HomeMy WebLinkAboutResolution 97-203 07/21/1997 Resolution No. 97-2os N.C.S.
1 of the City of Petaluma, California
z
3 APPROVAL OF A MITIGATED NEGATIVE DECLARATION FOR THE TUXHORN
4 ESTATES II DEVELOPMENT; APN 137-070-058
5
6
7 WHEREAS, an Initial Study was prepared and the results of the study indicate that the
8 proposed Tuxhorn. Estates II Development, as mitigated, will not cause any significant
9 adverse environmental impacts; and
10
11 WHEREAS, the Planning Commission held a duly noticed public hearing at its regular
12 meeting of June 24, 1997, and considered the potential environmental impacts and all
i3 written and verbal communications regarding the matter, prior to making their
to recommendations for the project; and
15
16 WHEREAS, by action taken on June 24, 1997, the Planning Commission considered and
17 forwarded a recommendation to the City Council to approve a Mitigated Negative
18 Declaration for the Tuxhorn Estates II Planned Unit Development proposed by Beth and
19 Tux Tuxhorn pursuant to the California Environmental Quality Act and local guidelines;
20 and
21
22 WHEREAS, all reports and communications to the Planning Commission were forwarded
23 to the City Council; and
24
25 WHEREAS, the City Council held a public hearing on this project on July 21, 1997, and
26 considered all written and verbal communications concerning potential environmental
27 impacts resulting from the project before rendering its decision;
28
2~ NOW, THEREFORE, BE IT RESOLVED that the Petaluma City Council hereby
30 approves the Mitigated Negative Declaration subject to the following findings and
31 mitigation measures:
32
33
34 FindinQS-for Mitigated Negative Declaration
35
36 1. An Initial Study has been prepared for the Tuxhorn Estates II project, and proper
37 notice provided in accordance with CEQA and local guidelines.
3R
39 2. Based upon the Initial Study and comments received, potential impacts could be
4o avoided or reduced to a level of insignificance by mitigation measures attached as
a1 conditions of approval. There is not substantial evidence that the Tuxhorn Estates
42 II project, as conditioned, would have a significant effect on the environment.
43
44 3. A monitoring program has been included to insure compliance with the adopted
45 mitigation measures for the Tuxhorn Estates II project.
Resomtfun xo. 97-404 N.as. Page 1 of 14 pages
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2 4. The Tuxhorn Estates II project does not have potential to affect wildlife resources
3 as defined in the Fish and Game code, either individually or cumulatively, and is
4 exempt from Fish and Game filing fees.
5
6 5. The Tuxhorn Estates II project is not located on any Hazardous Waste List
7 compiled by the State pursuant to Section 65962.5 of the Government Code.
s
9 6. The Planning Commission/City Council reviewed the Initial Study/Negative
to Declaration and considered the comments before making a decision on the project.
I1
12 7. The recorded proceedings of the decision is available for public review at the City
13 of Petaluma, Planning Department, City Hall, 1 l English Street, Petaluma, CA.
14
15 8. Potential circulation impacts resulting from development of the Tuxhorn Estates II
16 project, as conditioned, will be adequately mitigated through: improvement of the
17 Sonoma Mountain Parkway right-of--way including integration of a new
]8 intersecting streets for access to the project and adjacent properties; and a system
t9 of interior, private streets adequately designed to meet the anticipated traffic
20 volumes. The project will also achieve implementation of pedestrian and bicycle
21 links (including a primary pedestrian link between this project and the existing
22 Americana Subdivision).
23
24 9. Potential drainage impacts resulting from development of the Tuxhorn Estates II
zs project, as conditioned, will be adequately mitigated by providing the installation
z6 of drainage improvements designed to City and Sonoma County Water Agency
z7 Standards, and to preclude lot-to-lot surface runoff.
zs
29 10. Potential noise impacts to existing residents and future residents of the Tuxhorn
3o Estates II project and surrounding neighborhoods will be adequately mitigated by
3t the restriction of construction hours; construction of homes along Sonoma
32 Mountain Parkway, will be constructed appropriately to conform with acceptable
33 noise levels per the General Plan; and a recorded notice will be required to ensure
34 that proper disclosure of potential noise impacts is provided to potential buyers of
35 homes adjacent to the designated commercial site, Sonoma Mountain Parkway, as
36 well as the existence of a public access easement be recorded with designated lots
37 within the project to advise potential buyers of their existence.
