HomeMy WebLinkAboutResolution 96-150 06/03/1996
I
Resolution No. ss-15o N.C.S.
1 of the City of Petaluma, California
2
3
4
5 ADOPTING A MITIGATED NEGATIVE DECLARATION PURSUANT TO THE
6 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR
7 WEST VIEW ESTATES, A 43-LOT CUSTOM HOME RESIDENTIAL
8 DEVELOPMENT ON 21.63 ACRES SITUATED ON
9 BODEGA AVENUE BETWEEN N. WEBSTER STREET AND RUTH COURT,
to AP NOS. 006-470-010; 006-480-003, 005, 011, 012, 016, 031
11
12 WHEREAS, the Planning Commission, at its public hearings of November 14, 1995,
13 December 5, 1995, March 12, 1996 and April 23, 1996, considered and recommended
14 adoption of a Mitigated Negative Declaration pursuant to the California Environmental
15 Quality Aci (CEQA) in conjunction with the following actions:
16
17 1. Rezoning of 21.63 acres of hillside property comprising AP Nos. 006-470-010,
18 006-480-003, 005, 011, 012, 016, 031, from R-1 6,500 and R-1 20,000 to PUD
19 (Planned Unit Development);
zo
21 2. Conditional approval of the PUD Unit Development Plan and Development
22 Standards initially filed with the Planning Department on November 1, 1994 and
23 later amended and refiled on January 16, 1996;
2a
25 3. Conditional approval of the Tentative Subdivision Map for the creation of up to 43
26 single family lots, as reflected on plans filed with the Planning Department on
27 January 16, 1996;
28
29 NOW THEREFORE BE IT RESOLVED. that the Petaluma City Council hereby finds as
3o follows:
31
32 Findines for Mitigated Negative Declaration
33
34 1. An Initial Study has been prepared for the West View Estates project, and proper
35 notice provided in accordance with CEQA and local guidelines.
36
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 West View
40 Estates project, as conditioned, would have a significant effect on the environment.
41
42 3. A monitoring program has been included to ensure compliance with the adopted
43 mitigation measures for the West View Estates project.
44
45 4. The West View Estates project does not have potential to affect wildlife resources
46 as defined in the Fish and Game code, eitherindividually or cumulatively.
47
9G-150 Page 1 of 20 pages
Res. Yo N.C.S.
1 5. The West View Estates project is not located on a site listed on any Hazardous
2 Waste Site List compiled by the State pursuant to Section 65962.5 of the
3 Government Code.
4
5 6. The Planning Commission reviewed the Initial Study/Negative Declaration and
6 considered the comments before making a decision on the project.
7
8 7. The record of proceedings of the decision on the project is available for public
9 review at the City of Petaluma, Planning Department, City Hall, 11 English Street,
to Petaluma, California.
tt
12 8. Potential circulation impacts resulting from development of the West View Estates
13 project as conditioned, will be adequately mitigated through improvement of the
14 Bodega Avenue arterial across the frontage of the project site and adjacent offsite
15 properties as necessary to provide safe and reasonable pedestrian, bicycle and
16 vehicular movement; implementation of a planned local residential collector loop
17 system (Rebecca Drive and N. Webster Street) within the boundaries of the project
is site; and provision of a secondary means of public access (Larch Drive) via
19 connection to West Street. Further, the design of the proposed interior street and
zo bicycle/pedestrian systems, as conditioned, will not jeopazdize the public safety and
21 will provide adequate parking facilities to serve residents of the development.
2z
z3 9. Potential grading and drainage impacts resulting from development of the West
24 View Estates project, as conditioned, will be adequately mitigated by use of
25 narrower public street designs, including omission of sidewalk and on-street
26 parking improvements, and use of hammerheads in lieu of cul de sacs where
27 possible to reduce the amount of required grading; establishment of grading
2s standards for application to lot-specific development proposals; and installation of
29 grading and drainage improvements designed to City and Sonoma Co. Water
3o Agency standards, in order to eliminate. lot to lot surface drainage within the
31 project boundaries and improve current drainage conditions affecting downhill
32 properties.
