HomeMy WebLinkAboutResolution 96-027 N.C.S. 01/16/1996Resolution No. 9s-z~ NC.S.
of the City of Petaluma, California
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4 APPROVAL OF A MITIGATED NEGATIVE DECLARATION FOR THE McNEAR
5 LANDING DEVELOPMENT, AP No. 008-530-040
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7 WHEREAS, an Initial Study was prepared and the results of the study indicate that the
8 proposed amendment will not cause ariy significant adverse environmental impacts; and
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l0 WHEREAS, the Planning Commission held a duly noticed public hearing at its regular
11 meeting of December 5, 1995, and considered the potential environmental impacts and all
12 written and verbal communications regarding the matter, prior to making their
13 recommendations for the project; and
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15 WHEREAS, by action taken on December 5, 1995, the Planning Commission considered
16 and forwarded a recommendation to the City Council to approve a Mitigated Negative
l7 Declaration for the McNear Landing Planned Unit Development proposed by Young
18 America Homes, Inc. pursuant to the California Environmental Quality Act and local
19 guidelines; and
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21 WHEREAS, all reports and communications to the Planning Commission were forwarded
22 to the City Council; and
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2a WHEREAS, the City Council held a publiahearing on this project on January 2, 1996, and
25 considered all written and verbal communications concerning potential environmental
26 impacts resulting from the project before rendering its decision;
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28 NOW, THEREFORE, BE IT RESOLVED that the Petaluma City Council hereby
29 approves the Mitigated Negative Declaration subject to the following findings and
30 mitigation measures:
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32 Mitigated Negative Declaration Findings:
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3a 1. An Initial Study has been prepared and proper notice provided in accordance with
35 CEQA and local guidelines.
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37 2. Based upon the Initial Study and comments received, potential impacts could be
38 avoided or reduced to a level of insignificance by .mitigation measures attached as
39 conditions of approval. There is no substantial evidence that the project, as
4o conditioned, would have a significant effect on the environment.
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a2 3. A monitoring program has been prepared to ensure compliance with the adopted
43 mitigation measures.
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as 4. The project does have potential to affect wildlife resources as defined in the Fish
46 and Game code; either individually or cumulatively because of the proximity of the
47 site to the Petaluma River and potential impacts relating to fish and wildlife have
a8 been identified in the Initial Study prepared for the project.
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aes. No..... . 96.-2.7..... n.as. Page 1 of 11
1 Mitigations:
3 1 Earth:
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5 a. A soils (geotechnical) report shall be prepared by a qualified geotechnical engineer
6 and submitted to the City prior to approval of the Final Map or grading permit.
7 The report shall address general soils conditions and the condition of the existing
8 McNear Circle and previous site grading. This report will be subject to review and
9 approval by the City Engineer. Any specific mitigations included in the revised
l0 .report shall be incorporated. into the improvement plans for the project and
11 development shall comply with all recommendations in the report. The report shall
12 investigate and certify that previous conditions IS-25 and 61-63 of Resolution No.
t3 86-223 N.C.S. were implemented. The report shall also address the stability issue
t4 of placing fill in close proximity to the river.
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b. Final project improvement and grading plans shall be prepared by a registered civil
engineer with assistance from a qualified geotechnical professional. The plans shall
be prepared in compliance with the City of Petaluma's Subdivision Ordinance and
Grading and Erosion Control Ordinance. The plans shall include a detailed
schedule for field inspection of work in progress to ensure that mitigation
measures are being properly implemented throughout construction of the project.
These plans shall be subject to the review and approval by City of Petaluma staff
c. The grading plans shall include, as deemed necessary through the geotechnical
report, a plan for stabilizing the bank of the Petaluma River in this location based
upon the alternatives presented in the draft Petaluma River Access and
Enhancement Plan, subject to review by the Department of Fish and Game and
approved by City Staff. Bank stabilization work which includes any grading,
excavation, or the placement of any fill or revetment material will require a Stream
Bed Alteration Agreement pursuant to Fish and Game Code Section 1603. Work
cannotbe initiated until an agreement has been executed.
d. All grading and site preparation adjacent to the river shall be done under the direct
observation of the geotechnical engineer. Construction of all cuts and fills shall be
completed with strict adherence to specific geotechnical recommendations,
including proper engineering design, and on-site inspection.
