HomeMy WebLinkAboutMinutes 05/06/1986Not Official Until Approved
By The Planning Commission
MINUTES
( Minutes are "Action Minutes" and represent a summary
of full taped records of Planning Commission hearings.)
0) Petaluma Planning Commission May 6, 1986
co Special Meeting 7 :00 p.m.
qq City Council Chambers Petaluma, California
U
co PRESENT: Commissioners Head, Hilligoss, Libarle, Read, Serpilio *,
Woolsey
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ABSENT: None
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
* Commissioner Serpilio arrived at 7:40 PM.
The eeting was called to order at 7:10 PM.
APPROVAL OF MINUTES: Minutes of April 22, 1986 were approved with
correction notation on page 3.
CORRESPONDENCE None.
DIRECTOR'S REPORT None.
I
COMMISSIONERS' REPORT None.
NOTE: Strike -Out Type ( - - - -) = Deletion
Underline Type ( ) Addition
CONTINUED PUBLIC HEARING -
I. SONOMA HIGHLANDS, BCD /DAON CORPORATION, "D" STREET AND
HAYES LANE, AP NO. 008 - 032 -42, 008 - 049 -09 and 10, 08- 048 -5,
. and 16 (Files 11.452B, 3.304A and 6.548A) (CONTINUED
FROM APRIL 22, 1986) .
1. Consideration of Draft Subsequent Environmental Impact Report and
Response Addendums.
2. Consideration of rezoning to PUD.
3. Consideration of Tentative Map.
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Commission/ staff discussion was as follows:
Warren Salmons - brief history of project.
Commissioner Head - commented re: in -lieu housing fees, park
improvemetns.
Warren Salmons - explained conditions pertaining to above questions by
Commissioner Head.
Tom Hargis - Discussed sewer and storm water issues, gives clarification on
capacity studies in the sewer master plan.
Commissioner Hilli'goss. - Questions PUD Condition la.
Warren Salmons - Discussed height limitations.
Tom Hargis Answered questions re: water storage tank capacities.
The continued public hearing was opened (8:15PM) .
SPEAKERS: William Storm - 19 Hinman Street - Concerns re: storm and
sewage systems on B & D Streets.
Fred Fairweather - 109 Webster Street - concerns re: raising
sewer and water rates.
David Bowman - 625 D Street - read letter from Gerald Fassett
and distributed it to Commission.
Dennis Milliken - 501 Western - Responded to compromise
counter - proposal by developer on behalf of Petaluma Area
Citizens League - agreement with all but three points; 1)
size of lots, 2) amount of custom homes, 3) total number of
homes. Concerns re: flooding, sewer over -load.
Cindy Bowman - 625 D Street - (spoke for Petaluma Neighborhood
Preservation Steering Committee) - Most concerns have been
mitigated through meetings with the Director; density,
traffic and noise are not acceptable.
George Spragens - 2617 Western Avenue - Presented letter to
Committee - feels that Varnhagen property is not fully
addressed by EIR on subject of ag. lands. No improvements
have been proposed to areas along Victoria; no mention of
current zoning in EIR.
Bonnie Nelson - 312 Washington, Apt. 2 - Concerns regarding
number of low income units being built in Petaluma.
Ward Wilson - 22 El Rose - feels density is not low enough;
concerned about inadequacy of EIR.
Chuck Colton - BCD Development (applicant) - Agreed with staff
report in the interest of avoidance of further delays. Does
not feel a complete compromise can be reached by citizens
groups and BCD but feels staff has done a good arbitration
job.
Al Richards - 200 8th Street - Traffic changes are adequate,
density should be reduced.
Brian Webb - 1028 B Street - Concerns re: traffic impacts on B
Street, flooding.
Delores Lewis - 139 Hill Blvd. - Concerns re: traffic, water
pressure, flooding, sewer problems during heavy rains,
density of homes.
George Milliken - 1100 D Street - Does not feel Sonoma Highlands
project should be built.
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The public hearing was closed.
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Draft! Subsequent Environmental Impact Report
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A motion was made by Commissioner Head to recommend to the City Council
to deny the adequacy of the Draft Subsequent Envirionmental Impact Report
for Sonoma Highlands because the Scott and Varnhagen parcels are not
adequately addressed.
Motion died for lack of a second.
A motion was made by Commissioner Libarle and seconded by Commissioner
(D Serpilio to recommend to the City Council that the Draft Subsequent
Iq Environmental Impact Report for the proposed Sonoma Highlands project is
adequate as presented including addenda and should be certified and
0 approved by the City of Petaluma.
AYES: 5 NOE: 1 (Head -does not feel that the DSEIR adequately
addresses the Scott and Varnhagen
properties) .