33
34 10. Potential aesthetic impacts resulting from development of the West View Estates
35 project, as conditioned, will be adequately mitigated by establishment of
36 architectural design standards for application to lot-specific development proposals
37 and administrative SPARC review of design plans for all lots; implementation of a
38 visual mitigation landscape plan and installation of public area landscaping,
39 including large-canopied street trees.
40
41 Mitigation Measures
az
43 All mitigation measures as specified in the Initial Study (fling date January 16, 1996) for
as West View Estates are herein incorporated. as follows:
45
46
47
48
Reso. 96-150 NCS Page 2 of 20 pages
1 EARTH: Mitigations
2
3 1. Prior to SPARC review of the PUD Development Plan and Tentative Map,
4 the written PUD Standazds shall be amended to incorporate detailed provisions
5 pertaining to permitted grading limits. These provisions shall limit excavation, fill
6 and significant grading and paving for lot-specific development to within the
7 approved building envelopes, except for necessary driveway and pedestrian access
8 and required utilities. Graded slopes in excess of 3:1 shall not be permitted for all
9 proposed private landscape azeas, except where 2:1 slopes have been approved for
to public street grading transitions. The height of exposed retaining walls and
11 underfloor azeas for buildings shall be limited to a maximum of 6', and use of
tz retaining walls withinprivate yazd areas shall be limited to a maximum of 42". Lot
13 "padding" shall be prohibited. Cut and fill areas for private lot improvements shall
to be limited to a maximum depth of 5'. Driveway slopes shall not exceed 18%. All
15 measurements for development of individual lots shall be based upon the grading
t6 conditions established with the Final Map and Public .Improvement Plans for the
17 Subdivision.
18
19 2. An erosion control plan shall be prepared for all subdivision improvements,
20 in conformance with City Ordinance requirements, and submitted for staff review
21 and approval in conjunction with application for Final Map approval.
22
23 3. All lots shall be subject to administrative SPARC approval of grading
2a plans, for review of compliance with the SPARC-adopted PUD standards. Plans
25 submitted for approval of building permits shall include detailed grading plans in
26 conformance withthe SPARC-approved plans and project conditions.
27
28 4. All recommendations detailed in the geotechnical report for the subdivision
z9 dated August 29, 1994, prepared by John H. Dailey, Consulting Geotechnical
3o Engineer, shall be incorporated into the grading and drainage plans submitted for
31 administrative approval of the Final Map and Public Improvement Plans. Plans
32 submitted for approyal of individual lot development permits shall also reflect
33 compliance with the report recommendations as tt relates to the specific site and
34 structural improvements proposed.
35
36 5. The following requirements of the City Engineer shall be met, and reflected
37 on plans submitted for Final Map approval:
38
39 Gradin
40
at a. Grading shall conform to the soils investigation report for this
a2 subdivision. The geotechnical engineer shall make a
43 recommendation as to the construction and protection of graded
44 swales on steep slopes. Graded swales with a slope steeper than
45 5% shall be protected with a permanent method other than planting.
46
a7 b. An Erosion Control Plan shall be prepared.
48
49 c. Drainage from sideyard swales shall be collected in a conduit and
5o directed through the curb face or to a storm drain system.
51
5z d. Any existing structures above or below ground that are abandoned
53 or not needed shall be removed. Structures shall include, but not be
54 limited to, fences, retaining walls, pipes, debris, etc.
Reso. 96-15U NCS Page 3 of 20 pages
1
2 Monitoring:
3
4 1. Plans submitted for approval of the Final Map and Public Improvements shall be
5 reviewed for compliance with the adopted mitigations and project conditions of
6 approval prior to recordation.. of the Final Map.
7
8 2. All public improvements shall be subject to inspection by City staff for compliance
9 with the approved Public Improvement Plans, construction permits and project
t0 nutigation measuresfconditions of approval, prior to City acceptance.
11
12 3. Plans submitted for approval of grading/building permits for lot-specific
13 development shall be subject to staff review for conformance with the SPARC-
14 adopted grading standazds for the subdivision. All private lot construction shall be
15 subject to staff inspection for compliance with the approved plans and project
16 mitigations/conditions prior to issuance of a Certificate of Occupancy for each new
17 umt.
18
19 2. AIR:
20
21 Miti atg ions:
22
23 1. Motorized equipment operated during construction activities shall be
24 properly maintained and mufllered to minimize smoke and other air emissions.