38
39 11. Potential visual impacts of the Tuxhorn Estates II project will be adequately
4o mitigated through use of compatible street, lot and building configurations/design
41 which result in positive (fronting) orientation of homes towards the surrounding
4z public streets.
43
44 12. The following Mitigations identified in the Initial Study shall be included:
45
Reso. 97-203 NCS Page 2 of 14
2
I 1.C. Earth Mitigations:
2
3 1. Final project improvement and grading plans shall be prepared by a
4 California registered Civil Engineer (P.E.), and accepted by City staff prior
5 to Final Map approval. The plans shall be prepared in compliance with the
6 City of Petaluma's Subdivision Ordinance and Grading and Erosion Control
7 Ordinance. A comprehensive erosion control plan shall be prepared,
s paying special attention to prevention of increased discharge of sediment
9 into the surrounding storm drainage systems. The erosion control plan
to required above shall include measures such as: (a) restricting grading to the
11 non-rainy season; (b) protecting storm drainage outlets from erosion and
12 siltations; (c) use of silt fencing, and straw bales to retain sediment on the
13 project site.
14
15 2. Construction of all cuts and fills shall be completed with strict adherence to
16 specific geotechnic recommendations prepared by the project geotechnical
17 engineer. A detailed soils/geotechnical report shall be prepared and all
18 suggested improvements shall be incorporated with the improvement
t9 drawings as directed by the City Engineer prior to the approval of the Final
20 Subdivision Map.
21
22 3. All construction and grading activities, including short-term needs
23 (equipment staging areas, storage areas, and field office locations) shall
24 expose as little new ground as possible. Whenever possible, existing
25 disturbed areas shall be used for such purposes, rather than disturbing
26 additional new ground.
27
2s 4. All grading activity shall be completed prior to the on-set of the rainy
29 season (October 15th). Time extensions for short-term grading may be
3n allowed at the discretion of the City Engineer. Special erosion control
31 measures may be required by the City Engineer in conjunction with any
32 specially permitted rainy season grading.
33
34 5. Foundation and structural design for homes shall be subject to review and
35 approval by the City of Petaluma Building Division prior to the issuance of
36 a building permit. Design measures shall conform to the requirements of
37 the Uniform Building Code, as well as state and local laws ordinances.
3s Said foundation and structural design shall be prepared pursuant to and
39 consistent with the geotechnical report prepared by a geotechnical engineer
4o for the subdivision.
41
42 l.D. Monitorine:
43
44 1. Required improvements shall be reflected on plans submitted in conjunction
45 with the project's improvement drawings and shall be reviewed and
46 approved by the Planning Director and the City Engineer prior to Final
a7 Map approval.
4A
49 2. The Planning Director shall insure that approvals have been obtained from
5n all appropriate agencies prior to the issuance of grading permits.
51
5z 3. City inspectors shall insure that constructions activities occur consistent
53 with the above mitigation measures.
54
Reso. 97-203 NCS Page 3 of 14
3
1 4. Prior to City acceptance, all public improvements shall be subject to
2 inspection by City staff for compliance with the approved Public
3 Improvement Plans, construction permits and project mitigation
4 measures/conditions of approval.
5
G 2.C. Air Miti_at~:
7
s 1. Standard Best Management Practices regarding dust control measures shall
9 be implemented including maintenance of moist soil conditions, particularly
to on windy days.
11
12 2. During excavation and/or fill activities, haul trucks used to transport soil
13 shall utilize tarps or other similar covering devices to reduce dust
14 emissions.
IS
16 3. Upon completion of construction, exposed areas shall be planted in a timely
17 manner according to the approved erosion control plan and PUD Master
18 Landscape Plan. Acceptance of improvements and/or occupancy of
19 buildings shall be withheld until City acceptance of the erosion control
20 measures.
2l
22 4. Motorized equipment operated during construction activities shall be
23 properly mui~lered and maintained to minimize emissions. Equipment shall
2a be turned off when not in use.