Rezoning to Planned Unit Development
A motion was made by Commissioner Head to recommend to the City Council
denial of the rezoning to PUD because the current GP /EDP is in conflict
with the proposed PUD zoning.
Motion died for lack of a second.
A motion was made by Commissioner Libarle and seconded by Commissioner
Hilligoss to recommend to the City Council that it approve the rezoning of
AP No's 8- 32 -42, 8 -49 -9 & 10, 8 -48 -5, 19 -12 -15 & 16 to Planned Unit
District for the proposed Sonoma Highlands project based on the findings
and subject to the conditions as listed in the staff report as amended.
AYES: 5 NOE: 1 (Head -the current GP /EDP is in conflict with
the proposed PUD zoning, does not feel
findings are adequate.)
P.U.D. Findings
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1. The clustered concept plan clearly results in a more desirable use of
land and a better physical environment than would be possible under
any single zoning district or combination of zoning districts.
2. IThe PUD is proposed on property which has the ability to provide a
Isuitable r Street s acess roads); and that o said h thoroughfares will n be
adequate to carry any additional traffic generated by the development
; upon completion of the improvements to be incorporated as a part of
the PUD project, based on the traffic study in SEIR.
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3. The plan for the proposed development will present a unified and
organized arrangement of buildings and service facilities which are
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appropriate in relation to adjacent or nearby properties and that
adequate landscaping and /or screening will be included to insure
compatibility.
4. The natural and scenic qualities of the site will be protected, with
adequate available public and private spaces designated on the Unit
Development Plan, through the dedication of park land to the City or
County Regional Park System, to the City for Urban Separator and
through the designation of "scenic, development free easement" areas
to insure preservation of the natural qualities of the site in
perpetuity.
5. The development of the subject property, in the manner proposed by
the applicant, will not be detrimental to the public welfare, will be in
the best interests of the City and. will be in keeping with the general
intent and spirit of the zoning regulation of the City of Petaluma, with
the Petaluma General Plan, and with the Environmental Design Plan
adopted by the City.
CONDITIONS OF PUD:
Condition 1. The project CC & R's (conditions, covenants and restrictions)
shall be amended to add references regarding development standards which
shall become conditions of zoning approval, including:
a. Maximum building heights for cluster units: envelope 1 - 24 feet,
envelope 2 - 28 feet and envelope 3 34 feet from average exterior
finish grade to roof ridge staridarc }s- to-- he- bushed-- snect -to
appmtirai- �f-AG. Custom /semi- .custom units: building height shall
be per R -1 6,500 Ordinance- Standards
b. Maximum lot coverage for principal and accessory buildings shall be
Htnite d- to - an- area ccprivalent - to - the - def ined btriklnrg envelope as sttovwn
ors �pp�ovecP- �xrrit- �e^ �reloptnent- �rkrrr.--- �'�n�- eriveioger- shad- -a�str be
aho, i -on- the- terrtative•--&n d- final- -maps . established subject to approval
of SPARC approval.
c. Rebuilding and /or replacement of structures, including fencing, shall
conform to approved unit development plan.
d. Garage conversions are prohibited.
e. No recreational vehicles, boat trailers or disabled vehicles are
permitted in. private open parking areas or common parking areas,
except where expressly designated on the approved unit development
plan or in driveways for a time period not to exceed 48 hours.
f. Home occupations permitted subject to the regulations of the Petaluma
City Zoning Ordinance and provisions of the CC & R's.
g. Accessory structures, excluding accessory dwellings are permitted
subject to the regulations of the Petaluma City Zoning Ordinance for
accessory structures and the provisions contained herein.
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469
h. All landscaping and irrigation systems in the public right -of -way shall
be maintained through an Assessment District, shall be designed to
standards acceptable to the City of Petaluma and shall be operated by
time - controlled devices designed to be activated during non - daylight
hours.
i. Building setbacks shall be established subject to approval of SPARC
except that minimum building setback from street shall be 15 feet
except from Victoria Drive which shall be a minimum of 20 feet.
Condition 2 . Where tandem parking in front of garages occurs, the layout
shall ; be re- designed to eliminate conflicts with adjacent garage or other
00 tandem parking spaces. Where tandem parking occurs, the length of
driveway aprons shall be greater than 20' and roll up doors shall be
C) provided where lengths are 20 -22 Where tandem parking should not
occur!, driveway aprons shall be less than 5' in length.
