HomeMy WebLinkAboutResolution 97-256 09/15/1997 ' Resolution No. 97-256 N.C.S.
_ ' of the City of Petaluma, California
. 2
3
4
5 APPROVAL OF A MITIGATED NEGATIVE DECLARATION FOR THE
6 STONERIDGE SUBDIVISION; AP NO'S 019-203-001 AND 002
7
a WHEREAS, an Initial Study was prepared and the results of the study indicated that the
9 proposed Stoneridge Subdivision, as mitigated, will not cause any significant adverse
to environmental impacts; and,
11
1z WHEREAS, the Planning Commission of the City of Petaluma held a noticed public
t3 hearing on August 12 and August 2b, 1997 on the subject application, heard testimony
14 and concluded that the findings and conditions for the project were adequate and
I5 recommended to the City Council approval of the proposed development; and
16
17 WHEREAS, all reports and communications to the Planning Commission were forwarded
18 to the City Council; and
19
zo WHEREAS, the City Council held a public hearing on the Stone Ridge Subdivision this
21 project on September 15, 1997 and considered all written and verbal communications
22 concerning potential environmental impacts resulting from the project before rendering a
23 decision;
24
25 NOW, THEREFORE, BE IT RESOLVED that the City Council approves the Mitigated
26 Negative Declaration subject to the following Findings and Mitigation Measures:
27
28 Findings for Mitigated Negative Declaration
29
3o a. An Initial Study has been prepazed and proper notice provided in accordance with
31 CEQA and local guidelines.
32
33 b. Based upon the Initial Study and comments received, potential impacts could be
3a avoided or reduced to a level of insignificance by mitigation measures attached as
35 conditions of approval. There is no substantial evidence that the project, as
36 conditioned, would have a significant effect on the environment.
37
38 c. A monitoring program has been included to ensure compliance with the adopted
39 mitigation measures, if any.
40
al d. The Stone Ridge project does not have potential to affect wildlife resources as
42 defined in the Fish and Game code; either individually or cumulatively and is
43 exempt from Fish and Game filing fees.
as
as e. The Stone Ridge project is not located on a site listed on any Hazardous. Waste
a6 Site List compiled by the State pursuant to Section 65962.5 of the Government
a7 Code.
48
Besot 97-256 NCS Page 1 of 15
Resolution No. N.C.S.
' 1 f. The Planning Commission/City Council reviewed the Initial Study/Negative
2 Declaration and considered the comments before making a decision on the project.
3
4 g. The record of proceedings of the decision on the project is available for public
5 review of the City of Petaluma, Planning Department, City Hall, 11 English Street,
6 Petaluma, California.
7
8 h. Potential circulation impacts resulting from development of the Stone Ridge
9 project, as conditioned, will be adequately mitigated by minimizing the number of
to new access points along the Sunnyslope Road frontage of the project site, and
11 through installation of a new public street and common private driveways, on-site
12 parking, and pedestrian connections to Sunnyslope Road which are adequately
13 designed to meet the anticipated traffic voiumes generated by the project.
14
15 i Potential drainage impacts resulting from development of the Stone Ridge project,
16 as conditioned, will be adequately mitigated by installation of drainage
17 improvements to the existing public storm drain system in Sunnyslope Road, an
18 existing culvert which outlets to Kelly Creek, and on-site collection and
19 conveyance systems designed to City and Sonoma County Water Agency
zo standards to preclude lot to lot surface runoff.
21
22 j. Potential noise impacts to existing residents and future residents of the Stone
23 Ridge project and surrounding neighborhoods will be adequately mitigated by the
24 restriction of construction hours; and the construction of homes along
25 Sunnyslope Road in conformance with General Plan standards for acceptable
26 interior and exterior noise levels.
27
zs k. Potential visual impacts of the Stone Ridge project will be adequately mitigated
29 through use of street and lot configurations and design which result m positive
30 orientation of homes, and development sensitive to the hillside character of the
31 site, existing significant trees, view comdors, and neighboring homes.
32
33 I. Potential impacts to the Kelly Creek riparian comdor will be adequately mitigated
3a through establishment of a non-development/open space easement adjacent to the
35 creek, and installation of riparian plantings directed toward enhancement of the
36 existing habitat.
37
38 Mitigation Measures
39
4o All mitigation measures as specified in the Initial Study for the Stone Ridge Subdivision
al project are incorporated as follows.
a2
43 I. EARTH:
44
45 Mitigations:
46
47 1. An erosion control plan shall be prepared for all subdivision improvements, in
as conformance with City Ordinance requirements, and submitted for staff review and
49 approval in conjunction with application for Final Map approval.