25
26 5. Prior to the issuance of building permits, all homes designed with fireplace
z7 units shall meet City specifications for reduction of emissions, as specified
28 under City ordinance 1881 N.C.S. prohibiting open fireplaces.
29
30 2.D. Monitoring:
31
32 1. The City's inspectors and the applicant shall insure that the above
33 mitigation measures are implemented. Periodic and scheduled inspections
3a shall occur to insure implementation of the above mitigation measures.
35
36 2. The improvement drawings shall reflect that exposed areas shall be planted
37 in a timely manner. City inspectors shall insure that said planting is
38 installed.
39
a0 3.C. Water Mitigations:
41
a2 1. This development shall be subject to the payment of the City's storm
a3 drainage impact fee to address the incremental impact that the new
as development will have on City-wide drainage. The fee shall be paid as
a5 stipulated by City Resolution.
a6
a7 2. The applicant shall submit a detailed grading and drainage plan for each
as phase of the subdivision as a part of the improvement drawings for review
a9 and approval by City staff prior to the approval of the Final Subdivision
5o Map. The drainage plans shall include supporting calculations of storm
51 drain and culvert size using acceptable engineering methods. No lot-to-lot
52 drainage shall be permitted. Surface runoff shall be addressed within each
53 individual lot, then conveyed to an appropriate storm drain system.
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Reso. 97-203 NCS Page 4 of 14
1 3. All site drainage improvements shall be designed and constructed in
2 conformance with the minimum requirements of Sonoma County Water
3 Agency Flood Control Design Criteria and shall be subject to review and
a approval of the Sonoma County Water Agency and the City Engineer prior
5 to Final Map approval (per Phase).
6
7 4. A comprehensive urban runoff' control program will be needed to mitigate
s potential residential non-point source water quality effects of the prolect
9 during and following construction. To achieve this the project applicant
to shall develop a specific storm water management plan (SWMP) for the
I1 project. At a minimum, the plan shall: (I) identify specific types and
12 sources of storm water pollutants; (2) determine the location and nature of
t3 potential impact; and, (3) specify appropriate control measures to eliminate
t4 any potentially significant impacts to receiving water quality from storm
15 water runoff. Typical urban residential control measures may include the
16 incorporation of public education, incorporation into the City's street
17 sweeping program, concrete stamps at storm drain inlets with "No
is Dumping; flows to the Petaluma River" or equivalent, and other design or
19 source control management practices as appropriate, to mitigate potential
zo water quality effects.
2t
zz 5. Pesticides and fertilizers shall not be applied to public landscape areas
23 during the rainy season (October-April).
24
25 6. The.storm drain system shall accommodate the existing off-site runoff from
26 the adjacent lands, more specifically, in the area of the northerly connection
27 to the existing Riesling Road, including the runoff from the drainage ditch
zs adjacent and parallel to Mustang Court (private road). The runoff shall be
29 intercepted at the most northerly connection with the existing Riesling
3o Road and shall be collected by a closed conduit public storm drain system.
3t The Sonoma County Water Agency shall review and approve the storm
32 drain system design, prior to Final Map approval.
33
34 3.D. Monitorine:
35
36 1. Required mitigations and conditions of approval, shall be reflected on plans
37 submitted in conjunction with the project's improvement drawings,
38 landscaping, drainage, stormwater pollutwn prevention, and erosion
39 control plans, and shall be reviewed and approved by the Planning Director
4o and the City Engineer, and as appropriate the Sonoma County Water
al Agency. The Planning Director shall insure that appropriate approvals
42 have been obtained from all necessary regulatory and trustee agencies prior
43 to the issuance of a grading permit.
44
as 2. All public improvements shall be subject to inspections by City staff for
46 compliance with the approved Public Improvement plans, construction
47 permits and project mitigation measures/conditions of approval, prior to
48 City acceptance.
49
50 3. City inspectors shall insure that all required construction activities occur
51 consistent with the mitigation measures and terms and conditions of
52 approval, including the Landscaping; Grading, Drainage, and Erosion
53 Control Pians and the Stormwater Pollution Prevention Plan.
54
Reso. 97-203 NCS Page 5 of 14
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t 4. The Planning Director shall calculate the project's appropriate storm water
2 drainage fee and shall insure that the fee is collected as provided for in the
3 City's Resolution.
4
5 5. City Staff will oversee the formation of the Landscape Maintenance
6 District to insure perpetual maintenance of the public area landscaping (see
7 mitigations under 4.C. below).