E ni-& Eton-- 3 - --- B-u*d rrg-- env-eiepe -- setbacks -- for - - nnit� --3 raH
irr earp o r a to -thc -f oi4ewin g- �- ameiT cl �rreni.s
----- � srtvatzc cl�ers+ ter- trtiliziirg- cemrnon- parking�retr: -3 -foot. -
----- Min3mttm -srcie -p are - setback -- wherr- adjac�err - to- -&--privatz- -or- pttbH
rrgkt�f- waq-- exc- ept-; I- i` etaria- �md- lexarrclri� IJan�s t_ - sitaib - be
as -shoo - en- P4zrns }- - -I5 -feet.
Condition 4 . Minimum of five distinct, yet harmonious full exterior
architectural treatments shall be developed for each cluster unit type
proposed, subject to approval by the
Community Development and Planning Department and SPARC.
Condition 5 . On non- cluster lots on- $rewster- Ebt2rt a single plot plan and
architectural elevation design may be repeated no more than five times and
in no case side -by -side.
Condition 6 . The project is subject to review by the Site Plan and
Architectural Review Committee prior to issuance of the first development
permit (i.e. grading /building).
Condition 7 . Developer shall be responsible for installation of landscaping
and irrigation for all landscape areas surrounding or within common parking
areas' and areas visible from the street, subject to the approval of the
Community Development and Planning Department and SPARC and to City
standards or better. Such areas shall be permanently maintained by a
property owners association as follows:
All planting 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. Require
irrigation systems shall be fully maintained in. sound operating condition
with ' heads periodically cleaned and replaced when missing to insure
contiued regular watering of landscape areas, and health and vitality of
landscape materials.
Ir _ (,
Condition 8 . Recreational areas and
areas shall be fully developed before
lie and be completed prior to issuance
phase.
improvements in common open space
or with the phase within which they
of the first occupancy permit for that
G= rcHt -ian-- $.--- T rash- -en *_ *±- -RA -ancl- - mailbox-- kiosks -in
a -areas- dcd -arr& -des tined- -to- -t�-approva4 -o#
the- SPAR -& -C- o m mitt e e -
Condition 10 . Agricultural (open type) fencing shall be installed along
outer property lines and the perimeter of project where common open space
areas abut adjacent properties (except the Regional Park) and between
common open space areas and publically dedicated open space areas. Gates
and motorcycle/ vehicle barriers shall be provided at designated roadways to
prevent unauthorized access. Locations per SPARC
approval.
Condition 11. All lots siirgle- famlq- rtrnit- -pars (rear and side propert
lines ) s a 1 be fully enclosed by a-- s�ltd;- �riew-- oiscurirg- -cot --wood
fence: subject to SPARC approval.
Condition 12 . Slope stabilization and landscape screening, using a mix of
fast growing and native tree species, shall be established - in the areas
indicated on the attac+red P.U.D. Landscape Master Plan, subject to the
approval of the Community Development and Planning Department and
SPARC. These plantings will be laid out so that the end result will be
natural .groupings of trees. 8,860 seedlings will be required to fill in the
indicated tree massings. A grove of 15 gallon size trees shall be planted
by the developer around the outside of the fence surrounding the existing
City tank property to provide full screening of the tanks from view. The
City will provide the irrigation system and provide water.
Condition 13 . Offsite street tree planting along Victoria Drive to the
intersection of "D" Street shall consist of clusters of 15 gallon trees which
shall be placed, as part of Phase I improvements, along the section of the
street within the right -of -way or adjacent easements and shall be irrigated
by a developer installed drip irrigation system.
Condition 14 . T+re-- -project-- spvneor - -(-owner )-- - --2r-- bizrdi-ng
agreemeiit-w it- tke- Girp- o €- Petah=ma- prior- to- approvakvf- inai- map- �vri�ich
commits- tensor- arxt�ll- strbsegecent- o�rrn�rs•/ developers -te- the - provision
of -fourteen- +1-4}-- 2-- an-d-4- bedroom -f $milt'- rental-- urrit -a- for- iroueehokls• -with
low -in eome;- 4rn -a- -miiri urrr -of- -tn e tp -f2 9 - thirty-six- -(-a6-)--�L-a rd
3- �eclroom-- famify- rerr�l- trrrits- #er- �xnxseholds- rovitir -me Berate- incemes-- fcir-a
nrinim�rrr�f-ierr -� i{l-}-�rears.
�= 1re�lei~irrtian-roi char�nd- moderate• �rrcrome- i�ocrs�c�rc7lds- �raH- �$f}- ° a�rrd -f29a
respecfiivcly, - -of -the --C untq- -mediair- i- neome- -esitblished- -fir- the-4+U-D- -=ntral
me-diarrdrrevcne— estimates- for- orx=cna -�mntq : --- Maximeinr- rent- ienels- for -low
anei --rrroderate- izrcome- trn�ta -sf �}•-�e- establi3frec.�- rtsiYrg -a aici- i�rcome -ie- rely -aid
tie conn� for• �tYre- famfly-- size - -appropriate -for- the- �ririt- maize- �rrd- ail-vca4iorr -ef
36$- vf-- h- cttsel ld-- fnee me- -to --s ire4ter--and- -bre- -a-djtrsted-- anm:aifp- -as-- -ii -3Ds
medianinry me- -figures--a=\-- ugd ated.