50
Reso. 97-256 NCS Page 2 of 15
2
1 2. The PUD Development Standards shall be modified prior to SPARC approval of
2 the project to incorporate specific grading standards. These provisions shall limit
3 excavation, fill and significant grading and paving for lot-specifid development to
a within the approved building envelopes, except for lot-specific development to
5 within the approved building envelopes, except for necessary driveway and
6 pedestrian access and required utilities. Graded slopes in excess of 3:1 shall not be
7 permitted for all proposed private landcape areas, except where steeper slopes
8 have been approved for street grading transitions, and as approved by a
9 geotechnical engineer. The height of exposed underfloor areas for buildings shall
to be limited to a maximum of 3', except that for Lot 5, exposed underfloor areas
11 may not exceed 5' in height. Administrative SPARC approval shall be obtained for
12 exposed retaining walls in excess of 3' on all lots. Lot "padding" shall be
13 prohibited. Driveway slopes shall not exceed 18%. All measurements for
la development of individual lots shall be based upon the grading conditions
15 established with the Final Map and Public Improvement Plans for the subdivision.
16
17 3. Administrative SPARC review of grading and new construction ,plans shall be
18 required for lots proposed on the upper portion of the hillside and those most
19 visible from D Street (proposed Lots 1, 4, 6, 10). The PUD Development
20 Standazds shall be amended to reflect this requirement prior to SPARC approval of
21 the Tentative Map and PUD Plan. All other lots shall be subject to administrative
22 approval of grading plans submitted in conjunction with development permit
23 application, for review of compliance with the adopted PUD standards. Plans
24 submitted for building permits shall include detailed grading plans in conformance
25 with the SPARC-approved subdivision plans and project mitigation measures and
26 conditions.
27
28 4. All grading and excavation shall conform to the geotechnical investigation report
29 prepared for this project by John H. Dailey, Consulting Geotechnical Engineer,
3o dated December 30, 1996. The grading plans shall be approved by the project's
31 geotechnical engineer. All subsurface drains required for filled areas shall be
32 within appropriate easements if not within the public right-of--way. Plans
33 submitted for approval of individual lot development permits shall also reflect
34 compliance with the report recommendations as it relates to the specific site and
35 structural improvements proposed.
36
37 Monitoring:
38
39 1. Required improvements shall be reflected on plans submitted in conjunction with
4o the project's improvement drawings and shall be reviewed and approved by the
41 Planning Director and City Engineer prior to Final Map approval.
42
43 2. The Planning Director shall insure that approvals have been obtained from all
a4 appropriate agencies prior to the issuance of grading permits.
45
46 3. All public improvements shall be subject to inspection by City staff for compliance
47 with the approved Public Improvement Plans, construction permits and project
48 mitigation measure/conditions of approval, prior to City acceptance.
3
1 grading standards for the subdivision. All private lot construction shall be subject
2 to staff inspection for compliance with the approved plans and prolect
3 mitigations/conditions prior to issuance of a Certificate of Occupancy for each new
a unit.
5
6 II. AIR:
7
8 Mitigations:
9
l0 1. Motorized equipment operated during construction activities shall be properly
11 maintained and mufflered to minimize smoke and other air emissions. Equipment
1z shall be turned off when not in use. The project site shall be routinely sprinklered
13 as necessary to prevent dust generation durng grading and construction activity.
14 Tarps shall be utilized to contain soil and debris matenals in open trucks during
15 transport to and from the site.
16
17 2. Prior to issuance of building permits, all homes designed with fireplace units shall
18 meet City specifications for reduction of emissions, as specified under City
19 Ordinance 1881 N.C.S.
20
21 3. All grading and other major dust generating activities shall be conducted in a
22 manner that contains dust within the immediate boundaries of the construction site.
23
24 Monitoring:
25
26 1. Plans submitted for development permit approval shall contain specifications
27 meeting City Ordinance requirements for fireplace units.
28
29 2. All homes proposed shall be subject to inspection by City staff for compliance with
3o the approved construction plans prior to issuance. of Certificate of Occupancy..
31
32 3. Construction activities shall be monitored by Public Works (for public
33 improvements) and Building Division (for private lot improvements) staff during
3a the course of required inspections, to ensure compliance with the above mitigation
35 measures.
