HomeMy WebLinkAboutPlanning Commission Resolution 2020-05 03/10/2020NOWK0122:1EA1111• •
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE CORONA STATION RESIDENTIAL PROJECT
LOCATED AT 890 NORTH MCDOWELL BOULEVARD
APN 137-061.019
File No.: PLMA -18-0006
WHEREAS, Todd Kurtin with Lomas Corona Station LLC submitted an application for the Corona
Station Residential Project, including a Zoning Text Amendment, Development Agreement, Density Bonus
and Development Concession/Incentive, Tentative Subdivision Map, Conditional Use Permit and Site Plan
and Architectural Review for a 110 unit residential project within the MU 1 B zone with Flood Plain -
Combining (FP -C) Overlay, located on a 6.5 -acre site at 890 North McDowell Boulevard (APN 137-061-
019) (the "Project"); and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, on
November 12, 2019, at which time all interested parties had the opportunity to be heard; and
WHEREAS, at said hearing, the Planning Commission considered the staff report dated November
12, 2019, including the Mitigated Negative Declaration and continued the item to a date certain of
November 19, 2019 directing staff to return with resolutions for denial; and
WHEREAS, on November 19, 2019 the Planning Commission approved Resolution No. 2019-17
recommending the City Council adopt the MND and while the Planning Commission was not supportive
of the overall project for the reasons expressed at the November 12, 2019 Planning Commission and
summarized in Resolution No. 2019-18, Resolution No. 2019-19, and Resolution No. 2019-20, the Planning
Commission found the environmental analysis contained in the project -specific Mitigated Negative
Declaration to be adequate to disclose potential environmental impacts of the project; and
WHEREAS, the Planning Commission found the overall project inconsistent with key policies in the
General Plan and Station Area Master Plan calling for a mixed use transit oriented development to
enhance and facilitate the second SMART station and therefore approved Resolutions No. 2019-18, 2019-
019, and 2019-020 recommending denial of the Development Agreement, Density Bonus, and Tentative
Map; and
WHEREAS, at a duly noticed public hearing on January 14, 2020 the Planning Commission
considered a Zoning Text Amendment to conditionally permit single family use in the MU 1 B zoning district
and approved Resolution No. 2020-01 denying the Zoning Text Amendment; and
WHEREAS, on January 15, 2020 the applicant submitted an appeal of the Planning Commission's
denial of the Zoning Text Amendment; and
WHEREAS, the City Council held duly noticed public hearings to consider the project on January
27, 2019 and February 24, 2020, at which time they considered the Planning Commission's
recommendation and all interested parties had the opportunity to be heard; and
WHEREAS, on February 24, 2020 the City Council approved Resolution No. 2020-029 N.C.S.
approving the Mitigated Negative Declaration and Mitigated Negative Declaration for the project; and
WHEREAS, also on February 24, 2020 the City Council introduced Ordinance No. 2720 N.C.S. to
uphold the applicant's appeal, overturn the Planning Commission's denial, and modify the Implementing
Planning Commission Resolution No. 2020-05 Page 1
Zoning Ordinance Table 3.1 to allow single family use as conditionally permitted in the MU 1 B zoning district
when adjacent to an existing or planned SMART station and with a minimum density of 26 units per acre;
and
WHEREAS, also on February 24, 2020 the City Council introduced Ordinance No. 2721 N.C.S. to
approve a Development Agreement between the City and the applicant and including provisions
related to inclusionary housing and sustainability requirements that impact the future development of the
Corona Station Residential Project; and
WHEREAS, approval of both ordinances referenced above are scheduled for consideration by the
City Council on March 16, 2020; and
WHEREAS, on February 24, 2020 the City Council approved Resolution No. 2020-030 N.C.S.
approving a Density Bonus and development concession for the Project and including an increased
height above the 30 foot maximum allowed in the MU 1 B zoning district and a reduced parking
requirement; and
WHEREAS, also on February 24, 2020 the City Council approved Resolution No. 2020-031 N.C.S.
approving a Vesting Tentative Subdivision Map for the project which approves the overall layout and
configuration of the project and with conditions applicable to the implementation of the subsequent
Conditional Use Permit and Site Plan and Architectural Review for the Project; and
WHEREAS, public notice of the March 10, 2020 Planning Commission hearing was published in the
Argus Courier on February 27, 2020 and sent to all property owners and residents within a 1,000 foot radius
of the project site; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, on
March 10, 2020, at which time all interested parties had the opportunity to be heard; and
WHEREAS, at said hearing, the Planning Commission considered the staff report dated March 10,
2020, and including the associated entitlements approved by the City Council on February 24, 2020; and
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Petaluma as follows:
1. An Initial Study was prepared in compliance with the California Environmental Quality Act for the
proposed project, inclusive of the proposed zoning text amendments, It was determined that the
proposed project could result in potentially significant impacts related to Air Quality, Biological
Resources, Cultural Resources, Geology/Soils, Greenhouse Gas Emissions, Hazards, Hydrology, Noise,
and Utilities. However, the Initial Study found that project impacts would be mitigated to a less -than -
significant level through implementation of recommended mitigation measures or through
compliance with existing Municipal Code requirements or City standards. The City Council approved
Resolution No. XX on February 24, 2020 approving the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for the project.