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A - zn'nrimt�erry � renty -suck- vnitsslraH -ice �wrtirirr -one -q ear -after
the- first-- b- dH4ing -- permit-- is-- istided -4or- ukase- 1-, ---r- minimum- cfDerr- rdditio r
sesclr�rits- ,she.- ccnstr�cted -bef ere -or- within -one- Azar -t�f- nuance -ef -tke
first= hi din g- pertnit- 4or- -1kasc- IN- ar�- tire- €7rrai -tweet r- sucitemits- 1l- -be
eonstx tncted- -befvre --or- within orr -rear - frotrr-issttance- of- thz- 4irst- i7ui -ldirrg
permit - fer f'irase- -Td ,-- vAtfr -c omp}etiorr-of-- entire-- ommitment- prior -to -ise Dance
of- cer` ti# ±ratQ4- - crFvcctxpanzy--for�- the- iriai- twentZr- txnitg�rr gkase . --- Ialix - ef
low- rrc}- mvderate-rrc erne- �riits- req�rirecl -- wit} r - each- �rkase- sill-- paraHef -the
percentage -�f- total- yzrrits -of -each income -tyre -irrtfre- o�reraif- coenmifim�err�
Arsar r- alfierrrati -map The plan shall be revised to
eliminate the proposed apartments and the bonus density units and the
CD Project shall execute a binding agreement to pay fees per Resolution
'1 #84 -199_ er- provide -tnAts -off -- site -ureter -same- conditiorra--as-st&te-d--ai3ove.
C
6orrdrtian- 3rr -- Recreatioirgl- facilities -for- the - use - ef- residents-of- tl -€fifty
apartnre�nt-- t=its-- s-haH - -be - -develop ed-- eonztrrreYr y -- with -- tire - first- -twentp
aparterrerrt- txnit�; fio-- consist -bf ,- -butt-- net- be- -limite& -to- -ter -tot- 4ot4playS -rat el
area, irorseshicye-- pit - area, -- picnic- -area -rovith -Lmiit -irr- bar —b-- goes,-- sn�ject -to
revicvn- arrd-�gpravai- vf-- �Pt1�£
E'rorre�rtSan -fib : -- �4iterna� rte- butldirrg-- sites -der- tire- -ttnee--ttppzrmvst- �gartment
btrildtrgs- anrHvr --i rg- tine- izeigtrt-- an(i -h rdseape --,m- e�Trg-- ef- -tfre -three
upper, mo s t - btri izliYrgs - s kaiP dse - dzve}o pzri -,- �txb jest- fie- - re4rieur - ouch �rppraval - of
the - Planin Gom missicm- and --& -AR-G.
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Condition 17 . Project area lighting shall be designed to minimize effects on
nighttime views from within and around the project site. Independent
analysis by a specialist shall determine light source locations, light
intensities and type of light source prior to lighting plan design.
F,orrdZ+t3an -3$ :--- bandszage - improv'emants- sit -all-- utrlize- tine -- native-- spetie
Grc- t} -of- the- fe�anotl s -Dw*- Star•.
Condition 19 . Hours of construction activity on the Sonoma Highlands
project shall be limited to the hours of 8 AM to 6 PM, Monday through
Friday (non - holiday) .
Condition 20 . Accessing the site from the south on D Street and Western
Avenue by construction truck traffic is recommended whenever possible.
Construction truck traffic is prohibited before 7 AM and after 5 PM.
Condition 21 . All construction equipment powered by internal combustion
engines shall be properly muffled and maintained to minimize noise. Unused
equipment shall be turned off when not in use.
Tentative Map
A motion was made by Commissioner Head to recommend denial of the
proposed Sonoma Highlands tentative map because the lots /plans are not
compatible with the area.
Motion died for lack of a second.
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A motion was made by Commissioner Libarle and seconded by Commissioner
Serpilio to recommend to the City Council approval of the proposed Sonoma
Highlands tentative map based on the findings and subject to the conditions
listed in the staff report as amended.
AYES: 5 NOE: 1 (Head- feels that lots /plans are not
compatible with the area, he feels that lots
should be a minimum of R1- 20,000 in keeping
with the character of west Petaluma) .