36
37 III. WATER:
38
39 MitiEationS:
40
al 1. No lot to lot drainage shall be allowed. Surface runoff shall be addressed within
42 each individual lot then conveyed to an approved storm drain system. In order to
43 minimize erosion, surface drainage concrete swales with inlets to a pipe system
44 shall be utilized where slopes exceed 4:1 gradients. Provide public storm drainage
45 systems within public rights-of--way to all extent possible. Privately maintained
a6 storm drain systems shall have a mechanism to assure long-term maintenance.
a7
a8 2. The project shall be subject to payment of Stonn Drainage Impact Fees as
49 specified by City Resolution prior to occupancy of each new unit constructed.
50
Reso. 97-256 NCS Page 4 of 15
4
1 3. All hydrologic, hydraulic and storm drain system design shall be subject to review
2 and approval of the Sonoma County Water Agency (SCWA) within the time
3 frames specified by SCWA, and prior to City approval of the Final Map.
4
5 4. Pursuant to the hydrologic study prepared for the project, this development shall
6 extend the 18-inch culvert in Sunnyslope Road to a point downstream of Culvert A
7 as identified in said study, or install an acceptable alternative. Either option shall
s be subject to review and approval of the City and Sonoma County Water Agency.
9
l0 5. A comprehensive urban runoff control program will be needed to mitigate
11 potential residential non-point source water quality effects of the project during
1z and following construction. To achieve this, the project applicant shall develop a
13 specific storm water management plan (SWMP) for the. project. At a minimum,
14 the plan shall: (1) identify specific types and sources of storm water pollutants; (2)
15 determine the location and nature of potential impact; and, (3) specify appropriate
16 control measures to eliminate any potentially significant impacts to receiving water
17 quality from storm water runoff. Typical urban residential control measures may
18 include the incorporation of public education, incorporation into the city's street
19 sweeping program, concrete stamps at storm drain inlets with "No Dumping, flows
20 to the Petaluma River" or equivalent, and other design or source control
zl management practices as appropriate, to mitigate potential water quality effects.
22
z3 6. Pesticides and fertilizers shall not be applied to public landscape areas during the
2a rainy season (October-April).
25
26 7. The drainage plans submitted as a part of the Improvement Drawings shall require
27 the installation of permanent signs (concrete stamps at storm drain inlets or
2s equivalent) at drop inlets to the public .storm drain system. The sign at the inlet
29 shall read "No Dumping, Flows To The Petaluma River" or equivalent) and shall
3o be installed prior to acceptance of improvements.
31
32 8. Prior to construction, the applicant shall obtain coverage under the State of
33 California General National Pollutant Discharge Elimination System (NPDES)
3a Permit for Construction Activities (General Permit) and develop and implement a
35 Storm Water pollution Prevention Plan (SWPPP), subject to review and approval
36 by the Regional Water Quality Control Board.
37
38 9. Any new outfall to Kelly Creek shall include vegetation (rather than simply rip-rap
39 or other armoring material) to provide pollutant filtering.
ao
41 Monitorin8:
42
a3 1. Required improvements shall be reflected on plans submitted in conjunction with
as the project's improvement drawings and shall be reviewed and approved by the
45 Planning Director and City Engineer prior to Final Map approval.
46
5
Reso.9~-~.5~ rJGS h~9 5 of 15
1 2. All public improvements shall be subject to inspection by City staff for compliance
z with the approved public improvement plans, construction permits and project
3 mitigation measures prior to City acceptance.
4
5 3. The applicant/developer must submit to the City evidence of obtaining a General
6 Permit from the Regional Water Quality Control Board prior to issuance of a
7 grading permit.
8
9 IV. PLANT LIFE:
l0
11 Mitigations:
12
13 1. Prior to any construction activity on the site, protective fencing shall be installed 5'
14 outside the dripline of existing trees located within the immediate vicinity of
15 proposed construction activity which aze identified. for preservation per the azborist
t6 report prepazed for the project by Horticultural Associates dated May 7, 1997.
t7 City staff shall be notified by the project proponents prior to commencement of
t8 any work proposed closer than 5' outside the driplines of trees recommended for
19 preservation. All such activity, including excavation, pruning and root work shall
20 be conducted under the supervision of the consulting arborist authorized by staff,
21 with costs borne by the project proponents.
zz
23 2. Grading and landscape plans submitted for City approval of the Final Map and
24 public improvement plans shall identify the location of existing trees to be
zs preserved. A tree protection plan consistent with recommendatrons specified
26 under the arborist report, and showing details for installation of protective fencing,
27 root protection and follow-up recovery methods such as mulching and watering
za schedule, shall be submitted as part of the improvement plans for the Final Map.