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9 4.C. Plant Life Mitigations:
10
t t 1. The applicant/owner shall be responsible (including costs) for creation of a
t2 Landscape Assessment District or a comparable mechanism for the
l3 purposes of perpetual maintenance of. Sonoma Mountain Parkway
t4 landscaping including the privacy/sound wall; the public path (including
15 lighting) which traverses the site in the vicinity of Lots 9 - 16 of the
16 Tentative Map; and all street trees within the public rights-of--way, subject
t7 to staff review and approval prior to Final Map approval.
t8
19 4.D. Monitorina:
20
2t 1. Landscaping drawings shall be reviewed and approved by the Planning
22 Director and the City Engineer prior to Final Map approval (per phase).
23
24 2. All public improvements, including landscaping, shall be subject to
25 inspections by City staff for compliance with the approved Public
26 Improvement plans, construction permits and project mitigation
27 measures/conditions of approval, prior to City acceptance.
2x
29 3. The Planning Director, City Engineer and/or City Finance Director will
30 oversee the formation of the Landscape Maintenance District prior to Final
31 Map approval.
32
33 4. The Planning Director shall insure that the applicant's landscape plan shall
34 be approved by SPARC prior to the approval of the Final Subdivision Map
35 for the project (first phase).
36
37 S.C. Animal Life Mitigations, if any: No additional mitigations are required.
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39 S.D. Monitorina: Refer to 4.D. above.
40
al 6.C. Noise Mitigations:
42
43 1. All construction activities shall comply with applicable Zoning Ordinance
44 and Municipal Code Performance Standards.
45
46 2. All construction activities shall be limited to 7:00 a.m. to 5:00 p.m.
47 Monday through Friday and 9:00 a. m. to 5:00 p.m. on Saturdays.
48 Construction shall be prohibited on Sundays and all holidays recognized by
a9 the City of Petaluma. The hours of construction herein specified shall be
50 stated on the improvement drawings prior to Final Map approval (first
5t phase).
sz
53 3. All machinery and vehicles involved in the construction of the project shall
54 be properly maintained and shall be equipped with appropriate mu131ers.
Reso. 97-203 NCS Page 6 of 14
1
2 4. Stationary construction equipment such as compressors, mixers, etc. shall
3 be placed as far as possible from existing residences. Quiet construction
4 equipment shall be used when possible.
5
6 5. The developer shall designate a project Disturbance Coordinator who will
7 be responsible for responding to any complaints from the neighborhood
a about excessive noise during construction periods, prior to issuance of a
9 building/grading permit. The Disturbance Coordinator's telephone number
to shall be conspicuously posted at the construction site. The Disturbance
t t Coordinator shall determine the cause of noise complaints (e.g. starting too
12 early, faulty muffler, etc.) and shall take prompt action to correct the
13 problem.
14
15 6. The privacy wall/noise barrier required along Sonoma Mountain Parkway
i6 shall be constructed (including entry) pursuantto the criteria established for
i7 existing residential development (the privacy/sound wall, with a setback of
18 25' from the face-of--curb of the adjacent parkway travelway, must maintain
t9 a minimum height above the top-of--curb of 7.5 feet and that the wall must
20 maintain a height of six feet above the general grade of the opposing real
zt yards). Construction shall be completed prior to the acceptance of public
22 improvements pursuant to each appropriate Final Map phase and/or
23 issuance of a Certificate of Occupancy within the applicable phase,
24 whichever is first.
25
26 7. Prior to the recordation of the applicable Final Map phase(s), the applicant
z7 shall prepare a notice in a form acceptable to the City Attorney which shall
28 run with the deed of the properties adjacent to the Sonoma Mountain
29 Parkway right-of--way advising those property owners, and successors, that
3o Sonoma Mountain Parkway exists and is an arterial street subject to high
3t levels of vehicle traffic and associated noise that may be considered a
32 disruption.