Tentative Map Findings
1. The proposed subdivision, together with provisions for its design and
improvement, is consistent with the General Plan.
2. The proposed subdivision is compatible with the objectives, policies,
general land uses, and programs specified in said General Plan.
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the proposed density of
development.
5. The design of the subdivision and the proposed improvements therefor
will not cause substantial environmental damage, and no substantial or
avoidable injury will occur to fish or wildlife or their habitat.
6. The design of the Subdivision and the type of improvements will not
cause serious public health problems.
7. The design of the Subdivision and the type of improvements proposed
will not conflict with easements, acquired by the public at large, for
access through or use of property within the proposed subdivision.
8. The discharge of waste from the proposed subdivision into the existing
community sewer system will not result in violation of the existing
requirements prescribed by the Regional Water Quality Control Board.
9. The design of the subdivision for which the tentative map is required
provides to the extent feasible for future passive or natural heating
or cooling opportunities in the subdivision.
Tentative Man Conditions:
Condition 1 . All storm drainage improvements shall be subject to approval
of the Sonoma County Water Agency and City staff. All necessary on and
off -site improvements shall be provided by the developer.
Condition Design and construction of all public improvements and
utilities necessary to serve the project shall be subject to approval of the
City Engineer.
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Condition _ 3 . Public utility easements shall be provided to the satisfaction
of the agencies/ departments which provide the individual utilities, e.g.,
gas /electric by P.G. & E., water /sewer by City of Petaluma.
Condition 4 . All on -site private improvements,, i.e., paved areas, utilities,
drainage, etc., shall be subject to approval of appropriate City
Departments.
Condition 5 . Prior to approval of a final map for any portion of the project
whir- clrain- n�rt�rrorestwvxrcl- frnxrarr}- �eirmarr- Flat-, the developer shall pay
the storm_ drainage mitigation in -lieu fee specified in the City ordinance. for
Proj�ets--g'enera�ing- less- tbrarr�- �.-- ft:- cf- exzzss- rtrrraff
Condition 6. All grading (cutting, compaction of fill and repair of landslide
U areas ) shall be according to the recommendations and under the direct
on -site supervision of a registered soils engineer selected by the City and
paid for through developer fees all to the satisfaction of the City Engineer.
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Condition 7. Temporary protective fencing shall be erected at the drip line
of all' native trees incorporated into the final landscape plan. The fencing
shall `be erected prior to any grading/ construction activity.
Condition 8 . A complete grading, drainage, erosion control and
revegetation plan shall be submitted for access road segments from "D"
Street and Western Avenue, prior to approval of a final map, subject to
approval by the City Engineer.
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Condition 9 . The access road connection to Western Avenue shall be
completed prior to
issuance of cert-ificate --o - eecuptxr y building hermits for units in Phase II
as herein defined having -tor -uD-u-- Street. Roadway outside of
p hase : construction may consist of travel lanes, minimum shoulders
and temporary drainage improvements. su iect to approval of Citv Engineer.
Condition 10 . All street names shall be subject to final approval of the
City Street Naming Committee.
Condition 11 . Maximum cut/ fill slope shall be 2:1 and shall be sculpted to
the extent possible to blend with the natural hill forms and contour lines.
Condition 12 . All landscaping proposed in the public right -of -way shall be
installed to City standards and permanently maintained through a Landscape
Assessment District, subject to City approval.
Condition 13 . All utility boxes and transformers shall be fully screened,
subject to approval by SPARC and the Community Development Department.
Condition 14 . Prior to approval of a final map, the developer shall submit
a plan for energy conservation measures to be incorporated into the
project.
Condition 15 . Prior to approval of the final map for each phase, the
developer shall record scenic /open space easements which prohibit
development covering all open lands to be held in common by the
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homeowners association, subject to approval by the Community Development
and Planning Department and City Attorney. Limited D.development of
recreational amenities shall be permitted within these areas, subject to City
staff approval. Project C.C. &R. s shall reflect said areas as permanent open
space, ongoing use restrictions and maintenance thereof.
Condition
16 . The
developer shall
design and construct or contribute the
costs to
the City,
to City street
standards, improvements to "D" Street
between
Sunnyslope
Avenue and
the beginning of the County improved
roadway
300± feet
to the west,
subject to the approval of the City
Engineer.
Blvd.;
signalization at Sixth
and "Dl',
Condition 17 . Assessment of School District capacity by phase shall be
undertaken by the Planning Department and the School District prior to
building permit issuance for each phase to more clearly define school
enrollment levels.
Condition 18 . A second botanical survey shall be conducted by the
developer, subject to review and approval of the Planning Department, in
April or May of 1986 for the determination of rare species.