29
30 3. Landscape plans for the subdivision right-of--way areas shall reflect use of water
3t conserving and native plant materials (including native oaks and other species with
32 high habitat value) and compatible irrigation system design. Plans shall be included
33 in the submittal for SPARC approval of the Tentative Map and PUD Plan. All
34 public azea landscaping shall be installed prior to acceptance of the public
35 improvements for each phase of construction or bonded for 100% of the cost of
36 materials and installation, with implementation to occur on a lot by lot basis. A
37 maintenance bond shall be retained by the City for a minimum of one yeaz
38 following completion of the required landscape improvements, as maintenance
39 security during the establishment period.
40
at 4. Plans for individual lot development shall be subject to administrative approval in
42 conjunction with SPARC/building permit submittals, for assessment of
43 development impacts upon existing trees to be preserved. Plans shall identify the
44 location and driplines of existing trees and the proximity of all proposed grading
45 contours, structures and utilities, including imgation systems, rn relation to the
46 driplines. Any activities proposed closer than 5' outside the driplines of existing
a7 native oak trees shall be conducted under the direct supervision of the consulting
48 arborist, with costs borne by the project proponents.
49
50 5. The written PUD Development standards for the subdivision shall incorporate
51 provisions encouraging the use of water conserving landscaping and imgation
6
~e.so. q7- a5~ NCS (o of 15
1 systems on private lots, and landscape designs compatible with existing native
z trees.
3
4 6. Pursuant to recommendations contained in the FEIR for the Sunnyslope
5 Assessment District and Annexation, where existingtrees with a diameter of three
6 inches or greater are located within the Sunnyslope Road right-of--way, and must
~ be removed to accommodate development (road improvements, utilities, etc.), the
s developer shall plant two 15 gallon sized trees for every one tree removed.
9 Species and location of the replacement trees shall be subject to City staff
10 approval.
11
12 7. Proposed drainage improvements in the vicinity of the lazge oak tree #73 (Lot 7)
13 shall be redesigned to minimize impacts to the root system of that tree. Proposed
14 lot lines may be modified to accommodate redesign of the drainage system. Plans
15 submitted. for SPARC approval of the Tentative Map and PUD Development Plan
t6 shall reflect the revised proposal.
17
18 8. High. or moderate value trees in good condition (as identified under the azborist
t9 report for the subdivision) proposed for retention but subsequently damaged or
20 removed during the course of construction, shall be replaced by the developer at
21 the rate of three 15 gallon sized trees for each six .inches of trunk diameter
22 removed or damaged, as recommended by the consulting arborist. Species and
23 location of the replacement trees shall be subject to City staff approval.
24
25 Monitorin¢:
26
27 1. Plans submitted for SPARC approval of the Tentative Map and PUD Development
2s Plan shall be reviewed for conformance with the adopted mitigation measures.
29 Public improvement plans submitted for Final Map approval shall be reviewed for
3o conformance with the adopted SPARC conditions of approval. All public area
31 improvements shall be subject to inspection by City staff for compliance with the
32 adopted conditions and mitigation measures, pnor to City acceptance.
33
34 2. .Plans submitted for administrative review/building permit approval of individual lot
35 development shall be reviewed for conformance with adopted mitigation measures,
36 and subdivision conditions of approval. All construction improvements shall be
37 subject to inspection by City staff for conformance with the adopted conditions
38 and mitigation measures prior to issuance of a Certificate of Occupancy for each
39 new unit constructed.
ao
at
42 V. ANIMAI, LIFE:
43
44 Miti¢ations:
45
46 1. Anon-development/open space easement shall be established on the Final Map,
47 measured a minimum of 30' from top of creek bank on Lot 1, and 60' from
48 centerline of the creek. The easement area shall be established for the purpose of
a9 native ripazian planting to enhance the existing creek habitat. Plans submitted for
5o SPARC approval of the Tentative Map and PUD Development Plan shall reflect
51 the easement azea and a planting and irrigation plan for wildlife habitat
52 enhancement. Plans shall be subject to review and approval by State Fish and
7 Reso. 97-256 NCS Page 7 of 15
1 Game, Sonoma Co. Water Agency, and SPARC. The approved plan shall be
2 implemented in conjunction with the Final Map, with all mitigation plantings to be
3 installed prior to City acceptance of the public improvements for the subdivision,
a and maintained by the subdivider until the lot is sold for development. Long term
5 maintenance of the creek area, including all mitigation plantings, shall be the
6 responsibility of the private property owner.
7
8 MonitorinP:
9
to I. See monitoring measures 4.1 and 4.2 (Plant Life) above.
