HomeMy WebLinkAboutMinutes 02/25/1997I CITE' OF PETAL UMA
2 PLANNING COMMISSION MINUTES
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REGULAR MEETING February 25, 1997
CITY COUNCIL CHAMBERS 7:00 PM
7 CITY HALL - PETALUMA, CA
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9 Commissioners: Present: Bennett, Maguire, Thompson, vonRaesfeld, Wick *; Absent:
to Feibusch, Rahman
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t2'. Staff. James McCann, Principal Planner
13 Hans Grunt, Assistant Planner
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15 Chairperson
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IS PLEDGE OF ALLEGIANCE.
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20 APPROVAL OF MINUTES: Minutes of February 11, 1997 were approved as printed.
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22 PUBLIC COMMENT: None.
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24 DIRECTOR'S REPORT: Planning Director Tuft is recovering from surgery and is doing well.
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.26 COMMISSIONER'S REPORT: Commissioner Bennett - Reports that Central Petaluma
27 Specific Plan is moving forward - Scope of Services has been finalized and will be referred to the
28 City Council for approval.
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30' CORRESPONDENCE: Memo from staff regarding Willow Glen.
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32 APPEAL STATEMENT: Was read.
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34 LEGAL RECOURSE STATEMENT: Was noted on agenda.
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'17 NEW BUSINESS
PUBLIC HEARING
1. WILLOW GLEN SUBDIVISION; WILLOW GLEN PARTNERS; 68 +/- ACRES;
EAST OF SONOMA MOUNTAIN PARKWAY AT CHEHALIS DRIVE; AP NO'S
42 136 - 080 -009 AND 010 (hg).
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44- Request for recommendation to City Council for adoption of a _Mitigated Negative
45 Declaration, approval of a Rezoning of the site from Agriculture to Planned Unit
46 Development (PUD); PUD Development Plan and Development Standards, and a
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Tentative Subdivision Map to create 241 single - family lots, a 4 acre Public Park; 10.8
acres of Open Space, and various public rights -of -way.
Assistant Planner Grunt presented the staff report.
The public hearing was opened.
SPEAKERS:
Commissioner Bennett - Asked about the purpose of the General Plan High Amenity
designation; is this portion of the project compatible with other High Amenity projects,
specifically Kingsmill?
Commissioner Wick - Questions regarding compliance with density range of limits.
Commissioner vonRaesfeld - Questions regarding density and the standing of the "mitigated
plan". `
Principal Planner McCann - Clarified the purpose of the "mitigated plan" and the formal plan
being considered.
Commissioner Maguire - What do High Amenity lots offer other than larger lots?
Assistant Planner Grunt - Explained the purpose /definition of High Amenity land use
designation.
Commissioner Wick - What are differences between a neighborhood park and a community
park?
Principal Planner McCann - Community parks are smaller (2 -3 acres) and serve in immediate
neighborhood; community parks are larger (4= acres) and serve a broader neighborhood area.
Commissioner Maguire - What are costs to underground existing high voltage power lines?
Assistant Planner Grunt - Minimum of $1 Million (per the applicant).
Commissioner Maguire - Questions regarding proposed circulation.
Commissioner Bennett - Questions regarding traffic impacts - will any funds from this project
(Traffic Mitigation Fees) go to Washington soundwall project?
Traffic Engineer Tilton - No, soundwall project not currently included in funding from Traffic
Mitigation Fees.
Dennis Hunter - Applicant - Compliments and thanks staff for very good effort.
Bill Fowler - Applicant's Attorney - Outstanding Initial Study and staff report; project has been
in planning stage for three years; man design advances during planning - single- loaded streets,
relocation of power lines, good compatibility wi Kingsmill; easy access through project,
excellent architecture, 18 different plans for standard homes, 9 different designs for high amenity
area: in regard to the density question, notes that 12.1 acres exist north of Lynch Creek
(recalculated) - this would allow two additional lots.
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John Thatcher - Dahlin Group, project architect - The applicant has attempted to create a series of
neighborhoods, not just a subdivision; focus on creek; entry road gives vista onto open space;
beautiful creek area; 2 1/2 street trees per lot; community neighborhood sense to project;
elimination of street - facing garages on some designs with some detached rear garages and many
front porches create community feel.
Commissioner Maguire - What type of planting is used to minimize impacts of power lines?