e. All grading and erosion control measures shall conform to the City's Erosion
Control Ordinance No. 1576 N.C.S.
f. An erosion and sedimentation control plan, as tequired by the City's Grading and
Erosion Control Ordinance 1576~Petaluma Municipal Code -Chapter 17.31),
shall be prepared by the applicant m conjunction with the preparation of the
improvement drawings. The plan shall include temporary erosion control measures
to be used during construction of cut-and-fill slopes, excavation for foundations,
and other grading operations at the site. The measures shall be adequate to
prevent erosion on-site and the resulting transport of sediment from disturbed
areas into natural or man-made drainage facilities beyond the project limits. Such
measures should include use of silt fences, diversion beams, hay mulch, and check
dams to prevent siltation. Special attention shall be given to prevent any increased
discharge of sediment into the Petaluma. River.
Reso. 96-27 NCS Page 2 of 11
1 g. Upon completion of grading, slopes shall be planted with fast-growing
2 groundcover or stabilized using geosynthetics or biotechnology to prevent erosion.
3 Planting of trees and shrubs in the river open space area shall occur immediately
4 after completion of grading (see mitigation #4C regarding selection of plant and
5 tree species). In conjunction with all public improvements associated with this
6 development, the success of the landscaping within the dedicated open space and
7 public park shall be maintained and monitored by the project proponent for a
8 period of at least one year following acceptance by the City's Director of Parks and
9 Recreation.
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1 t h. As much existing groundcover as possible shall be retained throughout the
t2 construction process to keep soil from being eroded. All construction and grading
13 activities, including short-term needs (equipment staging areas, storage areas, and
14 field office locations) shall expose as little new ground as possible. Whenever
15 possible, existing disturbed areas shall be used for such purposes, rather than
t6 disturbing additional new ground.
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Grading and excavation activities shall occur only during the dry season (April 15
though October 31) unless specific provisions to perform said work are permitted
with prior authorization from the City Engineer due to unforeseen circumstances.
All temporary and/or permanent drainage facilities shall be in place and in
operation prior to the onset of the rainy season.
j. The landscape plan for the public park and open space/river walk adjacent to the
river shall be referred to the Department of Fish and Game (DFG) for review and
input. The landscaping plan shall also be reviewed and approved by SPARC and
the Recreation Music & Parks Commission, prior to Final Map approval (see
mitigation #4 regarding selection of plant and tree species). The plan shall be
referred to the City's Traffic Advisory Committee for input regarding tree plantings
in the public areas. A drip irrigation system, shall be designed for landscape areas
directly adjacent to the river, subject to staff review and approval prior to City
acceptance. This area should be designed so that it may be abandoned after plants
are established (anticipated to be S to 7 years).
Monitorine: Provisions for and timing of all grading improvement mitigation measures
specified above shall be the responsibility of the project developer/owner to the
satisfaction of City Staff
2 Air:
a. Standard grading dust control measures, including water applied to the areas of
grading, particularly on windy days, shall be incorporated into the erosion and dust
control plan submitted for review and approval by the City.
b. Tarps shall be utilized to contain soil and debris material in open trucks during
transport to and from the site.
Monitorine: Maintenance to insure insignificant dust levels occur shall be the
responsibility of the project developer and enforceable by the City.
Reso. 96-27 NCS Page 3 of 11
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3 Water:
a. The developer shall comply with the Petaluma Municipal Code Sections 20.36.010
and 20.36.020 which require the developer to pay storm drainage impact fees (as
calculated in Chapter 17.30) on construction in all sections of the City of
Petaluma.
b. The storm drain system shall be reviewed and approved by the Sonoma County
Water Agency prior to approval of the Final Map.
c. Per the Sonoma County Water Agency Master Drainage Plan, a minimum 42-inch
diameter storm drain pipe shall be installed with this subdivision. The pipe shall be
installed from Petaluma Boulevard South to the Petaluma River in the location
shown on the Tentative Map (through Lots 96 - 98 and 105 - 111).
d. Lotto lot surface drainage is not allowed. If positive drainage cannot be obtained,
then lot to lot drainage may be allowed within an underground. conduit system and
necessary easements.
e. If applicable, the applicant shall apply for aConditional -LOMB (CLOMR) to
remove the T00 year Flood Plain classification from the Zoning Map and from the
FEMA Map prior to issuance of any building permits for lots within the 100 year
flood plain; the applicant shall obtain approval of the LOMB prior to issuance of
certificates of occupancy for those units within the Flood Plain.
f, Plans submitted at time of application for Final Map approval shall include
provisions for storm water runoff management. The submittal shall reflect
installation of permanent signs, subject to Planning staff7eview and approval, at
drop inlets to the public storm drain system, which prohibit the deposit of
hazardous materials into the system.
g. Pesticides and fertilizers shall not be applied to the project's landscaped areas
during the wet season (October -April). When irrigating the landscaped areas,
avoid overwatering so that runoff does not flow into streets or into storm drains.