25 Equipment shall be turned off when not in use. The project site shall be routinely
26 sprinklered as necessary to prevent dust generation during grading and
27 construction activity. Tarps shall be utilized to contain soil and debris matenals in
28 open trucks during transport to and from the site.
29
30 2. Prior to issuance of building permits, all homes designed with fireplace
31 units shall meet City specifications for reduction of emissions, as specified under
32 City Ordinance 1881 N.C.S.
33
34 Monitoring:
35
36 1. Plans submitted for development permit approval shall contain
37 specifications meeting City Ordinance requirements.
38
39 2. All homes proposed shall be subject to inspection by City staff for
4o compliance with approved construction plans prior to issuance of a Certificate of
41 Occupancy.
42
43 3. Construction activities shall be monitored by Public Works (for project
as public improvements) and Building Division (for private lot improvements) staff
45 during the course of required inspections, to ensure compliance with Mitigation
46 Measure 2.1. above.
47
48 3. WATER:
49 Mitigations
50
51 1. Plans submitted at time of application for Final .Map approval shall include
52 provisions for stone water runoff management, in conformance with City
53 Ordinance provisions and Engineering Department specifications as identified in
54 the project conditions of approval. No lot to lot surface drainage across property
Reso. 96-150 NCS Page 4 of 20 pages
i lines shall be permitted. The submitted drainage plans shall include provisions for
2 installation of permanent signs at drop inlets to the public storm drain system,
3 which prohibit the deposit of hazazdous materials into the system.
4
5 2. The project proponents shall be responsible for compliance with all
6 applicable requirements of the California Water Quality Control Board within the
7 time frames specified by that agency.
8
9 3. All hydrologic, hydraulic and storm drain system design shall be subject to
1o review and approval of the Sonoma County Water Agency (SCWA) w~tlvn the
11 time frames specified by SCWA, and prior to City approval of the Final Map.
12
13 4. Grading plans submitted for SPARC approval of the Tentative Map and
14 PUD Development Plan shall reflect all proposed graded swales, in conformance
is with the construction recommendations of a geotechnical engineer, particulazly
16 where proposed slopes exceed 4 to 1 gradients. Plans shall also reflect all
17 necessary improvements to prevent drainage across property Gnes and private
18 roads/shared driveways.
19
20 5. The project shall be subject to payment of Storm Drainage Impact Fees as
21 specified by City Resolution prior to occupancy of each new unit constructed.
22
23 6. The following requirements shall be reflected on plans submitted for City
24 approval of the Final Map and Improvement Plans for all applicable phases of the
25 subdivision, subject to approval of the City Engineer:
26
z7 a. Construct storm drain system from Webster Street to Lot 9 per
2s Sonoma County Water Agency Master Plan as part of the Bodega
29 Avenue frontage improvements for the project.
30
31 b. Provide necessary drainage improvements to prevent lot-to-lot
32 drainage.
33
34 c. Provide 100-year overflow containment channels where public
35 storm drains cross private property.
36
37 d. The catch basin at Lot 6 shall drain via a storm drain pipe in
38 Hannah Lane to the end. of the cul-de-sac. The catch basin in front
39 of Lot 5 shall be eliminated. An all weather access road shall be
ao provided over the proposed public storm drain system between the
41 end of Hannah Lane to the drop inlet on Lot 3 and between Fowler
42 Court and Hannah Lane. The access roads shall be ten feefwide.
43 Ten foot wide gates shall be provided between Lots 2, 3, 4, 5, and
44 8.
45
46 7. Prior to City approval of the Final Map and Public Improvement Plans for
47 the first phase of the project, additional study of project site subsurface drainage
48 conditions shall be conducted by a qualified geotechnical engineer, to determine
49 any potential impacts of proposed cut slopes to downhill properties, including
5o assessment of conditions that may be created by installation of residential irrigation
51 systems and excavation/fill for home construction. Based upon the results of the
52 study, a determination shall be made by City Engineering staff regarding the need
53 for additional measures to be incorporated into the prolect Public Improvement
Reso. 96-150 NCS Page 5 of 20 pages
1 Plans, and implemented by the project proponents. Costs of the study shall be
2 borne by the project proponents, with selection of consultant to staff approval.