2. The Planning Commission hereby approves Site Plan and Architectural Review for the Corona Station
Residential Project implementing the approved Vesting Tentative Map approved by the City Council,
incorporating appropriate provisions of the approved Development Agreement and Density Bonus
Housing Agreement, and based on the findings made below and subject to the conditions of
approval attached as Exhibit 1 hereto and incorporated herein by reference.
3. The project is consistent with Implementing Zoning Ordinance (IZO) §24.010 - Site Plan and
Architectural Review, in that all required findings found in §24.010(G) can be made as follows:
Planning Commission Resolution No. 2020-05 Page 2
A. The appropriate use of quality materials and harmony and proportion of the overall design.
The project incorporates a variety of exterior materials to differentiate the four architectural styles
used throughout the 110 residential units. Materials include cementitious lap and shingle siding,
board and batten siding, and cement plaster as the base exterior materials with stone and bring
veneer used as accents. Decorative shutters, planter boxes and corbels create architectural
detailing and each unit has a defined entry at the ground level. Vinyl windows are proposed with
simulated divided lights including grids on both the interior and exterior of the glass. Trim detailing
includes both foam and wood trim. The materials proposed are consistent with those typically
found in a larger non -custom home development and represent cost effective low maintenance
materials.
B. The architectural style which should be appropriate for the project in question, and
compatible with the overall character of the neighborhood.
The project site is separated from immediately adjoining parcels by major arterials and the SMART
rail. Neighboring residential uses include the two mobile home parks on the opposite side of North
McDowell and the nearly completed Brody Ranch project on the opposite side of the rail. The
Project is differentiated in residential type and layout from both of these neighbors and at a higher
density than the Brody Ranch development. However, the architectural style is not inappropriate
in context with these existing residential neighbors. The surrounding area has a mix of uses, and
several nearby parcels that are likely to redevelop in the coming years, particularly with the
creation of the SMART station.
C. The siting of the structure on the property, as compared to the siting of other structures in the
immediate neighborhood.
The project site is a triangular parcel bounded by the SMART rail, Corona Road, North McDowell
Boulevard, and Corona Creek. Therefore, the project site is not immediately adjacent to any
adjoining buildings. The layout of the approved Vesting Tentative Subdivision Map provides a
layout that fronts units on North McDowell to the extent possible to create a developed edge
along the arterial. The project incorporates 110 residential units at an overall density of 26 units
per net acre, consistent with the underlying General Plan land use designation for the site that
allows a maximum of 30 units per net acre. The site is adequately sized to accommodate the
residential use at the proposed residential use at the proposed density and has been designed
to connect the new land use to the surrounding neighborhood through bicycle and pedestrian
connection and safe vehicular access.
D. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures.
No signs are proposed as part of the residential project. Any future signage associated with home
occupations that may utilize the residential units and/or the ground floor flex space designed into
many of the units, will be required to meet all criteria as outlined in IZO Section 7.XXX to ensure
compatibility with the overall residential character of the neighborhood.
E. The bulk, height, and color of the proposed structure as compared to the bulk, height, and
color of other structures in the immediate neighborhood.
As previously mentioned, the project site does not have any immediate neighbors due to the site
configuration as a triangular property bounded by the SMART rail line, Corona Road, North
McDowell Boulevard and Corona Creek. The most immediate residential neighbors are
Youngstown and Petaluma Estates Mobile Home Parks on the opposite side of North McDowell
and Brody Ranch on the opposite side of the SMART right of way. The project includes relatively
modest sized units in three story attached and detach products. The attached units are grouped
Planning Commission Resolution No. 2020-05 Page 3
as four-plex and six-plex. An increased height concession to exceed the 30 foot maximum for the
MU1B zoning district was approved as part of the Density Bonus for the project. The bulk and
height of the project is less than the multi family buildings approved with the Brody Ranch project
but considerable larger than the individual units in the mobile home park. Overall the project
creates a continuum with the surrounding residential developments and is duly buffered from any
immediate neighbors due to the site's configuration.
The color palette proposed is generally muted with accent colors and is appropriate to the type
of development and surrounding neighborhood.
F. Landscaping to approved City standards shall be required on the site and shall be in keeping
with the character or design of the site. Existing trees shall be preserved wherever possible.
The proposed landscape palette introduces a variety of trees, shrubs, and ground cover to create
a coordinated but diverse character. Larger trees are proposed along North McDowell to create
a buffer to those units fronting on the busy arterial and to provide calming separation for the Class
I pathway. Similarly, a larger tree species is used along the northern property line adjacent to the
SMART rail to create buffer for the common area. Enhanced planting along Corona Creek
provides native species more suitable to the creek while smaller ornamental trees are used along
the internal pedestrian spine and courtyard. The project has been conditioned to meet all criteria
of the City's water efficiency ordinance.
G. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and
convenience and shall conform to approved City standards.
The overall ingress, egress, and internal circulation for bicycles and vehicles was thoroughly
considered as part of the Vesting Tentative Map and the Mitigated Negative Declaration which
was approved by the City Council on February 24th. The Pedestrian and Bicycle Advisory
Committee reviewed the project in September of 2019 and their recommendations were
incorporated into the conditions of the VTM and are further referenced in Exhibit 1 to this resolution.
Vehicular parking is provided for each unit in attached two car garages. The overall parking ratio
is consistent with the reduced requirement approved with the Density Bonus for the project.
Bicycle hooks are provided and conditioned in each garage. Additionally, there are several
exterior bike racks provided within the project.