Sandra. Friedeman - resident of Kingsmill - Her house will back onto this subdivision - notes that
much consideration has been given to Lynch Creek, no consideration given to parking needs at
new public park - park users will park on Kingsmill streets; will there be a playfield at this park?
Assistant Planner Grunt - The design and use of the park has not been determined by the Parks
and Recreation Commission vet.
Judv Hillery - 1745 E. Madison - Questions regarding traffic impacts from this project;
subdivision will all use Washington Street access to Highway 101; what is time frame for
signalization and these new intersections with Sonoma Mountain Park-�vay? build Rainier
overpass before any more new development is allowed.
Principal Planner McCann - Nearly 3,000 new homes were anticipated in the Corona/Ely
Specific Plan area the Specific Plan and Environmental Impact Report anticipated necessary
circulation improvements to accommodate the build -out of the Specific Plan area; signalization
of these new intersections is not anticipated (not warranted).
Traffic Engineer Tilton - Two intersections on Sonoma Mountain Parkway (one is E. Madison)
are evaluated annually for signalization (does not presently meet signal warrants); traffic for this
project was evaluated using 9 -10 vehicle trips per house per day - additional traffic load of 220
cars at peak hours is anticipated - not a significant increase.
Vivian Bauer - 1736 E. Madison - New homeowner - Also voiced concerns with existing traffic
patterns.
The public hearing was closed.
Commission Discussion:
Commissioner Maguire - Shares traffic concerns (Sonoma Mountain Parkway); principal concern
with this project (and all new development proposals) is the availability of sewer capacity;
current capacity in treatment plan already exceeded, do we have sufficient capacity to
accommodate this proposal?
City Engineer Hargis - Regarding sewer plant capacity - City has been making a series of
improvements to increase capacivy to accommodate General Plan build -out.
Commissioner Maguire - Do we exceed biological loading capacity now? Have improvements
given us more capacity?
City Engineer Hargis - By end of summer, 1997 we should be in good shape regarding treatment
capacity ( years of historic growth) with improvements in place and planned; this project can be
accommodated.
Commissioner Bennett - Traffic concerns; questions regarding growth control allotment system -
only 500 homes can be built each year.
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2 Principal Planner McCann - Discussed Growth Management System; maximum allotments have
3 not been reached in the past several years; projects are phased to create no more than 100 units
4 per year.
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6 Commissioner vonRaesfeld - How was density /yield identified in the Corona/Ely Specific Plan
7 arrived at?
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9 Principal Planner McCann - Discussed density issues and the Specific Plan.
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11 Commissioner Wick - Development north of Lynch Creek needs to be reduced by 2 units (lots
12 241 and 214 should be eliminated) 26 maximum units to be consistent with the General Plan.
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14 Commissioner Maguire - Agreed, two lots should be eliminated; questions regarding timing of
15 build -out.
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17 Principal Planner McCann Phasing tied to allocations (project has allocations for 75 units per
18 year); applicant indicates no homes will be occupied this year.
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20 Commissioner vonRaesfeld - Are fencing questions a SPARC issue?
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22 Principal Planner McCann - Fencing will be low -key to provide some barrier to reduce access to
23 the creek: fence design should be left to SPARC.
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25 Commissioner Thompson - If north portion of project is 12 acres. can we allow 28 lots?
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27 Commissioner Bennett - Would prefer to deal with this as a 10 -acre parcel (as defined by the
28 Specific Plan and the application itself), supports removing nvo lots as recommended by staff
29 and required by the General Plan.
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31 Commissioner Wick - Questions regarding fencing at creek.
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33 Commissioner Maguire - Recommends that if fencing is required it should be low -key (split rail,
34 etc.) with the design to be approved by SPARC.
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36 A motion was made by Commissioner Bennett and seconded by Commissioner Maguire to
37 recommend to the City Council adoption of a Mitigated '-Negative Declaration, approval of a
38 Rezoning from Agriculture to Planned Unit Development; approval of PUD Development Plan
39 and Development Standards and a Tentative Subdivision map to create 241 single - family lots, a
40 4 -acre public park, 10.8 acres of Open Space, and various public rights -of -way, based on the
41 findings and subject to the mitigation measures and amended conditions listed below:
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43 Commissioner Maguire: Yes
44 Commissioner Bennett: Yes
45 Commissioner Feibusch: Absent
46 Commissioner Rahman: Absent
47 Commissioner Thompson: Yes
48 Commissioner vonRaesfeld: Yes
49 Chairman Wick: Yes
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51 Pursuant to Section 66020 of the California Government Code, the applicant/developer has the
52 statutory right to protest development fees, dedication and reservation requirements, and other
53 exaction's included in this project approval as follows:
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1.