These measures will reduce the discharge of water which may have been
contaminated with nutrients and pesticides. These requirements shall be included
in the project's landscape plan, and should be specified in any landscape contracts
let by the applicant prior to Final Map approval.
h. Prior to construction, the applicant will be required to obtain coverage under the
State of California National Pollutant Discharge Elimination System (NPDES)
Permit for Construction Activities (General Permit) and develop and implement a
Storm Water Pollution Prevention Plan (SWPPP).
i. In order to aid in the reduction of non-point source pollutant discharge into the
river, storm water runoff from the site shall be designed to outlet into a grassy
Swale or other equivalent filter system.
Monitoring: Implementation and timing of the mitigations listed above shall be the
responsibility of the project proponent/owner and enforceable by the City as specified in
the mitigation measures.
Reso. 96-27 NCS
Page 4 of 11
1 4 Plant Life:
3 a. Refer to Mitigation l.j.
5 b. Refer to mitigation 18.6.
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7 Monitorine: Implementation and timing of the above mitigation measure shall be the
8 responsibility of the project proponent/owner and enforceable by the City as specified in
9 the mitigation measure.
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5 Animal Life:
a. Refer to mitigation 18.b.
6 Noise:
a. The project proponent shall relocate buildings adjacent to Petaluma Boulevard
South (Lots 111-118 and Lots 1-7) closer to Petaluma Boulevard South and utilize
the mass of the buildings to shield outdoor activity from noise, subject to design
specifications identified by Illingworth and Rodikin, Inc., prior to issuance of a
Certificate of Occupancy. The design aspects of this noise attenuation approach
including but not limited to the exterior design/detail of effected buildings fronting
the Boulevard, walkways, fencing, and landscaping shall be subject to SPARC
review and approval to ensure an attractive and functional ..interface with the
Petaluma Boulevard, prior to FinaLMap approval.
b. A subsequent noise analysis shall be submitted with the building permit
applications confirming the adequacy/heights of the sound attenuation measures
for exterior living space, recognizing any revisions to the grading plan. Said noise
analysis shall be conducted by an acoustical engineer to determine compliance with
these standards, before approval of the building permit by City staff. Costs of the
study are to be borne by the project proponent, with selection of the consultant
subject to staff concurrence. Constnuction shall be inspected by City Building staff
for compliance with the approved building plans and the identified noise
attenuation measures.
c. Prior to application for a building permit for units adjacent to Petaluma Boulevard
(Lots 111 - 118 and Lots 1 - 7), an acoustical study shall be conducted to
determine noise attenuation measures (sound rated windows, mechanical
ventilation etc.) required to reduce interior noise levels to generally acceptable
standards as specified under the General Plan (45 dBA CNEL - interior).
Construction plans shall be reviewed and approved by an acoustical engineer to
determine compliance with these standards, before approval of the building permit
by City staff. Costs of the study are to be borne by the project proponent, with
selection of the consultant subject to staff concurrence. Construction shall be
inspected by City Building staff for compliance with the approved building plans
and the identified noise attenuation measures.
d. Construction shall be limited to daylight hours (7:OOam to S:OOpm, Mondays
through Fridays, 8 OOam to 5:00 pm on Saturdays, and no construction on holidays
as recognized by the City of Petaluma).
Reso. 96-27 NCS Page 5 of.ll
1 e. The contractor shall be required to comply with all Vehicle Codes pertaining to
2 noise. All motorized equipment shall be operated with mufflers as recommended
3 by the manufacturer.
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5 f A six foot high wood noise barrier/fence of the type depicted on sheet 5 of the
6 PUD Development Plan shall be constructed along both the west and east property
7 boundaries to flank noise from adjacent land uses prior to issuance of a Certificate
8 of Occupancy for adjacent units.