33
3a 8. Priorto the recordation of the applicable Final Map phase(s), the applicant
35 shall prepare a notice in a form acceptable to the City Attorney which shall
36 run with the deed of the properties adjacent to the public access easement
37 (Lots 9 - 16 on the Tentative Map) which links Lexington Street to
38 Riesling Road advising the property owners, and successors, that said
39 public access easement exists and that the homeowners may be subject to
4o intermittent pedestrian traffic and associated noise that may be considered a
4 t disruption.
42
43 9. Homes which are adjacent to Sonoma Mountain Parkway shall be
4a constructed using appropriate construction techniques/materials to achieve
45 compliance with the acceptable noise levels for interior living area as
46 outlined in the General Plan. An acoustical sound study shall be submitted
47 for staff review and approval which demonstrates that the proposed
48 building construction will adequately mitigate interior noise levels to an
49 acceptable level (45dB), prior to issuance of a building permit.
50
st 10. Prior to the recordation of the applicable Final Map phase(s), the applicant
52 shall prepare a notice subject to City approval which shall run with the
53 deed of the properties in proximity to 4he site designated for commercial
54 use (all lots) advising those property owners, and successors, that. lands
Reso. 97-203 NCS Page 7 of 14
7
1 designated for commercial use exist on the opposite side of Riesling Road
2 and are or may be used for commercial development/activities and as a
3 result they (homeowners) may be subject to visual impacts of commercial
4 development, and activity and noise generated by commercial operations
5 including but not limited to truck and vehicle traffic, odors (i.e. restaurants
6 and cafes etc.) and customer vehicle and pedestrian traffic. This exposure
7 may be perceived as a nuisance by future home owners, if they are unaware
8 of future (or existing) commercial activities prior to making the decision to
9 purchase a home that is proximal to the existing or future commercial
to center.
it
12 6.D. Monitorine:
13
14 1. Implementation of the above mitigation measures shall be administered by
15 the City and/or applicant as prescribed in each mitigation measure.
16
17 2. Improvement Drawings shall reflect the location and design of the sound
is barrier adjacent to Sonoma Mountain Parkway pursuant to SPARC's
t9 review and approval prior to approval of the Final Subdivision Map.
20
21 3. The notices of adjacent uses required in the above mitigation measures
22 shall be prepared by the applicant in a form acceptable to the City Attorney
23 and included as a part of the Final Subdivision Map documents prior to
24 recordation.
25
26 7.C. Light and Glare Mit(Qations:
27
2s 1. Street lights in conformance with current City standards shall be installed
29 in the public streets.
30
31 2. Privately owned and maintained security lighting features shall be provided
32 along the proposed public access easement/pathway. The articles of
33 incorporation shall address and assure the long-term maintenance of these
34 improvements.
35
36 3. The improvement drawings and/or landscape plans prepared for the project
37 shall reflect the location and design details of all fight fixtures proposed.
38 Said locations and details shall be reviewed and approved by the Site Plan
39 and Architectural Review Committee and the Director of Engineer prior to
4o the approval of the Final Subdivision Map.
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42 7.D. Monitoring:
43
as 1. Plans submitted for approval of the Final Map and construction permits
45 shall be reviewed for conformance with the above mitigation measures. All
46 construction shall be subject to inspection for conformance with the
a7 mitigation measures and the improvement drawings by City inspectors
48 prior to the acceptance of the public improvements.
49
so 2. The Site Plan and Architectural Review Committee shall review the
51 landscape and lighting plans for the public/private improvements proposed,
52 prior to Final Map approval.
53
5a 8.C. Land Use Miti~at~ ions: No additional mitigations are required.
Reso. 97-203 NCS Page 8 of 14
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2 8.D. Monitorine: Not applicable.
3
4 9.C. Natural Resources Mitigations. if anv: No significant impacts/changes not
5 previously considered through the adoption of the Corona/Ely Specific Plan are
6 identified. Water connection fees are addressed under 14.C. No mitigation
7 measures are required.
s
9 9.D. Monitoring: Not applicable.
10
t t 10.C. Risk of Upset Mitigations, if any: No additional mitigation measures are
12 required.
l3
to 10.D. Monitoring: Not applicable.
15
t6 11.C. Population Mitigations, if any: None required.
17
18 11.D. Monitoring: Not applicable.