The following fees must be collected prior to issuance of building permits:
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Park and Recreation Land Improvement Fee S3,818 per unit
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2.
The following fees must be collected prior to Final Building Inspection or Certificate
of Occupancy:
Water Connection Fee (Zone # 4) $3,110 per unit
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Storm Drainage Impact S 426.53 per unit
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Community Facilities Development Fee S 784.58 per unit
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Traffic Mitigation Fee $3,007 per unit
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Sewer Connection Fee 52,550 per unit
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3.
The following fee must be paid directly to the School District prior to issuance of
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Building Permit:
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School Facilities Fee (Amount Determined by School District)
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4.
In -Lieu Housing Fee of $2,400 per unit (typically collected through escrow).
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Corona Ely Benefit District (Assessment to be determined pursuant to Resolution No.
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92 -302 N.C.S.).
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Findings for Mitigated Negative Declaration
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1.
An Expanded Initial Study has been prepared for the Willow Glen project, and proper
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notice provided in accordance with CEQA and local guidelines.
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2.
Based upon the expanded Initial Study and comments received, potential impacts could
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be avoided or reduced to a level of insignificance by mitigation measures attached as
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conditions of approval. There is not substantial evidence that the Willow Glen project, as
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conditioned, would have a significant effect- on the environment.
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3.
A monitoring program has been included to ensure compliance with the adopted
mitigation measures for the Willow Glen project.
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4.
The Willow Glen project does not have potential to affect wildlife resources as defined in
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the Fish and Game code, either individually- or cumulatively, and is not exempt from Fish
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and Game filing fees.
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5.
The Willow Glen project is not located on any Hazardous Waste List compiled by the
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State pursuant to Section 65962.5 of the Government Code.
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2 6. The Planning Commission reviewed the Initial Study/Negative Declaration and
3 considered the comments before making a decision on the project.
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5 7. The recorded proceedings of the decision is available for public review at the City of
6 Petaluma, Planning Department, City Hall, 11 English Street, Petaluma, CA.
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8 8. Potential circulation impacts resulting from development of the Willow Glen project, as
9 conditioned, will be adequately mitigated through: improvement of the Sonoma
10 Mountain Parkway right -of -way including dedication of additional right -of -way, and
11 integration of two new intersecting streets for access to the southerly portion of the
12 project; provision of a street connection joining the northerly portion of the project in
13 with existing streets purposefully "stubbed" for this type of connection; and a system of
14 interior streets adequately designed to meet the anticipated traffic volumes. The project
15 will also achieve implementation of pedestrian and.bicycle links (including a primary link
16 from the existing path on Sonoma Mountain Parkway to the existing path in Prince Park).
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18 9. Potential drainage impacts resulting from development of the Willow Glen project, as
19 conditioned, will be adequately mitigated by providing stabilization measures to the
20 banks of Lynch Creek, long term maintenance of the hydraulic capacity of Lynch Creek.
21 the installation of drainage improvements designed to City and Sonoma County Water
22 Aeencv Standards to prevent erosion at storm drain outfalls into the creek., and to
23 preclude lot -to -lot surface runoff.
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25 10. Potential impacts to the riparian habitat within and adjacent to the Lynch Creek corridor
26 will be adequately mitigated by maintaining a stream buffer zone (increased setbacks
27 from native vegetation to improvements), and implementation of a restoration and
28 monitoring plan including: native planting plan: and implementation of erosion control
29 measures during construction in conformance «ith the requirements of the California
30 Department of Fish and Game, California Regional Water Quality Control, and, if
31 deemed within their jurisdiction prior to issuance of a grading permit, the U.S. Army
32 Corps of Engineers.
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34 11. Potential noise impacts to existing residents and future residents of the Willow Glen
35 project and surrounding neighborhoods will be adequately mitigated by the restriction of
36 construction hours; construction of homes along Sonoma Mountain Parkway, will be
37 constructed appropriately to conform with acceptable noise levels per the General Plan;
38 and a recorded notice will be required to ensure that proper disclosure of potential noise
39 impacts is provided to potential buyers of homes adjacent to Prince Park, Sonoma
40 Mountain Parkway, as well as an avigation easement to be recorded with each lot within
41 the project to advise potential buyers of the existence of the Petaluma Municipal Airport
42 and associated noise.