11
12 VI NOISE:
13
1a Mitigations:
15
16 1. All City-authorized grading and construction activity shall be limited to the hours
17 between 7:00 AM and 7:00 PM Monday through Friday, except that indoor work
18 .may be conducted on Saturdays provided noise levels generated are acceptable to
19 nearby residents. No construction work shall be perrmtted on City recognized
20 holidays, and Sundays. The developer shall designate a construction management
zl person responsible for responding to any complaints generated regarding excessive
22 noise during construction. A telephone number for contacting the designated
23 individual shall be conspicuously posted at the construction site. The responsible
2a authority shall determine the cause of noise complaints received and implement
25 reasonable measures to resolve the issues. City .staff shall monitor complaints
26 .received and take reasonable steps to resolve issues in a timely manner as they
z7 arise, including enforcement of abatement procedures to bring violations into
28 conformance with City General Plan and Zoning Ordinance Performance
29 standards.
30
31 2. All new development proposed within Lots 1, 4, 5, 6, and 10 shall be accompanied
32 by data demonstrating that home construction will be consistent with City
33 Standards for acceptable interior and exterior noise levels.
34
35 3. See mitigation measure L 1. (Air).
36
37 Monitoring:
38
39 1. Plans submitted for SPARC approval shall be reviewed for conformance with
ao adopted mitigation measures. Construction plans subritted for development
al permit approval shall be reviewed for conformance with adopted mitigation
42 measures and SPARC conditions. Construction activities shall be monitored by
a3 City staff to ensure compliance with all mitigation measures pertaining to noise
44 control.
45
46 VII LIGHT AND GLARE:
47
48 Mitigations:
49
so 1. Plans submitted for SPARC approval of the Tentative Map and PUD Development
51 Plan shall incorporate lighting. plans, which reflect the location and design of all
5z proposed street lights, and any other exterior subdivision lighting proposed.
8 Reso. 97-256 NCS Page 8 of 15
1 Lighting shall be designed to prevent the intrusion of direct glare onto adjacent
2 residential properties. Standard City street light. fixtures shall be utilized unless
3 otherwise approved by SPARC and City staff.
4
5 2. Plans submitted for administrative approval of individual lot development shall
6 include provisions to avoid vehicular lighting impacts to bedroom azeas and other
7 light-sensitive living azeas of proposed homes. Development plans for lots
8 proposed at street intersections or in other potentially light-sensitive locations shall
9 incorporate architectural or landscape design features to screen interior living
to space from headlight glare.
11
12 Monitoring:
13
la 1. Plans submitted for approval of the Final Map and construction permits shall be
15 reviewed for conformance with SPARC conditions of approval. All construction
16 shall be subject to staff inspection for conformance with the approved construction
17 plans priof to City acceptance of the public improvements and issuance of a
18 Certificate of Occupancy for each new unit constructed.
19
20 VIII LAND USE:
zl
22 Mitigations:
23
2a 1. One lot shall be omitted for a maximum development yield of 8 lots within the
25 Ward portion of the project site. The deletion of one lot shall be reflected
26 consistently on both the PUD Development .Plan and the Final Map prior to
27 application for Final Map approval.
zs
29 2. The PUD Development Standards shall be modified prior to application for
3o SPARC approval of the project to reflect a minimum lot area of 11,000 sq. ft., and
31 no further subdivision of the lot shall be permitted without approval of an
3z Amendment to the Sunnyslope Assessment District PUD (based upon Ordinance
33 1856 NCS and Resolution 91-152 NCS) and the Stone Ridge Subdivision PUD
34 Zoning District approvals.
35
36 Monitoring:
37
38 I. City staff shall ensure that the PUD Development Plan and Final Map aze
39 appropriately amended to reflect deletion of one loY within the area identified as
4o the Wazd property, to achieve a maximum project yield of 191ots.
41
42 IX TRANSPORTATION/CIRCULATION:
43
44 Mitigations:
45
a6 1. The public street (Stone Ridge Court) shall provide a detached 5 foot standazd
a7 City sidewalk on at least one side of the street (west side). A 5' detached sidewalk
48 shall also be constructed across the Sunnyslope Road frontage of the project site
a9 where feasible as determined by staff at time of Final Map application.
50
Reso. 97-256 NCS Page 9 of 15
9
I 2. The project sponsor shall be responsible for payment of all. applicable special
2 development fees, including Traffic Impact Mitigation fees prior 4o issuance of a
3 Certificate of Occupancy for each new home constructed.
4
5 3. Lots 1, 4, 6, and 10 shall have a 1 foot non-access easement dedicated to the City
6 on the Final.Map across their Sunnyslope Road frontage.