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10 Monitorine: Implementation and timing of noise attenuation mitigation measures listed
11 above shall be the responsibility of the project proponent and enforceable by the City as
1z specified in the mitigation measures.
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14 7 Light and Glare:
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16 a. The project proponent shall install lighting that. maximizes safety and minimizes
17 conflicts with nighttime views from locations around the project area, including
is U.S. 101, Petaluma Boulevard South, and the Petaluma River as deemed necessary
19 by SPARC and/or the Music, Recreation and Parks Commission prior to Final
20 Map approval.
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22 b. Any lighting required within the public park and/or open space shall be reviewed
23 and approved by the Director of Parks and Recreation prior to Final Map
24 approval. Said lighting system shall incorporate luminaries that do not attract
25 night-flying insects and minimize off-site glare.
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27 c. Street lights shall be installed on all streets per the City of Petaluma Municipal
28 Code 20.36.130, including those along the Petaluma Boulevard South frontage.
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30 d. The project's Covenants, Conditions and Restrictions (CC&R's) for the
31 Homeowners Association shall address maintenance of lighting within the private
32 common areas including all street lighting, subject to stall' review and approval
33 prior to Final Map approval. As a component of mitigation 14. c. formation and
34 cost of a Landscape Assessment District (LAD) may be required to insure proper
35 and perpetual maintenance of portions or all lighting within the public open
36 space/river walk and Petaluma Boulevard South, prior to Final Map approval.
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38 Monitorine: Implementation and timing of lighting mitigation measures listed above
39 shall be the responsibility of the project proponent and enforceable by the City as specified
4o in the mitigation measures.
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42 8 Land Use:
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44 a. A disclosure notice shall be recorded with the Final Map which informs potential
45 homeowners of ongoing industrial activities in the area. A note referencing this
46 notice shall be included on or with the Final Map in a recordable form prior to
47 Final Map approval.
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49 Monitoring: Implementation and timing of the above land use .mitigation measure shall
50 be the responsibility of the project proponent, and enforceable by the City as specified in
51 the mitigation measure.
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Reso. 96-27 NCS Page 6 of 11
1 9 Natural Resources: None required.
3 10 Risk of Upset: None required.
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5 11 Population: None required.
7 12 Housine:
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9 a. Pursuant to the provisions of the Housing Element of the General Plan, the project
to proponent shall provide 10% - 15% of their units as affordable in one of the
11 following ways to assist in the provision of affordable. housing opportunities in
12 Petaluma:
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(1) 10% - 15% of the units for rent shall have rents affordable to very low-and
low-income households; 10% - 15% of ownership units shall be affordable
to low and moderate income households. Provisions(agreements for said
affordable housing provisions shall be established prior to Final Map
approval.
(2) A portion of the land shall be dedicated to the City for use as a site for
affordable housing prior to Final Map approval.
(3) An in-lieu contribution, related to the cost of providing affordable housing,
shall be offered to the City. Said in-lieu contribution shall be collected by
the City at time the escrow is closed on the sale of each lot or residential
unit pursuant to an agreement between the project proponent/owner and
the City; the agreement shall be entered into prior to Final Map approval.
Monitorine: Implementation and timing of the above housing mitigation measures shall
be the responsibility of the project proponent and enforceable by the City as specified in
the mitigation measures.
13 Transportation/Circulation:
a. The applicant shall reconfigure the easterly access to align with McNear Avenue..
The alternative would then permit full access to and from the site at the easterly
access. The site access would be incorporated into the planned signal at McNear
Avenue. Left turn movements at the westerly access would be prohibited. The hill
would not need to be graded to provide-sight distance. This project shall provide a
raised median island on Petaluma Blvd. South, at the westerly access, if this
alternative is chosen.
b. Prior to issuance of a Certificate of Occupancy, Petaluma Boulevard South shall be
widened as needed up to an additional 12 feet along the project frontage by the
project applicant; additional right-of--way shall be dedicated as necessary to meet
said condition. These improvements are to accommodate left-turn and bicycle
lanes on Petaluma Boulevard South as designated on the General Plan. The final
alignment shall be subject to the review and approval of the City Engineer. The
applicant shall install, as part of the Petaluma Boulevard South improvements,
curb, gutter, and sidewalk along the property frontage. Pavement markings and
transitions shall be included with these improvements.
c. Outbound exits from McNear Circle onto Petaluma Boulevard South, where not at
a signalized intersection, shall be stop-sign controlled.