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44 12. Potential visual impacts of the Willow Glen project will be adequately mitigated through
45 use of compatible street, lot and building configurations /design which result in single
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loaded streets and positive (fronting) orientation of homes towards surrounding amenities
including Lynch Creek, Washington Creek and Prince Park., landscaping is incorporated
to adequately screen utility poles, and enhance views along Sonoma Mountain Parkway.
Mitigation , Measures
All mitigation measures as specified in the Initial Stud for the Willow Glen project are herein
incorporated.
10 Findings for Rezoning to Planned Unit District
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12 1. The proposed Amendment to Zoning Ordinance'No. 1072 N.C.S., to classify and rezone
13 Assessor's Parcel No.136 -080 -009 & 010, known as the Willow Glen project, into a
1�3 Planned Unit District (PUD) is in general conformity with the Petaluma General
15 Plan/Corona/Ely Specific Plan because it integrates important design features specified,
16 including: significant Open Space habitat/corridor along Lynch Creek, the addition of a
0 four acre public park, appropriate design of streets and pathways for public use. and a
18 broad range of admirable house designs contributing to attractive streetscapes.
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zo 2. The public necessity, convenience and general welfare clearly permit and «ill be
21 furthered by the proposed Amendment to the Zoning Ordinance, classifying and rezoning
22' the Willow Glen property, because the project, as conditioned, includes Development
23 Standards /zoning regulations appropriate for the protection and promotion of public
24 health, safety, morals, peace, comfort. convenience, prosperity and general welfare of the
25 residents of this development and the general public.
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27 3. The requirements of the California Environmental Quality Act (CEQA) have been
28. satisfied through preparation of an Expanded Initial Study /Mitigated Negative
29 Declaration to avoid or reduce to a level of insignificance, potential environmental
30 impacts generated by the proposed Willow Glen project.
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32 4. The portion of Lynch Creek traversing the project site has by Ordinance N.C.S..
a� previously been rezoned to Flood Wa-y and Flood Plain Combining District.
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35 Findings for Approval of the PUD Development Plan and Standards
1. The proposed Willow Glen project is proposed on property which has a suitable
relationship to one or more thoroughfares (Sonoma Mountain Parkway), and that said
thoroughfares, with the improvements. herein required including a bike path, and
o pedestrian bridges across Lynch Creek, are adequate to carry any additional traffic
41 generated by the development.
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43 2. The plan for the Willow Glen development presents a unified and organized arrangement
44 of buildings and service facilities including: a bike path, two pedestrian bridges across
45 Lynch Creek, and pedestrian access to Prince Park, which are appropriate in relation to
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I adjacent or nearby properties, and adequate site design, landscaping and screening is
2 included to ensure compatibility with surrounding uses.
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4 1 The natural and scenic qualities of the site are protected through conditions of approval
5 including: provision of substantial setbacks of improvements from vegetation in and
6 along the Lynch Creek corridor; dedication of Open Space, incorporation of a four acre
7 public park adjacent to Lynch Creek, design of single loaded streets for public access and
8 views of the Lynch Creek corridor, Washington Creek corridor, and Prince Park
9 (including the Sonoma Mountains further to the east); incorporation of a pedestrianibike
10 path adjacent to the north edge of the Lynch Creek corridor which links an existing path
i l along Sonoma Mountain Parkway to an existing path in Prince Park (including two
12 pedestrian bridges for direct access between the north and south sides of the creek);
13 landscaping, sidewalk and privacy wall improvements along Sonoma Mountain Parkway
14 which constitute the southern gateway to the Corona/Ely planning area; and Design
15 Guidelines and Development Standards regulating appropriate /attractive house designs.
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17 3. Adequate public and private spaces have been designated on the Willow Glen PUD
18 Development Plan, through the proposed and required dedication of land for a four acre
19 public park, the requirement to construct an off street, public bike path extending through
20 the site from Sonoma Mountain Parkway to Prince Parkland Urban, and through the
21 design and improvement of the individual private lots (having usable front, side and rear
22 areas).