7
8 4. Prior to SPARC review of the subdivision plans, the written PUD Development
9 Standards shall be modified to include provisions requiring a minimum of 5 off-
Io street parking spaces per principal residence.
11
12 5. On-street pazking shall be prohibited. within the cul de sac bulb for Stone Ridge
13 Court, in order to ensure adequate turnaround area for emergency services. Plans
la submitted at time of Final Map application shall reflect this requirement.
is
16 Monitoring:
17
18 1. The design of the public street and private driveways, including provisions for
19 pedestrian sidewalks and paths shall be subject to SPARG and staff review and
20 approval prior to Final Map approval by the City Council. Plans submitted for
zl approval of the Final Map and public improvement plans shall reflect all adopted
22 project conditions of approval and mitigation measures.
23
24 2. All site improvements shall be subject to inspection by City staff for compliance
25 with the approved improvement plans and all adopted rut~gation measures and
26 conditions of approval priorto City acceptance of the public area improvements.
27
28 3. All private lot improvements shall be subject to inspection by City staff for
z9 compliance with the approved building permits and all adopted mitigation
30 measures and conditions of approval, prior to issuance of a Certificate of
31 Occupancy for all lots with new home construction.
32
33 X PUBLIC SERVICE:
34
35 Mitigations:
36
37 1. Post address at or near main entry door -minimum four (4) inch letters on
38 contrasting background.
39
40 2. Address locator required to be posted at or neaz the driveway entrance.
41 Reflectorized numbers are acceptable. Location and design to be approved by the
a2 Fire Marshal's office.
43
as 3. Residential buildings constructed at or above one hundred-sixty feet in elevation
as aze required to have a residential fire sprinkler system (NFPA 13D), this will affect
46 lots 12,1314,15;16,17,19 and 20. The buildable area of Lot 20 is limited to within
47 150' of the last fire hydrant as measured by an approved route azound the exterior
a8 of the building.
49
50 4. In residential buildings less than 3,500 sq.ft. in floor area and below 160' elevation,
51 provide fire sprinklers, off the domestic water system, at normal sources of
10 Reso. 97-256 NCS Page 10 of 15
1 ignition. These areas aze specifically at clothes dryers, kitchen stoves, furnaces,
2 water heaters, and fireplaces. In addition, spare spnnklers (one of each type in the
3 residence) and wrench shall be provided in a red spare sprinkler head box in the
4 garage.
5
6 5. An approved cul-de-sac is required at the end of the private drive. off Stoneridge
7 Court. An approved cul-de-sac will not be required if one of the two following
8 conditions is met:
9
to For Lots 19 and 20:
11
12 a) Hammerhead turn-arounds may be acceptable if the houses for Lots 19 and
13 20 are fully sprinklered. Fully sprinklered is defined as an NFPA 13D sprinkler
la system with additional protection in the attic, garage, bathrooms over 55 squaze
15 feet and in closets over 24 square feet or over 3 feet deep (this may affect the size
16 of the water service area for these lots).
17
18 b) Hammerhead turn-arounds and fully-sprinklered houses will not be
19 required for Lots 19 and 20 if an emergency vehicle access to the adjacent
20 property line at the end of the private drive off Stoneridge Court is provided.
21 .However, a residential fire sprinkler system (NFPA 13D) will still be required
22 because the lots are above the 160' elevation.
23
24 6. Provide access, a minimum twenty (20) feet, exclusive of on-street parking, all
25 asphalt surface with thirteen feet-six inches (13'6") vertical height clearance. The
26 private drive off Stoneridge Court appears not to meet this standard.
27
28 7. Add as a general note to plans:
29
3o No combustible construction is permitted above the foundation unless an approved
31 all weather hard surface road is provided to within one hundred-fifty (150') of the
3z farthest point of a building or structure.
33
3a All fire hydrants for the project must be tested, flushed, and in service prior to the
35 commencement of combustible construction on the site.
36
37 8. All required fire lanes in which no parking is allowed shall be designated by
38 painting curbs red. Where no curbs exist, signs approved by the Fire Marshal shall
39 be installed. This applies to the private drive off Stoneridge and Kelly Creek Lane.
40
al 9. The two proposed 30 foot access easements provided for the private drives shall
a2 also provide an emergency vehicle access easement dedicated to the City on the
43 Final Map.
as
a5 10. The project sponsor shall be responsible for payment of all applicable special
ab development fees, including Community Facilities Development fees, Pazk and
47 Recreation Land Improvement fees, and School Facilities fees. Fees shall be
a8 calculated and paid as specified by City Resolution.