4. Approval by the SMART Board and the City Council of an agreement between SMART and the City
obligating SMART to design and build a second Petaluma SMART station at the corner of McDowell
Boulevard and Corona Road shall be a condition precedent to this resolution taking effect. Absent
such approval by the SMART Board and the City Council, this resolution shall be of no force or effect.
In addition, this resolution will be of no force and effect unless and until the Ordinance Upholding the
Appeal Filed By Lomas -Corona LLC, Overturning the Planning Commission's Denial, and Amending
the Text of the Implementing Zoning Ordinance, Ordinance 2300 N.C.S., Table 4.3, Ordinance 2720
N.C.S. takes effect. Upon approval by the SMART Board and the City Council of an agreement
between SMART and the City obligating SMART to design and build a second Petaluma SMART station
at the corner of McDowell Boulevard and Corona Road, and upon Ordinance 2720 N.C.S taking
effect, this resolution will take effect, without further action of the Planning Commission.
Planning Commission Resolution No. 2020-05 Page 4
ADOPTED this 1Omday cfMarch, 2O2O,bvthe following vote:
Commission Member
Aye
No
Absent
Abstain
Vice Chair Bauer
x
Gomez
x
Potter
x
Streeter
x
,- �
APPROVED AS TO FORM:
Eric 4y, City ^+�~
Planning Commission Resolution No. 2O2O-05 Page
SITE PLAN AND ARCHITECTURAL REVIEW Exhibit 1
CONDITIONS OF APPROVAL
Corona Station Residential Project
Project File No. PLMA 18-0006
March 10, 2020
PLANNING DIVISION
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with plans on file with the Planning Division and date stamped October 25, 2019 and
revised site plan date stamped March 4, 2020, except as modified by these conditions of approval. A
determination of substantial conformance shall be made by the Planning Manager during the plan
check review process. Nothing shall preclude the Planning Manager from referring a substantial
conformance determination to the Planning Commission for review at a publicly noticed meeting.
2. Approval of the Site Plan and Architectural Review is contingent upon the City Council's approval of
the associated Zoning Text Amendment, compliance with all applicable terms of an approved
Development Agreement, and approval of an agreement between the City and Sonoma Marin Area
Rail Transit (SMART).
3. All mitigation measures applicable to the project and as adopted pursuant to City Council Resolution
No. 2020-029 N.C.S. are included by reference and shall be satisfied consistent with the approved
Mitigation Monitoring and Reporting Program.
4. The Conditions of Approval and Mitigation Measures shall be listed on the first sheet of the office and
job, site copies for all building permit plans prior to issuance.
5. The applicant shall pay the Notice of Determination ("NOD") Clerk's fee to the Planning Division. The
applicant shall provide a $50.00 check made payable to the Sonoma County Clerk. Planning staff
will file the Notice of Determination with the County Clerk's office.
6. No building permits shall be issued for any buildings on the site until a Final Map has been approved
and recorded.
7. The applicant shall defend, indemnify and hold harmless the City and its officials, boards, commissions,
agents, officers and employees ("Indemnitees") from any claim, action or proceeding against
Indemnitees to attack, set aside, void or annul any of the approvals of the project to the maximum
extent permitted by Government Code section 66477.9. To the extent permitted by Government
Code section 66477.9, the applicant's duty to defend, indemnify and hold harmless in accordance
with this condition shall apply to any and all claims, actions or proceedings brought concerning the
project, not just such claims, actions or proceedings brought within the time period provided for in
applicable State and/or local statutes. The City shall promptly notify the subdivider of any such claim,
action. or proceeding concerning the subdivision. The City shall cooperate fully in the defense.
Nothing contained in this condition shall prohibit the City from participating in the defense of any
claim, action, or proceeding, and if the City chooses to do so, applicant shall reimburse City for
attorneys' fees and costs incurred by the City to the maximum extent permitted by Government Code
section 66477.9.
8. The applicant shall be subject to all applicable development impact fees in affect at time of building
permit issuance. Said fees are due prior to final inspection or certificate of occupancy.
9. This approval is granted for and contingent upon construction of the project as a whole, in a single
phase, with the construction and/or installation of all features approved and required herein.
Modifications to the project, including but not limited to a major change in construction phasing, may
Planning Commission Resolution No. 2020-05 Page 6
require an amendment to this condition by the Planning Commission through the Site Plan and
Architectural Review provided at IZO §24.010.
10. This approval is, as provided for at IZO §24.010(1), effective for a twelve (12) month period unless the
permit has been exercised or unless an extension of time is approved in compliance with IZO
§24.010(J).
11. The colors, materials, and light fixtures shall be in substantial conformance with those noted on the
plan set and the color board in the plan set.
12. All standpipes, check valves and other utilities shall be placed underground or fully screened from
view by decorative screening structures or landscaping to be reviewed and approved by the
Planning Manager.
13. The site shall be kept cleared of garbage and debris at all time.
14. Except as modified by the conditions herein, construction activities shall comply with performance
standards specified in IZO Chapter 21.
15. All plantings shall be maintained in good growing condition. Such maintenance shall include, where
appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering.
Whenever necessary, planting shall be replaced with other plant materials to ensure continued
compliance with applicable landscaping requirements. Required irrigation systems shall be fully
maintained in sound operating condition with heads periodically cleaned and replaced when missing
to ensure continued regular watering of landscape areas, and health and vitality of landscape
materials.
16. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project
without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best
Management Practices (BMPs) regarding pesticide/herbicide use and as well as Integrated Pest
Management techniques for the protection of bicyclists and pedestrians.
17. All tree stakes and ties shall be removed within one year following installation or as soon as trees are
able to stand erect without support.
18. No signage is approved by this permit. Separate sign permits in compliance with IZO Section 7.050
shall be obtained for any home occupation.
19. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable
hours of construction and contact information for complaints. Proof of sign installation shall be
provided to the Planning Manager prior to construction commencing.
20. Consistent with IZO Section 3.040, Program 4.3 of the 2015-2023 Housing Element, and provisions of the
approved Development Agreement for the project, the applicant shall develop no less than 17 on-
site dwelling units affordable for at least 99 years to low- and moderate -income households. The
affordable units shall be constructed concurrently with the market -rate units and shall be consistent
with the terms of the Density Bonus Agreement as approved by the City Council.
21. Consistent with the approved Development Agreement, the project shall be built as an all electric
project without any new gas infrastructure. Each residential unit shall be built with photovoltaic and
electrical vehicle charging stations.
22. Prior to building permit and Public Improvement Plan approval, locate gas meter assemblies on plans
in manner least visually obstructing, location and screening subject to review and approval of the
Planning Manager, City Engineer, and PG&E.
Planning Commission Resolution No. 2020-05 Page 7
23. Within. the interior garages of each unit a bicycle hook and electrical vehicle charger shall be
installed.
24. Prior to issuance of building permit the applicant shall submit appropriate documentation
demonstrating that the photovoltaic array has been maximized on each unit. The documentation
shall be prepared by a qualified professional and shall be subject to review and approval by the
Planning Manager and Chief Building Official.
25. All simulated divided light windows shall have interior and exterior divides.
26. Improvement plans shall incorporate interior street lights to match the SAMP design standards. Light
poles shall not exceed 16 feet in height.
27. Wall mounted lights on garages shall be hard wired to be activated at dusk and dawn to ensure
consistency and visibility in the courts and alleys absent pole lighting.
MITIGATION MEASURES
28. AQ -1: The applicant shall incorporate the Best Management Practices (BMPs) for construction into
the construction and improvement plans and clearly indicate these provisions in the specifications. In
addition, an erosion control program shall be prepared and submitted to the City of Petaluma prior
to any construction activity. BMPs shall include but not be limited to the BAAQMD Basic Construction
Mitigation Measures as modified below:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved
access roads) shall be watered three times per day.
• All haul trucks transporting soil, sand, or other loose material shall be covered.
• All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power
vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
• All vehicle speeds on unpaved roads shall be limited to 15 mph.
• All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
• Idling times shall be minimized either by shutting equipment off when not in use or reducing the
maximum idling time to 5 minutes (as required by the California airborne toxics control measure
Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided
for construction workers at all access points.
• All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic and
determined to be running in proper condition prior to operation.
• Construction equipment staging shall occur as far as possible from existing sensitive receptors.
• The Developer shall designate a person with authority to require increased watering to monitor
the dust and erosion control program and provide name and phone number to the City prior to
issuance of grading permits. Post a publicly visible sign with the telephone number of designated
person and person to contact at the Lead Agency regarding dust complaints. This person shall
respond and take corrective action within 48 hours. The Air District's phone number shall also be
visible to ensure compliance with applicable regulations.
29. AQ -2: To reduce potential impacts to air quality during construction, the project shall develop and
implement a plan demonstrating that off-road equipment used on-site to construct the project would
achieve a fleet -wide average 45 percent reduction, or more, in diesel particulate matter exhaust
Planning Commission Resolution No. 2020-05 Page 8
emissions, Examples of how to achieve this reduction may include but is not limited to a combination
of the following:
• Diesel -powered off-road equipment larger than 25 horsepower operating on-site for more than
two days continuously shall at a minimum meet U.S. EPA particulate matter emissions standards for
Tier 2 engines that include CARB-certified Level 3 Diesel Particulate Filters or equivalent.l
Equipment that meets U.S. EPA Tier 3 standards with DPF 3 filters for particulate matter or engines
meeting Tier 4 particulate matter standards would meet this requirement.
• All diesel -powered off-road equipment, larger than 25 horsepower, operating on the site for more
than two days continuously shall, at a minimum, meet U.S. EPA particulate matter emissions
standards for Tier 2 engines.
• Line power would be provided to limit the use of any portable diesel -powered equipment to 20
hours (e.g., generators, compressors, welders, etc.).
• Use of construction equipment that is alternatively -fueled (non -diesel).
• The simultaneous occurrence of excavation, grading, and ground -disturbing construction
activities on the same area at any one time shall be limited. Activities shall be phased to reduce
the amount of disturbed surfaces at any one time.
• Minimize the idling time of diesel powered construction equipment to two minutes.
• All construction equipment, diesel trucks, and generators be equipped with Best Available Control
Technology for emission reductions of NOx and PM.
• Require all contractors use equipment that meets CARB's most recent certification standard for
off-road heavy duty diesel engines.