19
20 12.C. Housing Mitigations:
2t
zz 1. The applicant shall comply with affordable housing requirements of the
23 General Plan.
24 12.D. Monitoring:
25
z6 1. The Planning Director shall insure that affordable housing obligations as
27 outlined in the General Plan are satisfied pursuant to current City
28 Ordinance, prior to Final Map approval.
29
30 13.C. Transportation/Circulation Miti_atg ions:
31
32 1. The applicant shall pay Traffic Impact Mitigation Fees as specified by City
33 Resolution at the time of building permit issuance.
34
35 2. No driveway access shall be permitted for any lot from Sonoma Mountain
36 Parkway. A one foot non-access easement in favor of the City of Petaluma
37 shall be recorded over lots having frontage on Sonoma Mountain Parkway.
38
39 3. The public pedestrian access pathway proximal to Lots 12 & 13 shall be
4o constructed of a distinctly different surface material and/or color to
41 distinguish it from the private drive/courtyard. The design for said
42 pathway improvements, shall be reviewed and approved by SPARC and
a3 included with improvement drawings prior to Final Map approval.
44
45 4. Full intersection improvements, (including signalization) at proposed
46 Riesling Road and Sonoma Mountain Parkway shall be installed by the
a7 project proponent. These improvements shall include, but not be limited
48 to, modifications to the landscaped median island and a transit stop/bus
49 pull-out.
50
51 5. Section B-B, as shown on the Tentative Map, shall be revised to provide a
52 20-foot paved surface from face of curb to edge of pavement, City
53 Standard curb and gutter, and a 5-foot monolithic sidewalk.
sa
Reso. 97-203 NCS Page 9 of 14
9
t The common area for Lots 9 through 16 shall be coincident with the entire
z length of the proposed public access easement.
3
4 13.D. Monitorins;:
5
6 1. Plans submitted for approval of the Final Subdivision Map and public
7 improvement plans shall reflect all adopted project conditions of approval
8 and mitigation measures.
9
l0 2. All site improvements shall be subject to inspection by City staff for
t t compliance with the approved improvement plans and all adopted
12 mitigation measures and conditions of approval prior to City acceptance of
13 the public area improvements.
14
15 3. All improvements shall be designed and installed consistent with the above
1( mitigation measures and the requirements of the City Engineer as reflected
17 in the Improvement Drawings. City inspectors shall insure that
lx improvements are consistent with these requirements prior to issuing a
l9 Certificate of Occupancy for individual homes.
20
21 4. Traffic Mitigation Fees shall be paid prior to the issuance of a Certificate of
22 Occupancy for each new home within the subdivision..
23
24 5. The Site Plan and Architectural Review Committee shall review and
25 approve the Tentative Subdivision Map and PUD plans to insure that the
z6 above mitigation measures and all applicable conditions of approval have
27 been adequately addressed prior to the approval of the Final Subdivision
2x Map.
29
30 14.C. Public Services Mitigations:
31
3z 1. The project shall be subject to the payment of Community Facilities Fees
33 and appropriate connection fees and other impact fees as specified by City
34 Resolution.
35
36 2. The applicant/developer shall fully disclose to all. home buyers the
37 provisions associated with owning a home within the Corona-Ely Facilities
3x District No. l prior to the conclusion of escrow on each lot.
39
40 3. Minimum fire flow required for this project is 1,500 gallons per minute at
al 20 pounds per square inch (psi).
42
43 4. Fire hydrants shall be spaced at a maximum of 300' apart. Location and
44 type of fire hydrants are to be approved by the Fire Marshal's office.
45
46 5. Provide access, a minimum twenty (20) feet, exclusive of on street parking,
a7 all asphalt surface with thirteen feet-six inches (13'6") vertical height
4x clearance.
49
50 6. Post address at or near main entry door, a minimum of 4 inch letters on
51 contrasting background.
52
Reso. 97-203 NCS Page 10 of 14
t 7. Address locator required to be posted at or near the driveway entrance.
z Reflectorized numbers are acceptable. Location and design to be approved
3 by the Fire Marshal's office.