If rare plant species are discovered, the California Department of Fish and
Game would be notified. The Department would then determine the
mitigation to be implemented which could include transplanting, or
protection.
Condition 19 . A revised tentative map and PUD development plan exhibit,
incorporating all conditions of approval which can be reflected in map form,
shall be submitted within 60 days of final approval of the tentative map.
Condition 20 . Project CC & R's, signed and in recordable form, and
homeowners association bylaws shall be submitted 60. days prior to approval
of a final map and subject to the review and approval of the Community
Development and Planning Department and City Attorney. Project CC & R's
shall be signed and recorded with. Final Map. City shall become a party to
C.C. &R. s, making amendment subject to City approval.
Condition 21 . The developer shall submit a plan for on -going routine
pr- irate- -str-eet-gel parking area cleaning prior to issuance of the first
certificate of occupancy and subject to the review and approval of the
Public Works Director.
Condition 22 . Lots shown to include portions of common parking areas or
landscaping areas abutting common parking areas shall be redesigned to
make lot lines coincide with building walls or fencing which surround said
common parking areas. Garages are excepted; a 1 foot setback may be
maintained.
Condition
23 . Prior to the
issuance of the first
building
permit, the
developer
shall contribute to
improvements
to "D"
Street
- including
repaving
on "D" Street from
Sunnyslope to
Petaluma Blvd.;
repaving on
Western Avenue from Hill Drive to Petaluma
Blvd.;
signalization at Sixth
and "Dl',
and "B" at Petaluma
Blvd. - in an
amount
of money
based upon
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475
the project's prorated share of the traffic using said streets as identified
in the° Draft Subsequent Environmental Impact Report.
Condition 24. The developer shall provide any necessary improvements at
the "' D' Street and Western Avenue intersections with Victoria Drive to
accommodate adequate turning movements or acceleration/ deceleration lanes
subject to approval of the City Engineer.
Condition 25 . Mitigation measures addressing soils, geology and siesmology
shall be incorporated as set forth on pages 3 -84 through 3 -86 of the project
EIR pertaining to soil compaction, vegetation preservation, erosion control,
geotechnical site investigations, sediment retention and drainage.
q;T FIRE 'MARSHAL's TENTATIVE MAP CONDITIONS
U Condition 26 . A program for weed and grass abatement in open space areas
CO shall be provided subject to City approval.
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Evrrcl3tion 2� --- A�ulti- tarrri�q- strt�ztures- in- exzesa -of -� 999 - square- feet -ef -total
fkmr- -&re-- required- to- htmre--�- sprinkler-- system:-- -T-hese- nrrita- may -3raroe
4- }roirr- nzrrpen -e-tr - block- fire -wall- w434L - parapets- to-- separate- htrildimgs
irrtcrre-as of- �,$4L}- square- fed,- z�ess-
Etrrrctition- 28 --- A+hrlti- fami�ip- strurtures= repairs- fire�riarrm- systems -
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6orrc�ttian - -3� :--- z4--- cnb - de - sac-- or-- afterirste-- ttrrn aronnt}-- - lmiit -- to - - Fri�p
staredat- ds-s-kaH- 47e-- regttired- -at -A+re-- upper- -end- -of-t-fe- mu-ltr4amRy -- arkiirg
area-
Condition 30 . Turn radius shall be in accordance with C -50 design curve
on all , streets.
Condition 31 . Roof cover shall be of fire retardant type in all areas of
project.
Frorrdit3z7r -3-2 :--- �unrber -v�- stories- in-- rgultY- fanrrly -- strttcttrres-- as- -def7neck �p
cliztatetpe -of- cons true tion-.
CITY_,ENGINEER's TENTATIVE MAP CONDITIONS:
per ?staff report of 2 -11-8
Forrditicn -33 : - -i�- titer-- strna-ge�rrk- capacities= sfra�f- be -ver Yfiezb�rro�t��irrai
Map- - approval,- -with- any -�eede&- expansion-- to-- be- In -ovide d -lry- the - project
sprnrs -if z squired -bytes Eit�rb#- £�etafuma- xbliz- i�Forics - Bep- artmerrt.
Erorrc�tion- 3�-- -irnprovrnreat -ef- storm- �xirrage -- faeifi#ies- on- -t��rojac-t- -site
shaal bre-- compiete- & -to- -t ire-- atisfactivrr - f-t ie- -Director- o €- Pu4:lie-- ForkS-.