30. BIO -1: In order to avoid impacts to special -status avian species and other birds protected under the
Migratory Bird Treaty Act, site preparation activities, including the removal of trees and building
demolition, should occur outside of the bird -nesting season between September l st and January 31st. If
vegetation removal or construction begins between February 1st and August 31st, preconstruction
surveys including call sounds shall be conducted by a qualified biologist within 7 days and up to 14 days
prior to such activities to determine absence or the presence and location of nesting bird species. The
nesting survey shall include the examination of all trees within 200 feet of the project site, or as otherwise
determined by a qualified ornithologist, including those not identified for removal. If active nests are
present, temporary protective breeding season buffers shall be established by a qualified biologist in
order to avoid direct or indirect mortality or disruption of these birds, nests or young. The appropriate
buffer distance is dependent on the species, surrounding vegetation and topography and will be
determined by a qualified biologist to prevent nest abandonment and direct mortality during
construction. Buffers may be larger for special -status species. Work may proceed if no active nests are
found during surveys or when the young have fledged a nest or the nest is determined to be no longer
active.
31. CUL -1: If during the course of ground disturbing activities, including, but not limited to excavation,
grading and construction, a potentially significant prehistoric or historic resource is encountered, all work
within a 100 -foot radius of the find shall be suspended for a time deemed sufficient for a qualified and
city -approved cultural resource specialist to adequately evaluate and determine significance of the
discovered resource and provide treatment recommendations. Should a significant archeological
resource be identified a qualified archaeologist shall prepare a resource mitigation plan and monitoring
program to be carried out during all construction activities. Prehistoric archaeological site indicators
include: obsidian and chert flakes and chipped stone tools; grinding and mashing implements (e.g.,
slabs and handstones, and mortars and pestles); bedrock outcrops and boulders with mortar cups; and
locally darkened midden soils. Midden soils may contain a combination of any of the previously listed
items with the possible addition of bone and shell remains, and fire affected stones. Historic period site
indicators generally include: fragments of glass, ceramic, and metal objects; milled and split lumber;
1 http://www.arb.ca.aov/diesel/verdev/vt/cvt.htm
Planning Commission Resolution No. 2020-05 Page 9
and structure and feature remains such as building foundations and discrete trash deposits (e.g., wells,
privy pits, dumps).
32. GE® -1: As determined by the City Engineer and/or Chief Building Official, all recommendations outlined
in the Geotechnical Investigation dated August 28, 2018, prepared by Stevens, Ferrone & Bailey,
Engineering Company, Inc., including but not limited to, site preparation and grading, excavation,
seismic design, foundation design, and sound wall design are herein incorporated by reference and
shall be adhered to in order to ensure that appropriate construction measures are incorporated into
the design of the project. Nothing in this mitigation measure shall preclude the City Engineer and/or
Chief Building Official from requiring additional information to determine compliance with applicable
standards. The geotechnical engineer shall inspect the construction work and shall certify to the City,
prior to issuance of a certificate of occupancy that the improvements have been constructed in
accordance with the geotechnical specifications.
33. GE® -2: Prior to issuance of a grading permit, an erosion control plan along with grading and drainage
plans shall be submitted to the City Engineer for review. All earthwork, grading, trenching, backfilling,
and cornpaction operations shall be conducted in accordance with the City of Petaluma's Grading
and Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code. These
plans shall detail erosion control measures such as site watering, sediment capture, equipment staging
and laydown pad, and other erosion control measures to be implemented during construction activity
on the project site.
34. GHG-1: A GHG reduction plan shall be developed and demonstrate that GHG emission from the
operation of the project would be reduced, such that the project would have GHG emissions not
exceeding 660 MT of CO2e/ year or 2.8 MT/capita/year in 2030. Elements of this plan may include the
following:
Installation of solar power systems or other renewable electric generating systems that provide
electricity to power on-site equipment and possibly provide excess electric power;
s Provide infrastructure for electric vehicle charging in residential units (i.e., provide 220 VAC power)
a Develop and implement a transportation demand management (TDM) program to reduce mobile
GHG emissions;
• Incorporate pedestrian and bicycle circulation features;
• Increase water conservation above State average conditions for residential uses;
• Construct onsite or fund off-site carbon sequestration projects such as a forestry or wetlands projects
for which inventory and reporting protocols have been adopted. If the project develops an off-site
project, it must be registered with the Climate Action Reserve or otherwise approved by the
BAAQMD in order to be used to offset Project emissions;
Purchase of carbon credits to offset Project annual emissions. Carbon offset credits must be verified
and registered with The Climate Registry, the Climate Action Reserve, or another source approved
by the California Air Resources Board or BAAQMD. The preference for offset carbon credit purchases
include those that can be achieved as follows: 1) within the City; 2) within the San Francisco Bay
Area Air Basin; 3) within the State of California; then 4) elsewhere in the United States. Provisions of
evidence of payments, and funding of an escrow -type account or endowment fund would be
overseen by the County.
35, HAZ-1: Prepare and implement a Risk Management Plan and Health and Safety Plan that protects
construction workers and provides the procedures to properly manage contaminated soil and
groundwater that may be encountered during construction activities. The Plan shall address procedures
for discovery of any known or unknown features or environmental conditions that may be encountered
during construction activities and proper disposal methods for contaminated materials. The Plan shall
include, but not be limited to the following components:
Verification of Compliance: Prior to issuance of a grading permit, the applicant shall submit for review
Planning Commission Resolution No. 2020-05 Page 10
and approval by the City of Petaluma, written verification that the appropriate federal, state or
county oversight authorities, including but not limited to the RWQCB and/or the Sonoma County
Department of Health Services, have granted all required clearances and confirmed that all
applicable standards, regulations and conditions for all previous contamination at the project site.