4
5 8. All required fire lanes in which no parking is allowed, shall 6e designated
6 by painting curbs red. Where no curbs exist, signs approved by the Fire
7 Marshal shall be installed.
8
9 9. Add as a general note to plans:
IO
t I No combustible construction is permitted above the foundation unless an
tz approved all weather hard'surface road is provided to within one hundred-
13 fifty (150') of the farthest point of a building or structure.
14
15 All fire hydrants for the project must be tested, flushed, and in service prior
16 to the commencement of combustible construction on site.
t7
is 10. The project shall be subject to the payment of established City Special
19 Development Fees, including: Park and Recreation Land Improvements,
2n Sewer and Water connection, School Facilities, and Traffic Mitigation as
21 specified by City Resolution.
22
23 11. The proposed private driveways constitute a "private street", pursuant to
24 the Petaluma Municipal Code Section 20.28.020. The private streets shall
25 be allowed only in the case the Planning Commission finds that the most
26 logical development of the land requires that lots be created in planned unit
27 development zones that are served by a private street. The pnvate streets
2s shall be within common area parcels with maintenance provisions provided
z9 in the articles of incorporation pursuant to Section 20.16.220 of the
30 Petaluma Municipal Code or through alternate boundary configurations
31 and maintenance provisions found to be acceptable to the City Attorney
32 and the Director of Engineering, prior to Final Map approval.
33
34 14.D. Monitoring:
35
36 1. Plans submitted for approval ofthe Final subdivision Map and development
37 permits shall be subject to review by City staff to insure that the above
38 mitigation measures are incorporated into or with the improvement
39 drawings.
40
4t 2. All construction shall be subject to inspection by City staff for
42 conformance with the approved plans and adopted mitigation measures and
43 conditions of approval prior to City acceptance of public area
44 improvements and issuance of a Certificate of Occupancy for each new
45 unit.
46
a7 3. The owner/developer shall be responsible for fully disclosing, to all home
4s buyers, the provisions associated with owning a home within the Corona-
49 Ely Facilities District No.l (School Facilities Fees) prior to the close of
50 escrow on each lot.
st
5z 15.C. Energy Mitigations, if any: None necessary.
53
54 15.D. Monitoring: None Necessary.
Reso. 97-203 NCS Page 11 of 14
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2 16. C. Utilities Miti~at~ ions:
3
a 1. The following conditions from the Engineering Department shall be met
5 prior to Final Map and improvement drawing approval:
6
7 a. The storm drain system design shall accommodate the existing off-
8 site runoff from the adjacent lands, more specifically, i? the area of the
9 northerly connection to the existing Riesling Road, including the runoff
to from the drainage ditch adjacent and parallel to Mustang Court. (private
11 road). The runoff shall be intercepted at the most northerly connection
tz with the existing Riesling Road and shall be collected by a closed conduit
13 public ,storm drain system. The Sonoma County Water Agency shall.
14 review and approve the storm drain system design.
15
l6 b. The proposed sanitary sewer mains within private streets shall be
17 provided with a 10-foot paved public sanitary sewer easement dedicated to
is the City on the Final Map.
19
zo c. The proposed private storm drains within the private streets and
21 also within back/sideyards shall be privately owned and maintained by an
22 owners/tenants organization pursuant to Petaluma Municipal Code Section
23 20.16.220.
24
25 d. Two (2) sanitary sewer and two (2) water services adequately sized
z6 shall be stubbed out to the lands of Parcel 2 of Parcel Map 303 at the most
27 logical locations.
zs
z9 2. The applicant shall pay all relevant impact and/or connection fees in place
3o at the time of issuance of a building permit for each new home.
3l
3z 3. The following conditions/provisions of Pacific Gas and Electric Company
33 shall be met prior to Final Map and improvement drawing approval:
34
35 a. Gas and electric service will be supplied to this development in
3G accordance with our applicable gas and electric extension rules.
37 These rules are on file with the California Public Utilities
38 Commission and are available from PG&E's North Coast Division
39 upon request.
ao b. All costs associated with any relocation or rearrangement of
41 PG&E's existing gas or electric facilities, if necessitated by this
42 development, will be the responsibility of the requesting party, and
43 will be contingent upon the provision of satisfactory easements for
a4 the relocated facilities.
as c. In order to supply gas and electric service to this development we
46 will require the following:
47
as I . In Riesling Road increase the Public Utility Easement from
a~ four feet to a total of nine feet.