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24 4. The development of the subject Willow Glen property in the manner proposed by the
25 applicant, and as conditioned to control storm drainage, dedicate open space and a park,
26 ensure appropriate development within the municipal airport's transition zones including
27 notification for future property owners of airport activity, and provide appropriate
28 circulation for both vehicles and pedestrians. «ill not be detrimental to the public welfare,
29 will be in the best interest of the City and will be in keeping with the general intent and
30 spirit of the zoning regulations of the City of Petaluma, with the Petaluma General Plan
31 and Corona/Ely Specific Plan, and with other applicable plans adopted by the City.
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33 Conditions of PUD Development Plan and Standards
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35 1. All mitigation measures adopted in conjunction with approval of the Mitigated Negative
36 Declaration for the Willow Glen project are incorporated herein by reference as
37 conditions of project approval. -
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39 2. All conditions of the Tentative Subdivision Map approved for the Willow Glen project
40 are incorporated herein by reference, and shall be enforced, as applicable, with the PUD
41 Development Plan.
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43 3. All conditions of the Planning Department shall be met, including:
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a. Two lots (Lots 214 and 241) must be deleted from the northern, portion of the
site, for a total of 26 Suburban High Amenity Lots, to be consistent with the
density- limits of this designation area and to achieve conformance with the basic
density limits of the General Plan, prior to application , for SPARC review of the
PUD Development Plan.
b. The Development Standards shall be amended to include the following provision,
prior to application for SPARC review: "For all properties abutting the parkway,
all buildings shall have a 30 -foot minim setback from the right of way, and
structures shall not exceed one story or 15 -feet in height at this setback line. An
additional one foot of building height shall be permitted for each additional added
foot of setback. However, the total height of any buildings abutting the parkway
shall not exceed 30 -feet. The PUD Development Plan shall be revised to ensure
that the position of proposed homes on lots adjacent to the parkway comply with
these setback provisions, prior to application for SPARC review.
C. The type of improvements to be incorporated into the park shall be reviewed and
approved by the Recreation Music and Parks Commission prior to application of
SPARC review of the PUD Development Plan.
d. The PU Development Plan Project Mix (lot numbers. Plan number, elevation
style and color scheme) shall be corrected to conform with any redesigned lot
configurations and/or lot numbers pursuant to all conditions of approval, prior to
application for SPARC review.
e. The final content and composition of the Guidelines shall be subject to SPARC
for review and approval prior to final map approval. Additionally, the following
changes shall be made to the Guidelines prior to submittal for SPARC review:
Section 1,4.1 on page 5 shall be amended to omit reference to any reimbursement
or credit for land and/or improvements within the "Lunch Creek, Open Space
Corridor'. This correction is recommended inasmuch as the referenced area -wide
finance mechanism was never instituted for such costs and since there is no
obligation of mechanism in place to reimburse a propem- owner for the dedication
of land designated as Open Space.
Section 1.8, Prohibited Uses (pp. 8 & 9) shall be amended to omit subsections 2,
5, 6, 7, 9, 10, and 12. Staff finds these restrictions to be inappropriate in the
zoning document. The intent of many of these restrictions may be addressed
through existing provisions contained within the Petaluma Zoning Ordinance
and/or Municipal Code. Further, these types of restrictions are typically
established and enforced through private Covenants. Conditions and Restrictions
(CC &Rs).
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I Section 1.9 should be reworded as follows: Uses not specified herein shall be
2 subject to determination by the City of Petaluma Planning Director and/or City
3 Zoning Ordinance codes as applicable to the R -1 zoning district, and where
4 applicable, on a lot by lot basis, to the closest standard lot size e.g. R -1 6,500, R -1
5 10.000 etc. `
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7 For easv reference in future, Sections 1.5, 1.6, 1.7, 1.8, and 1.9 should be
8 relocated/included within the Development Standards, Section 3.
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10 The Development Timetable, Section 4, pp. 16 shall be updated prior to SPARC
11 review.
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13 f. PUD Development Plan including all improvements along Sonoma Mountain
14 Parkway pursuant to the adopted parkway guidelines, including: gateway
15 treatment, sound/privacy wall, landscaping, sidewalk location etc. shall be
16 reviewed by SPARC prior to approval of the Final Map and improvement
drawings.
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19 g. A reproducible copy of the final SPARC approved PUD Development Plan and
20 Guidelines for Development (book) shall be submitted to the Planning
21 Department prior to Final Map approval (first phase).
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23 h. The plans submitted to the Site Plan and Architectural Committee shall reflect the
24 conditions of approval and/or mitigation measures imposed by the City Council.