® Soil management: Provide guidelines for identification and analysis of known (per Phase I ESA and
Phase II ESA prepared by Pinnacle Environmental, Inc.) and unknown environmental conditions and
define responsibilities for management of discovery of known and unknown features or site
conditions.
Groundwater management: Groundwater encountered during construction shall be contained
onsite in a secure and safe manner, prior to treatment and disposal, to ensure environmental and
health issues are resolved pursuant to applicable laws and policies of the City of Petaluma, the
RWQCB and/or Sonoma County Department of Health Services. Engineering controls shall be
utilized, which include impermeable barriers to prohibit groundwater and vapor intrusion into
buildings. Prohibit use of groundwater encountered during construction activities for dust control and
allow discharge of groundwater to surface waters only pursuant to a permit issued from applicable
regulatory agencies. All permit conditions must be satisfied prior to discharge.
Health and Safety plan: Preparation and implementation of a site-specific Environmental Health and
Safety Plan by the general contractor to ensure that appropriate worker health and safety measures
are in place during construction activities. Elements of the plan must include all practices and
procedures necessary to comply with all new and existing Federal, California, and local statutes,
ordinances, or regulations regarding health and safety. Specific components of the Plan must
include the following:
o Identification of site hazards potential hazardous substances/materials that could be
encountered, including potential odors associated with hazardous substances/materials;
o Assignment of specific health and safety responsibilities for site work;
o Establishment of appropriate general work practices;
o Establishment of control zones and decontamination procedures;
o Job hazard analysis / hazard mitigation procedures;
o Required personal protective and related safety equipment; and
o Contingency and emergency information.
• Proper Removal of Buried Equipment: Any buried holding tanks including septic systems shall be
properly decommissioned in accordance with applicable regulations established by the County of
Sonoma. Removal of underground tanks shall be immediately followed by backfill in accordance
with Engineering recommendations. Materials shall be properly disposed of at permitted facilities.
36. HYDRO -1: Following construction of the residential buildings within the FP -C (Flood Plain - Combining
District), and prior to occupancy, the elevation of the lowest floor, including basement, shall be certified
by a registered professional engineer or surveyor, to be properly elevated. Such certification or
verification shall be provided to the Floodplain Administrator. As determined to be appropriate by the
Floodplain Administered, the following standards may also be required:
• All new improvements shall be anchored to present flotation, collapse, or lateral movement.
• All new improvements shall be constructed with materials and utility equipment resistant to flood
damage and using methods and practices to minimize flood damage.
All electrical, heating, air conditioning, ventilation, and plumbing shall be designed and located to
prevent water from entering or accumulating within components during flooding.
• All new construction and improvements shall insure that fully enclosed areas below the lowest floor
that are subject to flooding be designed to automatically equalize hydrostatic flood forces on
exterior walls by allowing for the entry and exit of flood waters. A minimum of two opening not less
Planning Commission Resolution No. 2020-05 Page 11
than one square inch for every square foot of enclosed area shall be provided.
37. N01-1: The following Best Construction Management Practices shall be implemented to reduce
construction noise levels emanating from the site, limit construction hours, and minimize disruption and
annoyance;
• Delivery of materials and equipment to the site and truck traffic coming to and from the site is
restricted to the same construction hours specified above.
® Equip all internal combustion engine -driven equipment with intake and exhaust mufflers that are
in good condition and appropriate for the equipment.
® Unnecessary idling of internal combustion engines shall be strictly prohibited.
• Locate stationary noise -generating equipment such as air compressors or portable power
generators as far as possible from sensitive receptors. If they must be located near receptors,
adequate muffling (with enclosures where feasible and appropriate) shall be used to reduce noise
levels at the adjacent sensitive receptors. Any enclosure openings or venting shall face away from
sensitive receptors.
• Acoustically shield stationary equipment located near residential receivers with temporary noise
barriers.
• Utilize "quiet" air compressors and other stationary noise sources where technology exists.
• Construction staging areas shall be established at locations that will create the greatest distance
between the construction -related noise sources and noise -sensitive receptors nearest the project
site during all project construction activities.
• Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far
as feasible from existing residences.
• Control noise from construction workers' radios to a point where they are not audible at existing
residences bordering the project site.
• The contractor shall prepare a detailed construction schedule for major noise -generating
construction activities. The construction plan shall identify a procedure for coordination with
adjacent residential land uses so that construction activities can be scheduled to minimize noise
disturbance.
• Notify all adjacent residences (within 500 feet of the project site) of the construction schedule, in
writing, and provide a written schedule of "noisy" construction activities to the adjacent land uses.
• Designate a "disturbance coordinator" who would be responsible for responding to any
complaints about construction noise. The disturbance coordinator will determine the cause of the
noise complaint (e.g., bad muffler, etc.) and will require that reasonable measures be
implemented to correct the problem. Conspicuously post a telephone number for the disturbance
coordinator at the construction site and include in it the notice sent to neighbors regarding the
construction schedule.
38. N011-2; To reduce noise levels in the side yards of the eight Type II Zero Lot Line homes facing North
McDowell Blvd to a CNEL of 60 dBA, a barrier with a minimum top of wall elevation of seven (7) feet
above yard grade level on the side yard of the Zero Lot Line homes along North McDowell Blvd shall
be incorporated into the project design. To ensure effectiveness, the noise barrier walls shall be built
without cracks or gaps in the face, and shall not have large or continuous gaps at the base, or where
they adjoin the homes or each other. The walls should also have a minimum surface weight of 3.0 lbs.
per square foot. Small, dispersed, gaps in the base of the walls for landscape irrigation or drainage
which do not compose more than 0.5% of the wall area are acceptable.