50 2. Designate the Private Courts of the subdivision as Public
51 Utility Easement(s).
sz 3. An additional three foot strip will be needed for placing
53 substructures outside of driveway area.
54
Reso. 97-203 NCS Page 12 of 14
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t 16.D. Monitoring.
2
3 1. All required mitigation measures shall be reflected on the plans submitted
4 for City approval of the final Subdivision Map and Improvement Drawings.
5
~ 2. All construction shall be consistent with the approved Improvement and
7 Construction drawings.
8
9 3. Fees shall be paid by the applicant pursuant to City adopted Resolutions.
to
It
Iz 17.C. Human Health Miti agbons, if any: No necessary mitigations are recommended.
13
14 17.D. Monitoring: Not recommended.
15
16 18.C. Aesthetics Mitigations:
17
18 1. The applicant shall prepare a landscape plan, including plant types and size,
19 for the residential subdivision including all public areas and private
20 residential front. and/or side yard areas fronting onto public rights-of--way.
2t Said plan shall be submitted to the Site Plan and Architectural Review
22 Committee (SPARC) for review and approval prior to approval of the
23 Final Subdivision Map (first phase).
24
25 2. Design of the. pedestrian path between Lots 12 & 13, shall be subject to
2G SPARC review and' approval prior to approval of Final Map and
27 improvement plans (first phase) and installed concurrent with adjacent road
zx improvements.
29
30 3. The PUD Development Plan including proposed unit architecture, PUD
31 Development Standards, landscaping, fencing; parkway privacy/sound wall
32 etc. shall be submitted to SPARC for review and approval prior to the
33 approval of the Final Subdivision Map and improvement drawings (first
3a phase); pursuant to SPARC's input on the preliminary plans, the following
35 specific design components shall be considered by SPARC as part of their
36 review of the formal design application.
37
38 * design treatment for the pedestrian access-way from the Americana
39 Subdivision;
a0 * use of alternative paving material in the courtyard areas.
at * Porches should be expanded to provide a minimum dimension of 6'
az as practical;
43 * reduce the width of driveway area to the extent possible.
44
45 18. D. Monitoring:
46
a7 I. The Tentative Subdivision Map, PUD plans, Guidelines and associated drawings
as conforming to the adopted mitigation measures and conditions of project approval
49 shall be presented to the Site Plan and Architectural Review Committee for review
50 and approval prior to the approval of the first Final Subdivision Map.
51
52
53 Reso. 97-203 NCS Page 13 of 14
54
13
I 19.C. Recreation Mitigations, ifany:
2
3 1. The applicant shall pay the Park and Recreation Land Improvements Fee pursuant
4 to the Ordinance adopted by the City Council.
5
6 19.D. Monitoring:
7
8 1. The Planning Director and the Parks and Recreation Director shall insure that
9 Parks fees are collected as provided for by City Resolution.
10
it 20.C. Archeological/Ffistorical Mitigations, if any:
12
t3 1. In the event that archaeological remains are encountered during grading,
14 work shall be halted temporarily and a qualified archaeologist shall be
15 consulted for evaluation of the artifacts and to recommend. future action.
16 The local Indian community shall also be notified and consulted in the
17 event any archaeological remains are uncovered.
IS
19 20.D. Monitoring:
20
21 I. The ownerPouilder and City inspectors shall monitor construction activities
22 and shall enforce the above mitigation measure.
23
24 21.C. Mandatory Findings of Significance Mitigations, if any: As previously
25 recommended in Sections 1-20 above.
26
27
28 ~„~awnn,~ams3i
Under the power and authority rnnferred 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) ~dii11) meeting, form.
on the .....21st........--- day of .............._JulY............---------..............., 19_9.7., by the
following vote:
`1City Aftorney
AYES: Read, Keller, Stompe, Torliatt, Maguire, Vice Mayor Hamilton, Mayor Hilligoss
NCE9: None
ABSENT: NORe f
ATTEST: .--'City........ .............'.'b.~~1~'.'"'~"'/."""....... Mal
.y~oC _ ;a!~„-,
Qounal Fila._._.._.._
ca. wss aes. rva...9.:7.c.2~.3._._... N.cs. Page 14 of 14
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