25 The "mitigation plan " prepared by the applicant and presented to the Planning
26 Commission at their February 25, 1997, meeting generally reflects the
27 recommended conditions of approval /mitigation measures and should be the basis
28 for plan revision.
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30 4. All requirements of the Building Division shall be met, including:
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32 a. Grading must be certified when completed to indicate compliance with approved
33 plans and will be required for occupancy.
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35 b. Where ground slopes greater than 1 on 10, foundation shall be stepped per
36 Uniform Building Code 1806.2.
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38 C. Soils with expansion index greater than 20 requires special design foundation per
39 Uniform Building Code 1803.2. `
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41 d. All roofing shall be "B" rated or better per Ordinance No. 1744/1988.
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43 e. Show site drainage and Grading topography.
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45 f. Indicate all utilities on site plan.
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1 g. Responsible party to sign plans.
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3 h. Submit soils report to verify foundation design.
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i. Plans must show compliance to 1994 UBC. LTC, URIC, and 1993 NEC. Plans
must also show compliance to current Title 24 Energy Code.
j. Provide structural calculations for all non - conventional design items.
l0 k. Demolition permit required to remove any structure.
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12 1. Abandonment of water well or septic system must be done under permit from
U County of Sonoma Public Health Department.
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15 M. Indicate location of soundwall (public propem ).
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17 5. The applicants /developers shall defend, indemnify. and hold harmless the City or any of
18 its boards. commission, agents, officers, and employees from any claim, action or
19 proceeding against the City, its boards, commission, agents. officers, or employees to
'20 attack. set aside, void. or annul, the approval of the project when such claim or action is
21 brought within the time period provided for in applicable State and/or local statutes. The
22 City shall promptly notify the applicants /developers of any such claim, action. or
23 proceeding. The City shall coordinate in the defense. Nothing contained in this
.24 condition shall prohibit the City from participating in a defense of any claim, action, or
25, proceeding if the City bears its own attorney's fees and costs, and the City defends the
26 action in good faith.
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28; Findings for Tentative Subdivision Man
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30 1. The proposed Willow Glen Tentative Subdivision Map. as conditioned, is in general
3 conformity with the Petaluma General Plan/Corona/Ely Specific Plan because it
32 integrates important design features specified. including: significant Open Space
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habitat/corridor along Lynch Creek, the addition of a four acre public park, appropriate
34 design of streets and pathways for public use. and a broad range of admirable house
35 designs contributing to attractive streetscapes.
" 37 2. The proposed Willow Glen Subdivision, as conditioned. is in general conformity with the
' 38 standards and intent of the PUD and Flood Wav and Flood Plain Combining Districts.
ay 39 and other applicable provisions of the Petaluma Zoning Ordinance.
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J. The proposed Willow Glen Subdivision Map, as conditioned, is in general conformance
with the Petaluma Subdivision Ordinance and other applicable provisions of the Petaluma
Municipal Code.
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45 4. The requirements of the California Environmental Quality Act have been met through
46 preparation of an expanded Initial Study and adoption of a Mitigated Negative
7 Declaration. to avoid or reduce to a level of insignificance, potential environmental
48 impacts of the Willow Glen Subdivision.
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2 5. The Willow Glen Subdivision has met all requirements of the City of Petaluma
3 Residential Growth Management System, as specified under Chapter 17.26 of the
4 Municipal Code.
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6 Tentative Subdivision Map Conditions
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8 1. All mitigation measures adopted in conjunction with approval of the Viitiaated Negative
9 Declaration for the Willow Glen project are incorporated herein by reference as
to conditions of project approval.
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12 2. All conditions of the PUD Development Plan T et A ti ye S ; 45k)ft `lap approved for
13 the Willow Glen project are incorporated herein by reference, and shall be enforced, as
14 applicable, with the Tentative Subdivision Map
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16 3. All conditions of the Planning Department shall be met, including:
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18 a. The entiFe Lynch Creek Op corridor, proposed to be dedicated by the
19 developer, shall be dedicated in its entirety as public Open Space as reflected on
20 the Tentative Subdivision Map with the first Fin Map (-Ph
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22 b. A reproducible copy of the Tentative Map, submitted to the Planning Department
23 on March 8, 1996, shall be submitted to the Planning Department- prior to Final
24 Map approval (first phase).
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26 C. All street names must be approved by the Street Naming Committee prior to
27 approval of the Final Llap (each Phase) andlor improvement draticings.