Reso. 96-27 NCS Page 7 of 11
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2 d. An additional pedestrian pathway shall be provided to link the upper units to the
3 southeasterly portion to McNear Circle. The alignment and design of this pathway
4 shall be presented to SPARC for review and approval prior to the approval of the
5 Final Map.
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7 e. A transit stop shall be provided adjacent to Petaluma Boulevard South as
8 determined by the City Engineer. Americans with Disabilities Act (ADA)
9 requirements shall be satisfied.
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1 t f Sidewalks shall be provided on one-side of all streets except within courtyards,.
12 subject to SPARC review and approval prior to Final Map approval.
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g. Street lights shall be installed on all streets per the City of Petaluma Municipal
Code 20.36.130, including those along the Petaluma Boulevard frontage.
Covenants, Conditions and Restrictions (CC&R's) shall address maintenance of the
street lighting by the home owners association.
h. Prior to occupancy, the applicant shall signalize the intersection of Petaluma
Boulevard South at McNear Avenue/McNear Circle. The applicant shall be
entitled to reimbursement for project costs of signalization less this project's
proportional share. The proportional share shall be based upon the projected
traffic impacts to the intersection (estimated at 8.55%) as identified in the 1987
McNear Hill Traffic Operation and Analysis report by Omni-Means.
Prior to occupancy, the applicant shall signalize the' intersection of Petaluma
Boulevard South at Mt. View Avenue. The applicant shall be entitled to
reimbursement for project costs of signalization less this project's proportional
share. The proportional share shall be based upon the projected traffic impacts to
the intersection (estimated at 5.95%) as identified in the 1987 McNear Hill Traffic
Operation and Analysis report by Omni-Means.
j. A parking ratio of 2.75 parking spaces per unit shall be respected. Surface parking
spaces shall be evenly dispersed throughout the the development. Public or private
landscaping shall not be reduced to achieve this parking ratio, except for the public
park. The revised site plan shall reflect this design/alignment for review and
approval by SPARC prior to the approval of the Final Map.
k. This development shall be required to contribute to the City's traffic mitigation fee.
1. A public access for vehicles and pedestrians over McNear Circle shall be provided
as accesSto the public park and river. The Covenants, Conditions and Restrictions
(CC&R's) shall address the public's and the City maintenance crew's access to the
proposed public facilities/utilities. Responsibilities of maintaining the McNear
Circle roadway sections over said facilities/utilities shall rest with the homeowner's
association.
m. Parking for the public park and access to the Petaluma River walk shall meet the
requirements of the Americans with Disabilities Act (ADA).
Reso. 96-27 NCS Page 8 of 11
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Monitoring: The project proponent shall be responsible for the implementation of all
traffic mitigation measures and enforced by the City as specified in the mitigation
measures:
14 Public Service:
a. Developer of the project shall pay impact fees to mitigate impacts to the Petaluma
School District prior to issuance of a building permit.
b. The developer will be required to pay standard Park and Recreation Fees in order
to offset increased demand for these services pursuant to Municipal Code 20.34.
No credit or reimbursement shall be given for the proposed dedication of open
space and/or park lands and proposed improvements thereon.
c. The developer will be required to fund and consent to the establishment of a
Landscape Assessment District prior to recordation of the Final Map. The District
shall be responsible for the maintenance of all approved landscaping, irrigation and
hardscape improvements (walkways, walls, lighting etc.) within the public right-of-
way including the project's frontage along Petaluma Boulevard South and all areas
withih the open space/river walk extending across the project's complete river
frontage.
Monitoring: The project proponent shall be responsible for the public service
mitigations listed above and enforceable by the City as specified in the mitigation
measures.
15 Enerev: none. required.
16 Utilities:
a. The project will be required to pay current standard sewer and water connection
fees prior to the issuance of a Certificate of Occupancy for each unit pursuant to
Municipal Codes 15.44 - 15.77 and 15.08 respectively.
b. The project will be required to pay current standard storm
drainage impact fees on a house-by-house basis prior to issuance of a Certificate of
Occupancy pursuant to Municipal Code 17.30.
Monitoring: The project proponent shall be responsible for the implementation and
timing of all mitigations regarding utilities subject to City enforcement as specified in the
mitigation measures.