Condition 35 . At the time of preparation of improvement plans for Phase V,
applicant shall comply with provisions of the sewer master plan in force at
that ;time. If no gravity system exists within 300 feet of Victoria Drive at
Western Avenue, a lift station shall be built on the Sonoma Highlands site
to serve units draining toward Western Avenue. rase - -V. If the master
sewer, plan still shows a proposed gravity sewer to serve this area in the
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future, a gravity line shall be constructed within Victoria Drive from
Sonoma Highlands to Western Avenue. At such time at the downstream
gravity sewer becomes available, the lift station shall be abandoned in favor
of the gravity connection. Lift station maintenance shall be funded by the
Homeowners Association and performed by the City.
Condition 36. €�ienaiorrs -ha--xbrrriterl-
ana yzmg- -dv mstreanD -sewer -ca u_ -with - tire -- tentative --map
-° street: Offsite .sewer system
improvements to provide adequate capacity for Sonoma Highlands shall be
provided by the developer as called for b calculations submitted with the
tentative ma analyzing downstream sewer capacity on "D'!'
a he a meet to the Cit for a ro- -rata s of the costs of i to
t C Street -) um Station as recommended b the Master 'Sewer Plan.
Con dition 37 . In accordance with City Council Resolution 9100 N.C.S. all
sanitary sewer mains must be in paved roadways or accessways whenever
feasible in order to provide maintenance accessibility.
Condition 38. All sewer mains shall be ductile iron in side hill areas
throughout the development due to the unstable nature of the property.
Condition 39. In order to provide adequate fire protection and eliminate ' a
singa'e source of feed for water to this area, it will be necessary to connect
to the existing 12" water main at "D" and El Rose with an additional water
pumping station to boost water along the "D" Street / Victoria Drive access to
Sonoma Highlands."
Condition 40. The proposed water service to the Varnhagen property will
require City Council permission for outside water service prior to
connections.
Condition 41. Sizes of water mains to provide domestic and fire flow shall
be determined at the final map stages based upon engineering calculations
to provide domestic and fire flow.
F 'O�'��n -4 � � - -��e- type- of'- eonstrnctorr�rr- 1?l�g se- �I�- mnst- t$ke- irrt-e- aeesnnt
tlze bqr Pmpesecl_ P'�'
ei�va
- toms -- irr- �egarcl- to-- ac}egnate -- tire- pxotettiorr-
Some- -off - tlge-- rmtltip} �- s�rp-{ xxri- lelings- .- msy- ���- $�}e- te-- reeeiro� �}cgn$te
fire �reteckiorr- �ait}rotrt- aeldtion-al- fire- pY'otectirnr- mea�tnes -� d� or ad�i#iQas
trr ronater- sp�tem
Condition 43 . All water mains on side hills shall be ductile iron due to the
unstable nature of much of the hillside area.
Condition 44 . In accordance with City Council Resolution 9100 N.C.S., all
water mains must be in paved access roadways or parkinreas whenever
feasible. g a
Condition 45 . Those roadway easements that were dedicated as part of the
original parcel mapping of the properties shall be abandoned by the City
Council prior to final map approval (in phases as necessary) .
Condition 46. All water mains and sewer mains shall be in exclusive
easements Resolution No. 9100 N. C. S,) .
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Condition 47 . All back yard and hillside drainage control shall be by
underground pipe system with surface catchment swales and inlets.
Condition 48 . Landscaped islands in the public streets shall be privately
maintained. Additionally, the streets must be widened appropriately to
accommodate a 2 foot shy -away from curbed medians and landscaping
installed so as not to provide sight distance obstructions for motorists.
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Condition 49. Developer shall construct a pipe parallel to the existing
stream from the end of Highland court to the entrance to the Water Agency
pipe near El Rose Drive that will carry a portion of the flow from the
project representing the increased flow due to development. The base level
00 of flow shall remain in the stream.
U ENGINEERING CONDITIONS FROM LETTER OF 2 -11 -86 - NOT COVERED BY
co
CONDITIONS 3 -49:
Q Condition 50 . An engineering report on storage and pumping requirements
to address the potential intensities of development of the Scott and
Varnh'agen properties shall be submitted with the final map. The report
shall address the possible requirement for additional water tank storage at
the existing City water tank site or some alternative site and whether it
may be necessary, in the future, to install a water pump station at Western
Avenue and "D" Street to boost pressure when (and if) the Varnhagen
propel ty is developed.
Condition 51 . This subdivision qualifies for the hillside exemption specified
under the Subdivision Ordinance; all streets shall be built as public streets
to city standards including cul -de -sac radius of 50' at face -of -curb.
_Co ndition 52 . Dedication to Sonoma County Parks of the future roadway to
the regional park, as shown on Sheet C3, and construction of road
improvements by the developer of Sonoma Highlands shall take place with
the final map for Phase II.
Condition 53 . The landslide areas must be stabilized with Phase I
development.