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29 4. All conditions of the Engineering Department shall be met, including:
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31 A. Street Improvements:
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33 (a) The Amber Lane right -of -way width shall be 44 -feet. This width shall
34 provide a 5 -foot sidewalk, a 6 -foot planter strip, a 7 -foot parking area, two
35 9 -foot travel lanes, a 3 -foot shoulder to the curb, and 5 -feet to the
36 boundary line to provide space for the proposed power line relocation.
37 Provisions shall be installed to assure parking will not occur on the Prince
38 Park side of Amber Lane.
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40 (b) The median island noise shall be moved back to be in line with the curb
41 returns on Lynch Creek Lane at Sonoma Mountain Parkway and at Chase
42 Lane. Additionally, the median island within Lynch Creek Lane shall be
43 increased to 6 -feet in width face -of -curb to face -of -curb to provide the
44 City's minimum 5 -foot landscaping planter width. The pavement widths as
45 shown on this 74 -foot right -of -way shall be 20 -feet.
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47 (c) Eliminate the roundabout at the corner of Lynch Creek Lane and Amber
48 Lane. Redesign with a curved street southerly of the existing
49 tree(s) /canopy.
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(d) Provide all cul -de -sacs with a radius of 43 -feet curb -to -curb and parking
canoes or landscaped islands (20 -foot diameter with no parking).
(e) The curb -to -curb width on Castle Drive shall transition from 36 -feet to 32-
feet curb -to -curb with a 100 4-OW foot taper at the intersection to Shaffer
Court.
' (f) Sonoma Mountain Parkway right -of -way shall be dedicated to achieve the
full 120 -foot right -of -way as required under policies 1 and 2 of the
Corona/Ely Specific Plan. A City standard 6 -foot meandering sidewalk
ltl for an arterial street shall be provided by this development across the
12 Sonoma Mountain parkway frontage (60 foot wide half street right -of -way
13 from center of the existing landscaped median).
(g) A City Standard transit bus pullout shall be provided on Sonoma
Mountain parkway at the northerly side of the intersection with Lynch
Creek Lane.
(h) Sylvia Lane shall extend along Washington Creek towards Washington
Street. This will provide access to the channel from the street across this
project's entire creek frontage, and eliminate rear /side vards backing onto
the Creek. The Sylvia Lane right -of -way width shall be 40-feet. This
width shall provide a 5 -foot sidewalk, a 6 -foot planter strip. a 7 -foot
parking area, two 9 -foot travel lanes, a 3 -foot shoulder to the face -of curb,
and 1 -foot to the right -of -way. Provisions shall be installed to assure
parking will not occur on the Washington Creek side of Sylvia Lane.
(1) All proposed streets with a curb -to -curb dimension of- 8-feet with parking
on both sides shall provide staggered driveway approaches and the
anticipated vehicular traffic shed shall not exceed 20 dwelling units.
0) Sonoma Mountain Parkway improvements shall include a vehicular left -
turn pocket southbound at Lynch Creek Lane. The existing median island
located northerly of the intersection of Chehalis Drive (ex-isting) shall be
modified to provide said left-turn pocket
B. Domestic Water Systems:
39 (a) A 12 -inch Zone IV water main shall be provided within this development
-40 as part of the Corona/Ely water main loop connecting to the existing
41 subbed -out 12 -inch main in the adjacent Kingsmill Subdivision (Castle
42 Drive), and also connecting with the existing City's pump station on Prince
Park via Amber Lane. This water main installation shall cross Lynch
Creek with an above grade crossing. The above grade crossing shall also
provide for pedestrian loading in addition to the water main loads.
C. Sanitary Sewer Improvements:
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49 (a) A 6 -inch sanitary sewer shall be stubbed out to the Prince Park site from
30: this development, at a location satisfactory to City staff. to serve future
5;1 park restroom facilities.
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53 D. All street lights within this development shall have standard metal fixtures
�4. dedicated to the City for ownership and maintenance. Special lighting
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fixtures may be provided, and may be subject to maintenance costs being
the responsibility of a Landscape and Lighting Assessment District.
Improvement plan shall show service connection points, as provided by
PG &E, and also conduit system. Prior to the City acceptance, the
developer shall verify all lights meet PG &E's LS2 rating system.