17 Human Health: None required.
18 Aesthetics:
a. All aspects of the Planned Unit Development Plan shall be subject to review by the
City Site Plan and Architectural Review Committee with emphasis on: using
landscaping to improve the view of the site from Petaluma Boulevard South and
the river; quality of building design/construction including but not limited to: siding
and roofing materials and colors, architectural details including windows and doors
Reso. 96-27 NCS Page 9 of 11
t and associated trim elements, porch and balcony designs, garage door designs,
2 attic and roof vents/locations; all fencing.
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a b. As a component of the proposed Master Landscape Plan, a re-vegetation plan shall
5 be submitted which includes at least five replacement trees for every mature tree
6 proposed to be removed (exclusive of required street trees and front yard trees).
7 These five-to-one replacement trees shall be 24" box trees or equivalent.
8 Replacement trees shall be planted in common open space areas and rear yards
9 where any existing trees are proposed to be removed along the property's western
to and southern boundaries. The proposed Master Landscaping Plan shall
11 effectively mitigate the removal of any of the existing Eucalyptus trees along
12 Petaluma Boulevard South at a minimum ratio of five(5) 24" box trees to one
13 Eucalyptus tree removed. Please refer to mitigation l.j. for plantings along the
14 river which are expected to effectively mitigate visual impacts of the project from
15 the river and/or neighboring views. The Master Landscape Plan shall be subject to
16 the Site Plan and Architectural Review Committee's review and approval prior to
17 Final Map approval. All landscaping improvements including fencing retaining
18 walls etc. within the common areas, the public park, the public open space/river
19 walk and the public right-of--way along the project's frontage to Petaluma
20 Boulevard South shall be installed subject to staff review and approval prior to
21 issuance of a Certificate of Occupancy for homes in each Final Map phase. All
22 private yard landscaping including walls and/or fencing improvements shall be
23 installed subject to staff review and approval prior to issuance of a Certificate of
24 Occupancy for respective units.
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Detailed landscaping drawings shall be submitted for Petaluma Boulevard South
which effectively identify measures, as needed, to visually enhance and stabilize
any and all bank cuts necessary to accommodate all required road and access
improvements, subject to SPARC review and approval prior to Final Map
approval.
d. An additional model type shall be introduced into the project. Said additional
model shall be a single story or a 1 1/2 story design. This additional model type
shall constitute at least 20% of the total units to be constructed. The design (floor
plans and elevations) of this additional model shall be presented to the Planning
Commission for review and approval prior to consideration by the Site Plan and
Architectural Review Committee (SPARC). The PUD Development Plan shall be
revised to reflect the location of the additional model. The revised PUD
Development Plan shall be submitted to SPARC for review and approval prior to
the approval of the Final Map.
e. A rendering reflecting the view of the project from the Petaluma River and the
Petaluma Boulevard South streetscape shall be presented to the Planning
Commission for review and approval prior to the application being submitted to
SPARC.
Monitorine: All visual mitigations and the timing thereof shall be the responsibility of
the project proponent and enforceable by the City.
19 Recreation: None required (see 14.b.).
Reso. 96-27 NCS Page 10 of 11
1 20 ArchaeologicallHistorical (mitigation/monitorin>?l:
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3 a. In the event that archaeological remains are encountered during grading, work
4 shall be halted temporarily and a qualified archaeologist shall be consulted for
5 evaluation of the artifacts and to recommend future action. The local Indian
6 community shall also be notified and consulted in the event any archaeological
7 remains are uncovered; a note to this effect shall be shown on the improvement
8 plans for the site.
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10 I.ANDMIT/hg22
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Under the power and authority conferred upon this Council by the Chatter of said City
I2EFERENCF,: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Councif of the City of Petaluma at a (Regular) $Atdy'htGx>b~}c~tjYe~t2GY1 meeting``
on the .....l6.th......---- day of ..._..........Januar..y..'------------------------• 19.96..., by the ~-
following vote: ............._-.~ _...__.-- __._.
City Attorney
AYES: Hamilton, Stompe, Maguire, Read, Shea, Vice Mayor Barlas, Mayor Hilligoss
NOES: NOne ~' /
ABSENT: None ~~__/f/"
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itv Clerk Mayor
Couvcil File__.._............_. _.
ca ~o~s.~ e.~s. ~~..__96-,22.......... u~cs. Page 11 of 11