Condition 54 . Stabilization of landslides on open space areas proposed for
dedication shall be subject to approval of City Engineer.
ADDITIONAL CONDITIONS
Condition 55. Prior to or concurrent with approval of the first Final Map
the developer shall offer to the City of Petaluma for public dedication the
42+ acres noted as urban separator adjacent to the West Petaluma Regional
Park. The boundary of the urban separator area shall be modi 'ed to abut
Brewster Court. If the City refuses offer, the open space or portion
thereof shall be treated as other commonly held project open space.
Condition 56. The developer shall install at time of development of
Brewster Court, a 1-inch water service and small pump station to provide
adequate. water pressure at the park boundary. Other improvements to be
extended to the Regional Park boundary include a 4 -inch sewer lateral and
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a 12 foot wide gravelled access road covering the utilities and a 5 foot
paved bike trail beginning, at Brewster Court. A barrier shall be provided
to prevent routine vehicular access to the park from this location_ until such
time . as the C ity an County agree to provide park access from this
direction.
Condition 57. All houses, constructed above the permitted pressure zone,
may require a water pressure system installed for each unit to maintain
adequate house pressure. The pump for each lot must not be attached to
any pipe directly connected with the water main or service pipe. Such
pumping, or boosting of pressure shall be done from a sump, cistern or
storage tank which may be served by, but not directly connected with the
water system distribution facilities, i.e., that is there 'must be an air gap
between the pump and the water meter. The City will not own, maintain or
accept responsibility for the 'private pressure system on each lot over the
permitted pressure zone. Water service calculations must be submitted with
final map to veri service pressure.
Condition 58. Highland Court shall be redesigned as a cul -de -sac extension
of "B" Street rather than Victoria Drive including pedestrian, bicycle and
emergency vehicle access to connect with Victoria Drive to provide 50' ROW
and 32' pavement, subject to Citv approval.
Condition 59. Victoria Lane, Wickersham Court and Alexandria Lane shall
be constructed to City public street standards, subject to City Engineer
approval, and provisions of Section 20.32.2 60 of the Municipal " Code, as
follows:
Victoria Lane 30'ROW (28' pavement)
Wickersham Court 44'ROW (30' pavement
Alexandria Lane 30'ROW 28'pavement
Condition 60. Gladstone Lane shall be constructed to City public street
standards, subject to City Engineer approval, as having a 50' ROW and 30'
of pavement.
Condition 61. Victoria Drive (on -site) shall be 60' Right -of -Way with 40'
paved surface curb to curb, to provide two 12' travel lanes and permit
parking on both sides of the street.
Condition 62. Custom home lots shall be provided at the terminus of Hayes
Avenue with extension of street an utilities subject to approval of City.
Condition 63.. Lot pa
ickersham Court shall be redesigned to
Lmily dwelling] single access .lots.
Condition 64. Lot pattern on Gladstone Lane shall be redesigned to provide
twelve custom single family dwelling/sin access lots along the edge of the
Varnhagen property and the open space scenic easement area..
Condition 65. Lot pattern on Alexandria Lane shall be redesigned to
rovide eleven custom single family dwelling/single access. .lots along. the
edge of the Varnhagen property and the open space scenic easement area..
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Condition 66. Phasing shall be comprised as. follows: Phase I = "B" Street
Extension and.,..H_a` es .Avenue; `Phase -II Victoria. Lanes Brewster..:Cour.t,. .
Wickersham Court. and.N c:to.ria Drive units . (not= to •exceed.. 102 - units :.1 Phase.
! I ! 4
t1
III .Gladstone Lane, Alexandria and the ru aining Victoria Drive units
not to exceed 79 units).
Condition 67. Victoria Drive shall be connected from "D" Street to Western
Avenue prior to the issuance of a certificate of. occupancy for any unit
wit `n Phase II as-defined in Con design subject to approval o
City
Condition 68. A pedestrian /bike path access shall extend from El Rose
Drive to the 'path system in project.
Condition 69. Custom and -semi- custom lots ' shall be revised to - increase lot .
size. to...the : extent possible.
Condition' -70. Design of Victoria Drive .off site through Varnhagen - and
Scott loroverties shall provide fenciniz, izate etc.. - .to. permit continued use
units. The - Planning Commission
S
equal 218 or less. Any units
cific ihd_inj; per City Council
of properties for grazing purposes.
Condition 71. Project shall not. exceed 23
recommends that the maximum number of u
in ekcess . of 218 shall be subject to- a s
Policy, by the City Council_ supporting shift , of density from ..the DGA,
Development Constraint Area,. to'.elsewhere on the site.
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ADJOURNMENT 9:30 PM.
ATTEST
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