E. All utilities located on private property and dedicated to the City for
maintenance shall be contained within a 10 -foot exclusive easement, with
sanitary sewer, water and storm drain mains contained within a 10 -foot
exclusive paved easement.
F. A one -foot non - access easement shall be required along Sonoma Mountain
Parkway on the rear of all private properties backing on the parkway,
together with the side yards of Lots 16, 17, 22 and 66.
G. If positive lot drainage cannot be obtained, then all backyard drainage
control shall be within an underground pipe system with surface
catchment swales and inlets. A mechanism shall be recorded against east
property having interest in the storm drain system to assure the
maintenance of the private system.
H. The subdivider shall design the proposed power line relocation and the
underground utility distribution facilities (electric, communications, gas.
etc.) in compliance with the requirements of the local public utility
agencies. Approval by the local utility agency(s) for the design shall be
provided prior to final map approval.
I. All publicly owned and maintained storm drain pipes shall be minimum
15 -inch diameter.
J. The proposed power line relocation shown on Prince Park lands adjacent
to Amber Lane shall occur within the Amber Lane right -of -way.
K. Provide signs on all dead -end streets which have the potential for future
street extensions. The signs shall read "future street extension" and be
constructed of standard materials (i.e., aluminum, reflective sheeting, etc.).
L. Sonoma County Water Agency review and approval of the improvement
plans shall be provided prior to Final Map approval.
M. Signing, pavement delineation and markings shall conform to the latest
revisions to the Caltrans traffic control manual, and be approved by the
City traffic Engineer.
N. Improvement plans shall be prepared in accordance with the Department
of Engineering's "minimum design criteria ", "improvement plan
preparation" and standard details and specifications.
O. The developer shall comply with all requirements of the Petaluma
Municipal Code including, but not limited to, Chapter 20, Subdivisions.
5. All conditions of the Public Works Department shall be met, including:
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I a. Provide one 12 -111ch water main, one 8 -inch reclaimed water main and one 2 -inch
2' conduit extending from Prince Park to Castle Drive (subject to appropriate credit
3 or reimbursement). Tie -in locations to be determined by City Water Department,
4 prior to approval of the Final Map and improvement drawings.
5
5 b. Provide an above grade crossing for water lines connecting Prince Park to Castle
1 Drive over Lynch Creek (subject to appropriate credit or reimbursement. The
crossing structure shall provide for pedestrian loading as well as loading for the
? water lines. Water lines under crossing structure shall be ductile iron .kith
J hangers; the design shall be reviewed and approved by the Civy Water
11 Department, prior to approval of Final Map and improvement drawings.
12 `
13 6. All conditions of the Fire Marshal shall be met, including:
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15 a. Fire hydrants shall be spaced at a maximum of 300 feet apart. Location
16 and type of fire hydrants are to be approved by the Fire Marshal's office.
17
IS b. Provide emergency vehicle turn- around per City of Petaluma standards per
19 phase.
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21 C. Add as a general note to plans:
22
23 - No combustible construction is permitted above the foundation
24 unless an approved all- weather hard surface road is provided to within one
25 hundred -fifty (150') of the farthest point of a building or structure.
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27' - All fire hydrants for the project must be tested, flushed. and in
28 service prior to the commencement of combustible construction on the
29 site.
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31 d. In residential buildings less than 3,500 sq.ft. in floor area, provide fire
32 suppression system at normal sources of ignition. These areas are
33 specifically at clothes dryers, kitchen stoves, furnaces, water heaters,
34 fireplaces and in attic areas at vents and chimneys for these appliances and
15 equipment. In addition, spare sprinklers (one of each type in the
36 residence) and '�vrench shall be provided in a red spare sprinkler -head box
37 in the garage.
38
19 6. This subdivision shall participate in the Corona Ely Benefit District (pursuant to
40 Resolution No. 92 -302 N.C.S.).
41
42 7. The applicants /developers shall defend, indemnify, and hold harmless the Cit-v or any of
43, its boards, commission, agents. officers, and employees from any claim. action or
proceeding against the City, its boards, commission, agents, officers, or emplo -gees to
attack, set aside, void, or annul, the approval 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
49 condition shall prohibit the City from participating in a defense of any claim. action. or
U' proceeding if the City bears its own attorney's fees and costs, and the City defends the
51 action in good faith.
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