhe aigGiel o Neywe apieµRepNAl pinulbhroYuftt lhenMole ofnpai{kpbWod, p--ffmI cgxsentatMeMdled (cl✓.,rv.Vlon wer.vm�m�es. w.�,noon, sofa\ DATE 11.29.18 DRAWN BY SB CNECKEO BY-• ✓AK SCALE• AS NOTED SHEET# A.602 L OF SHEETS DECKS PROVIDE SOLAR ELECTRIC ON ROOF 2 EV PARKING & CHARGING SPOTS VIEW OF ELECTRIC VEHICLE CHAPGING STATI09 JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 476 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94905 TElO 05 332.3000 FAX# 415 332-1400 �yEo ARO,Y No. C•6529 .k RENEVVAL .k DATE: N� NOV, 30,2M c 7TF 01; C"o\ o' - REVISIONS -N URBAN INFILL PROJECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETALUMA, CA A.P. 007.361003 SHEET CONTENTS: ILLUSTRATIVE EV CHARGING VIEW Pnerar9ax4�maiapeuSr+GOYu�e ma emtexAs _ ptyn.ry&MCc>3jry,YdJaryA6cYlFAYArf JAa(ct, AvY;xts. !/sBNardp re:.7ufrdmW. aiQS�! &Nki'W/A{Y/Mal kpklxY°f'�a+� pvl�rBtkrd Yw.sa&+khafBwm pnj iSFrt:'riFX�d, IixhaT mapra� wrtcen nruaif delis. WY+mrc �JeiNAfbn /OarRasodafas, br/uYac[a, ZB>Bp DATM 11.29.18 DRAWN BY.• SB CHECKED BY: JAK SCALE: AS NOTED SHEET # A.603 L OF SHEETS EXISTING PHOTO B pie EXISTING PHOTO E EXISTING PHOTO H EXISTING PHOTO C LMMMIMI f . • EXISTING PHOTO J JERRY ALLEN KLER ASSOCIATES ARCH I T E C T S ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 �,EO ARC,/ y ALL I CIA No. C-6529 * RENEWAL *- DATE: NA NOV. 30, 2019 9A OF Op\.\F0 P REVISIONS N URBAN /NF/LL PRO✓ECT LANDS OF DE CRISTO FAMILY TRUST 109 ELLIS STREET PETALUMA, CA A.P. 007 361 003 I SHEET CONTENTS: EXISTING PHOTOS w»re=ey We te/ eVL'kOnA==oaafa=. Ardx7edr. U fhnro/IsreshTledM lhem�al sifefniM.bSM YwerepieP b Re�wductrivi. pubfiaCaq fataeh while otbr part [rpiWubHed, w�7NepxYlmH mssrntot/he�d (d✓ervAlren KrerAssvdales arhrtecm, 2016\ DATE 11.29.18 DRAWN BY, SB CHECKED BY.• ✓AK SCALE. • AS NOTED SHEET# A901 OF SHEETS i SOUTH ELEVATION 1 SCALE: 1/8"=1'-0" h" { r - I 3 :1 a r a CNORTH ELEVATION SCALE.- 1/8'=1'-0" i•-'rd:a oar -r r.:<- a,i: 1 — -1 �v{1tFgiU9. b I�PDA1 =r M -I - w s �J ss _ raoo� . sa .J k �UQ rill 1 -ALI WON;- -* = C •. I _ _, �«f n - .Y.-� .� S' SWo IIio,YdFo L - 't n5 f frj� 1 rt� 'M t n � Flm51F➢Gl/S6 HLYIly :1 , rnenm�shoeewm - JERRY ALLEN KLER ASSOCIATES ARCHITECTS ARCHITECTURE PLANNING INTERIOR DESIGN 475 GATE FIVE ROAD, SUITE 222 SAUSALITO, CA 94965 TEL# 415 332-3868 FAX# 415 332-1409 \, 1J SEO ARC/, C No. C-6529 .* RENEWAL DATE: N O N V. 30 2019 e 9 Q- O O F L F CA a' RR®V I S I O N S 6vaAYGh6�t w. Aca-aR. OWEST ELEVATION `� SCALE: 1/8"= i'-0" hQe:np Horn LehL � SCALE: 1/8"= 1=0" 77—d,,e,_q nd p-A—Hans—ff. exdusrve p W&ty-dmpy 9bt0A 7A&nIC IA—W.,, AroLteds. Use the J/s/esbkiMlo fhe afgtna/ snehvwi tlheywereprepemd R cW pnbv�Gbr; re-osebl wfrde allnpe� hpvhPoRed, winrovf Ne pkr unnen avrsenf ache ArchihK (8— Kier.uswreree--. —.—k DATE Y1.29. 18 DRAWN BY SB CHECKED BY 1AK SCALE: AS NOTED SHEET# CB L OF SHEETS URBAN INFILL PROJECT _ f `42 z , �.,QMLANDS OF DE CRISTO z Imu ��� a - _ FAMILY TRUST �., ^''xz' s -"-"" "®'"` _ 109 ELL/S STREET W>�� :" - ,e -" ` ;` ° kr .> - - - PETALUMA, CA A.P. 007361 003 U y 7 I SHEET CONTENTS: STUCCO COLOR 1- BENJAMIN MOORE STUCCO COLOR 2- BENJAMIN MOORE STUCCO COLOR 3- BENJAMIN MOORE SAND BLASTED CONCRETE PERFORATED MESH SCREEN ALUCOIL METAL PANEL WIRE METAL MESH FENCE & GATE AC 24 CHARLOTTE SLATE HC 163 DUXBURY GRAY AC 6NEW CHESTNUT LOCATION: LOWER LEVEL BUILDING A, B & C LOCATION: ABOVE ENTRANCE BUILDING A, B & C COLOR: CHAMPAIGN MICA COLOR: BLACK COLOR BOARD LOCATION: UPPER LEVELS BUILDING A LOCATION.' UPPER LEVELS BUILDING B LOCATION: UPPER LEVELS BUILDING C LOCATION: MID FLOOR LEVEL LOCATION.' SITE PERIMETER AT UPPER FLOORS. BUILDING A, B & C iY-; W9 :�. vaCe� _ ,— ='1 � ...,•,,,;s<.:,,.:•::' a -+r•.. r.,._- � - .. .. . . .. ...._ _ i4' 6vaAYGh6�t w. Aca-aR. OWEST ELEVATION `� SCALE: 1/8"= i'-0" hQe:np Horn LehL � SCALE: 1/8"= 1=0" 77—d,,e,_q nd p-A—Hans—ff. exdusrve p W&ty-dmpy 9bt0A 7A&nIC IA—W.,, AroLteds. Use the J/s/esbkiMlo fhe afgtna/ snehvwi tlheywereprepemd R cW pnbv�Gbr; re-osebl wfrde allnpe� hpvhPoRed, winrovf Ne pkr unnen avrsenf ache ArchihK (8— Kier.uswreree--. —.—k DATE Y1.29. 18 DRAWN BY SB CHECKED BY 1AK SCALE: AS NOTED SHEET# CB L OF SHEETS