49
50 11. Landscape plans submitted for SPARC approval of the Tentative Map and PUD
51 Plan shall incorporate the use of plant materials and/or design strategies to
11 Reso. 97-256 NCS Page 11 of 15
1 minimize maintenance requirements and fire risk for all right-of--way landscape
2 azeas. Language encouraging use of fire resistant landscaping for private lot
3 development shall be incorporated into the PUD Development Standards subject
4 to SPARC approval.
5
6 12. All street trees, perimeter fencing/walls and other improvements within the public
7 right of way on Sunnyslope Road and interior public streets (Stone Ridge Court),
a shall be maintained by a Landscape Assessment District (LAD) through contract
9 services subject to approval of the City Council in conjunction with the Final Map.
l0 Landscaping within these areas shall be designed and installed to City standards
11 acceptable to City of Petaluma Planning, Engineering, Public Works and Parks
12 staff. Irrigation to serve all landscaping in street tree planter strips adjacent to
13 private residences shall be designed to connect with the private lot irrigation
14 systems of the adjoining lots. Separate imgation systems shall be established for
15 street frontage landscape areas located between the street curb and any subdivision
16 .perimeter walls and landscape islands. Costs of formation of the required LAD
17 shall be borne by the project proponents at the time of Final Map application.
18
19 Monitoring:
20
21 1. Plans submitted for approval of the Final Map and development permits shall be
22 subject to Fire Marshal, Public Works, and Pazks Depaztment review for
23 incorporation of all City safety and maintenance standards, adopted project
24 conditions of approval and mitigation measures.
25
26 2. All construction shall be subject to inspection by City staff for conformance with
27 the approved plans and adopted mitigation measures and conditions of project
zs approval, prior to City acceptance of the public azea improvements and issuance of
29 a Certificate of Occupancy for each new unit constructed.
30
31 XI UTILITIES:
32
33 Mitigations:
34
35 1. A 10 foot wide "public water main easement" shall be dedicated to the City on the
36 Final Map over Lot 13 or 14 from the westerly property line, where it intersects
37 with a separately required water main easement on the adjacent lands of Maxwell,
3s to the public street (Stone Ridge Court). Additionally, a 10 foot wide "public
39 water main easement" shall be dedicated to the City on the Final Map over lots IA
4o and/or 20 from Stone Ridge Court to the southeasterly boundary to the adjacent
41 private drive (Suncrest Hill Drive).
42
43 2. All sanitary sewer mains serving more than one property shall be public unless a
44 maintenance declaration is provided to insure long term private maintenance.
45 Public sanitary sewers on private property shall be w~tlun a 10 foot wide easement
46 dedicated to the City on the Final Map and covered with an all weather surface.
47
as 3. This project shall utilize the existing sanitary sewer mains and water mains stubbed
a9 out to this property. Prior to Final Map and improvement plan approval, the
50 developer shall reimburse the City the construction costs incurred for installation
51 of water and sanitary sewer systems improvements which were installed for the
12 Reso. 97-256 NCS Page 12 of 15
1 benefit of this property as part of Sunnyslope Road improvements. The estimated
2 reimbursement is $3,088.00 (Fullerton) and $2,775.00 (Ward).
3
4 4. City standard street lights shall be installed on Stone. Ridge Court. The
5 improvement plans shall show the electrical service point for the street lights as
6 provided by Pacific Gas and Electric.
7
8 5. Pursuant to Municipal Code Section 20.36.140, all utility distribution facilities
9 shall be placed underground. All existing overhead utility distribution facilities
to across the project's Sunnyslope Road frontage shall be placed underground.
I1
12 Monitorin¢:
13
14 1. All required mitigation measures shall be reflected in plans submitted for City
15 approval of the Final Map and Public Improvement Plans, and shall be subject to
16 the review and approval of Fire, Public Works, Engineering and Planning staff.
17
Is 2. All construction shall be subject to inspection by City staff for compliance with the
19 approved Public Improvement Plans prior to City acceptance of public facilities.
20
21 XII AESTHETICS:
zz
z3 MitiEations:
za
z5 1. New home construction shall be subject to administrative review (via
26 administrative SPARC on lots 1,4, 6, 1Q, 11-14, 19, 20 and building permit review
27 for other lots, pursuant to the adopted PUD Development Standards) for
28 assessment of the sensitivity of the individual lot development proposals,
29 particularly as they relate to the following: 1) preservation of visible open space
3o along ridgelines visible from D .Street; 2) responsiveness to potential privacy issues
31 where lots abut existing development; 3) minimization of drainage and grading
32 impacts, particularly as they relate to downhill development and public views; 4)
33 avoidance of potential grading and irrigation impacts to existing trees (particularly
3a native oaks); 5) avoidance of view obstructions to neighboring properties,
35 particularly those on Suncrest Hill across from Lot 20; 6) avoidance of impacts to
36 the Kelly Creek riparian corridor. Additional lot-specific analysis may be
37 conducted and/or more restrictive grading, height, floor area, lot coverage,
3s exterior design, landscaping or other standazds may be imposed through the
39 SPARC/building permit processes as necessary to ensure appropriate architectural
ao and site design for the individual setting under consideration.