Planning Commission Resolution No. 2020-05 Page 12
39. NOI-3: In order to comply with noise compatibility standards, the project shall incorporate the
following:
m Provide forced air mechanical ventilation, satisfactory to the local building official, in all residences
with partial or full line of sight to North McDowell Blvd. traffic.
® To maintain interior noise levels at or below 45 dBA CNEL, provide sound -rated windows and doors
.at Type I and Type II residences facing or perpendicular to North McDowell Boulevard. The degree
of sound mitigation needed to achieve an interior CNEL of 45 dBA or less would vary depending
on the final design of the building (relative window area to wall area) and the design of the exterior
wall assemblies. However, based on the future exterior noise levels and typical residential
construction, it is anticipated that windows and doors facing or with a view of North McDowell
Boulevard may require STC ratings of between 28 and 30.
• The specific determination of exterior wall assemblies and window/door STC ratings should be
conducted on a unit -by -unit basis during the project design. The results of the analysis, including
the description of the necessary noise control treatments, shall be submitted to the City along with
the building plans and approved prior to issuance of a building permit.
40. NOI-4: Install windows with STC ratings of between 28 and 32 for residences adjacent to the rail line to
reduce interior maximum levels resulting from train engine noise to the recommended 55 dBA Lmax30
interior levels.
41. TRAP -1: Existing landscaping on the median island within the North McDowell Boulevard and within
the line sight of the eastern driveway, shall be modified to achieve adequate sight lines where left -
turn egress would be allowed. Landscaping modification would include removal of bushes and shrubs
between the trees as well as a reduction in the height of the berm on the median. Additionally, new
landscaping and signage introduced by the project shall be installed in locations and maintained in
a manner that does not further introduce sight line conflicts at project driveways.
42. UTIL-1: Prior to issuance of a grading permit, a Final Hydrology and Hydraulic Study shall be prepared
to confirm that the proposed combination of site grading, routing of onsite storm water pipe facilities
and storm water treatment systems continue to mitigate increases in calculated peak flows to the
individual points of concentration around the site, to at or below pre -project conditions.
PUBLIC WORKS AND UTILITIES
43. All conditions of Resolution No. 2020-031 N.C.S. shall be satisfied.
44. Provide a concrete pad and bus shelter adjacent to the turnout with location and size to be approved
by Transit Manager and City Engineer. Install a signpost to be installed near north end of bus stop area,
for a bus stop sign and no parking sign. Bus shelter to be Tolar Mfg. - city standard shelter, with two
shelter benches two full-size Tolar refuse cans (one recycle, one trash), and two inverted -U bike racks
(galvanized and powder coated steel). All items are to be placed on concrete passenger wait pad
adjacent to the bus pull-out. Hardwired electrical facilities shall be installed for the stop.
45. Prior to the issuance of the first building permit for a residential structure, the applicant shall pay a fair
share contribution to the City towards pedestrian crossing improvements at the Corona Road railroad
grade crossing. The city shall coordinate design requirements with Sonoma Marin Area Rail Transit and
provide a preliminary cost estimate of the improvements. The fair share shall be based on the number
of residential units within the project area and within a'/2 mile radius of the future train station site, east
of the railroad tracks.
46. Prior to the issuance of the first building permit for a residential structure, the applicant shall pay a fair
share contribution to the City towards of the cost of SMART railroad pre-emption. Preliminary estimate
for applicant's proportional share is 4.7% as put forth in the Traffic Impact Study. The prorata estimate
calculation is to be approved by the City Engineer.
47. The existing sidewalk along the Corona frontage shall be extended to and aligned with the existing
sidewalk on the eastern side of the railroad tracks. The City is to coordinate with SMART and the
Planning Commission Resolution No. 2020-05 Page 13
applicant to assure accommodations for SMART & CPUC grade crossing safety standards and
compliance.
48, All portions of existing broken, displaced, cracked and/or settled City sidewalk, curb and gutter along
the Corona Road frontage shall be removed and replaced with City standard sidewalk, curb and
gutter.
49. Per City of Petaluma Public Works & Utilities Street Standard Guidelines (201.1): Arterial street sidewalks
shall be a minimum of 6 feet in width (N. McDowell) and minimum 5 feet width for all residential.
50. Grading shall conform to the project geotechnical investigation report submitted with the tentative
map application and the geotechnical report prepared as part of the construction documents,
51. Surface drainage shall not be allowed to flow across the public sidewalk and shall be collected and
directed to a storm drain system.
52. Street lights in the interior streets shall be publicly owned and operated, and installed per City
standards. LED streetlight fixtures shall be installed. The City will provide the developer the LED
specification prior to submittal of the final map and improvement plans. Final street light locations shall
be determined at the time of improvement plan review and approval. Pull boxes and electrical
conduits shall be installed per City requirements.
53. All improvement work shall be completed prior to issuance of a final inspection/certificate of
occupancy for the last 20% percent of units.
54. Traffic control plans are required for all stages of construction and shall be per latest Manual on
Uniform Traffic Control Devices (MUTCD) standards.