41
42 2. The PLTD Development Standards shall be amended prior to SPARC approval of
a3 the Tentative Map and PUD Development Plan, to incorporate .more detailed
as provisions pertaining to the following:
45
46 a. Maximum permitted building height for all lots shall be consistent with
47 standards under the R-I 20,000 District. However, plans submitted for lots
as subject to administrative SPARC review shall include a view analysis prepared by a
49 licensed architect or engineer, indicating visibility of proposed structures from
so primary viewpoints on D St., Sunnyslope Rd., and Suncrest Hill Dr. Building
51 height shall be measured pazallel to the proposed grades. Maximum permitted
13 Reso. 97-256 NCS Page 13 of 15
1 building height for new accessory structures shall be limited to 15' except as
z permitted for approved accessory dwellings.
3
a b. Setbacks for the primary structure and all accessory structures in excess of
5 6' in height shall be as defined by the SPARC-approved building envelopes for
6 each lot. The building envelopes for all lots shall be modified as necessary to meet
7 Fire service requirements.
8
9 c. The maximum building footprint coverage for all lots, including all
to accessory structures, covered decks, patios and carports, shall .not exceed 4,500
11 square feet for lots 11-14, 19, 20. Coverage shall not rnclude roof overhangs,
12 open wood decks or patios, and paved areas. Maximum lot coverage for all other
13 lots shall be consistent with prov~s~ons of the R-1 20,000 District.
14
15 d. Except where specified under the PUD Standards for the subdivision, all
16 properties and uses within the subdivision shall be regulated in a manner consistent
17 with the R-1 20,000 Zoning District.
18
19 Monitoring:
20
21 1. Plans submitted for approval of the Final Map and development permits shall be
22 reviewed for compliance with all adopted m~t~gation measures and conditions of
23 project approval.
za
25 2. All construction shall be subject to City staff inspection for compliance with
26 adopted mitigation measures and conditions of project approval, the approved
27 public improvement plans an d approved development permits, prior to City
zs acceptance of public azea improvements and issuance of a Certificate of
29 Occupancy for each new unit constructed.
30
3 r XIII RECREATION:
32
33 Mitigations:
34
35 1. The developer shall be responsible for payment of Park and Recreation land
36 improvement fees as established by City Councrl Resolution.
37
38 Monitoring:
39
40 1. Fees shall be collected prior to issuance of a Certificate of Occupancy for each new
41 unit constructed.
42
a3 XIV ARCHITECTURAL/HISTORICAL:
44
45 Mitigations:
46
47 1. Prior to grading activity, the project proponent shall advise all contractors
48 conducting soil disturbing activities of the potential for encountering buried
a9 archaeological resources. If concentrations of historic or prehistoric materials
50 (e.g., adobe foundations or walls, structural remains with square nails, backfield
sl privies, wells or other refuse deposits) are encountered dunng grading or other
14 Reso. 97-256 NCS Page 14 of 15
1 ground-disturbing activities, work in the immediate area of the finds shall be halted
2 and City staff notified. A qualified historic archaeologist shall then be consulted
3 for further evaluation of the situation, and any subsequent recommendations
4 implemented.
5
6 Monitorin>;:
8 1. All construction activities shall be routinely monitored by City Public Works and
9 Building staff during the course of required inspections. Planning staff shall be
to notified of any findings of potential archaeological significance for further referral.
11
12 sinrdgnd / plan87
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the App form as to
Council of the City of Petaluma ata (Regular) rit9ddxQf9tatdd>'~j meeting
on the ....1,.;zYkl..........:. day of ........SS<RtoJSII;?Q.C:....---' 19..7.., by the
following vote:
City Attorney
AYES: Read, Keller, Stomps, Torliatt, Maguire, Vice Mayor Hamilton, Mayor Hilligoss
NOES: None
ABSENT: No e ~ p.Q~•fJ
ATTEST :
`-x:...:11..1,.. ~t~/
y Clerk IS Mayor ~
comet Filn.._......_._
CA 1085 Res. No..........0~..rr..-ZS6,,, N.C.S. PagC 15 of 15