55. Add bicycle path connection access point at Michael Drive (northside) for a total of five.
56. Provide wayfinding signage on North McDowell Boulevard to direct to multiuse path access points.
57. Provide benches along Corona Creek. Bench specification to be approved by planning staff.
58. Bike racks shall be provided in common areas. Bike rack quantity and design to be reviewed and
approved by planning staff.
59. Bioretention or private storm water treatment facilities shall be outside of the public right of way and
outside the exclusive public watermain easement.
60. Erosion control and water quality control measures shall be employed throughout the construction life
of the project. The necessary documentation including Notice of Intent, Storm Water Pollution
Prevention Plan (SWPPP) and Notice of Termination shall be filed as required by the responsible
agencies. The project shall comply with the City of Petaluma Phase II Storm Water Management Plan
including attachment four post construction requirements.
61. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of the City
Engineer.
62, Landscaping in public utility easements shall be limited to ground cover and shallow rooted, low lying
shrubs. Trees are not allowed.
63. Provide landscape meter locations and size, Backflows per City Standards
64. Prior to the issuance of a building permit, the applicant shall submit The applicant shall submit the
following in accordance with PMC Section 15.17.050:
A. PMC Section 15.17.050(C) (1) (j): Applicant signature and date with statement, "I agree to comply
with the requirements of the Landscape Water Use Efficiency Standards and submit a complete
Landscape Documentation Package."
B. PMC Section 15.17.050(C) (4) (c) (3): A minimum three-inch layer of mulch shall be applied on all
exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or
direct seeding applications where mulch is contradicted.
Planning Commission Resolution No. 2020-05 Page 14
C. PMC Section 15.17.050(C) (4) (d) (1,6,11,17,18) :The landscape design plan at a minimum, shall
include:
• Delineate and label each hydrozone by number, letter, or other method.
• Identify type of mulch and application depth.
• Identify plant quantities.
• Contain the following statement: "I have complied with the criteria of the ordinance and
applied them for the efficient use of water in the landscape design plan"; and
• The signature of a licensed landscape architect, licensed landscape contractor, or any
other person authorized to design a landscape.
D. PMC Section 15.17.050(C) (5) (a,b,c): A complete irrigation design plan that meets all the design
criteria shall be submitted as a part of the landscape documentation package.
E. PMC Section 15.17.050(C) (5) (c) (9,10): In addition the irrigation design plan shall also contain:
• The following statement: "I have complied with the criteria of the ordinance and applied
them accordingly for the efficient use of water in the irrigation design plan"; and
• The signature of a licensed landscape architect, certified irrigation designer, licensed
landscape contractor, or any other person authorized to design an irrigation system.
65. Prior to final inspection, the applicant shall submit the following in accordance with PMC Section
15.17.050. Please refer to the following sections of the PMC for detailed requirements of each item:
A. PMC Section 15.17.050 (C)(3): Soil Management Report.
B. PMC Section 15.17.050 (D)(1-3): Certificate of Completion to include the following attachments:
• Certification by either the signer of the landscape design plan, the signer of the irrigation
design plan, or the licensed landscape contractor that the landscape project has been
installed per the approved landscape water use efficiency standards.
• Irrigation Schedule - shall be regulated by automatic irrigation controllers, applied water
should be the ETWU.
• Landscape and Irrigation Maintenance Schedule - including routine inspection, adjustment
and repair of irrigation system, fertilizing, pruning, weeding, etc.
• Landscape Irrigation Audit conducted by a certified landscape irrigation auditor.
Landscape audits shall not be conducted by the person who designed the landscape or
installed the landscape. Audit reports shall meet the criteria listed in Section 15.70.050
(D) (2) (c)
FIRE PREVENTION
66. Approved automatic sprinkler systems in new buildings and structures shall be provided in the
locations described in Sections 903.2.1 through 903.2.20. Approved automatic sprinkler systems in
existing buildings and structures shall be provided in locations described in Section 903.6. PMC 17.20
903.2
67. An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be permitted in
Group R-3 occupancies and shall be provided throughout all one- and two-family dwellings
regardless of square footage in accordance with the California Residential Code. An automatic
sprinkler system shall be installed in all mobile homes, manufactured homes and multi -family
manufactured homes with two or more dwelling units in accordance with Title 25 of the California
Code of Regulations. PMC 17.20 903.2.8.1
• The fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior
to work commencing. The owner/contractor shall submit a permit application with three (3) sets
of plans, cuts sheets and calculations. This system shall comply with NFPA-13D (single family
dwellings).
68. New and existing buildings shall be provided with approved illuminated or other approved means of
address identification. The address identification shall be legible and placed in a position that is visible
from the street or road fronting the property. Address identification characters shall contrast with their
background. Address numbers shall be Arabic numerals or alphabetic letters. Numbers shall not be
spelled out. Character size and stroke shall be in accordance with Section 505. 1.1 through 505.1.2.
Planning Commission Resolution No, 2020-05 Page 15
Where required by the fire code official, address identification shall be provided in additional
approved locations to facilitate emergency response in accordance with this code and Section
505.1.3. Where access is by means of a private road and the building cannot be viewed from the
public way or when determined by the fire code official, a monument, pole, or other approved sign
or means shall be used to identify the structure. Address identification shall be maintained PMC 17.20
505.1
69. Numbers for one and two-family dwellings shall be not less than four inches (4") (101.6 mm) high with
a minimum stroke width of 0.5 inches (12.7 mm).PMC 17.20 505. 1.1
Planning Commission Resolution No. 2020-05 Page 16