3
a 8. A qualified geotechnical engineer shall be present on-site during grading
5 and excavation work conducted for the public improvements, as deternned by
6 Engineering staff. Costs associated with staff-authorized consultant work shall be
7 borne by the project proponents.
8
9 Monitorins:
l0
t t 1. All required drainage improvements shall be reflected on plans submitted
12 for City approval of the Final Map and Public Improvement Plans for the
13 subdivision.
14
is 2. Plans submitted for approval of development permits shall be reviewed for
tb compliance with the approved Public Improvement Plans and all applicable
17 mitigations/conditions of project approval.
is
19 3. Prior to recordation of the first Final Map, public improvement plans shall
20 be subject to review and approval by Engineering and Planning. staff for
zt compliance with all required mitigation measures, including any resulting from
22 study of the project site subsurface drainage conditions.
23
24 4. All public .improvements shall be subject to inspection by City staff for
25 compliance with the approved Public Improvement Plans, construction permits and
26 project mitigations/conditions of approval, prior to City acceptance. Grading and
27 excavation work for the public improvements shall also be sublect to inspection by
28 a qualified geotechnical engineer during construction, as determined by the City
29 Engineer.
30
31 5. Storm Drainage Impact Fees shall be calculated prior to Final Map
32 approval by the City Council, and paid prior to issuance of a Certificate of
33 Occupancy for each new dwelling unit constructed.
34
35 PLANTLIFE:
36
37 Mitigations. if any:
38
39 1. Existing mature narive oak trees located within the project site along the
40 northerly boundary of proposed Lots 32, 33 and 35 and trees numbered 55 and 56
al (as identified in the Horticultural Associates Tree Preservation and Mitigation
42 Report dated November 1, 1995) shall be presented for nomination as Heritage or
a3 Landmark trees by the Historic and Cultural Preservation Committee in
44 conjunction with application for SPARC approval of the project Tentative Map
45 and PUD Development Plan.
46
47 2. Plans submitted at time of application for SPARC approval of the Tentative
48 Map and PUD Development Plan shall incorporate anon-development easement
49 to contain the trees proposed for HeritagelLandmark designation within a
so minimum 30' wide continuous mitigation area, measured from the northerly
51 property lines of proposed Lots 32 ,33 and 35. No structures, underground
5z utilities, grading, trenching or other construction activity shall be permitted within
53 the easement/mitigation area. For Lots 8 and 9 (affecting trees #55 and #56),
Reso. 96-150 NCS Page 6 of 20 pages
1 proposed site improvements and building envelopes shall be modified if necessary
2 to maintain a minimum setback of 5' outside the existing driplines of the trees.
3
4 3. The consulting arborist's recommendations for tree protection (e.g., mulch,
5 imgation, setback, pruning etc.), as specified in the Horticultural Associates report
6 dated November 1, 1995, shall be implemented prior to issuance of a grading
7 permit for the subdivision, for all trees granted Heritage/Landmark designation.
8 Work shall be conducted under the supervision of an ISA Certified azborist or tree
9 worker, with selection of consultant subject to the mutual consent of staff and the
l0 developer. All costs associated with implementation of the recommended tree
11 protection measures shall be the responsibility of the subdivider.
12
13 4. All specific recommendations contained in the Horticultural Associates
14 report for trees other than those granted Heritage/Landinazk status, shall be
15 implemented as specified by the consulting arborist. Required pruning. .and
16 mulching activities shall be completed prior to City acceptance of the public area
17 improvements or occupancy of the affected lots, whichever occurs first. Work
I8 shall be conducted under the supervision of astaff-approved azborist, with costs to
19 be borne by the subdivider.
20
21 5. Landscape plans for the subdivision right-of--way areas shall reflect use of
22 water conserving and native plant materials (including native oaks and other
23 .species with high habitat value) and compatible irrigation system design. Plans
2a shall be included in the submittal for SPARC approval of the Tentative Map and
25 PUD Plan, and shall conform to City standazds for street tree installation. All
26 public area landscaping shall be installed prior to acceptance of the public
27 improvements for each phase of construction or bonded for 100% of the cost of
2s materials and installation, with implementation to occur on a lot by lot basis. A
29 10% maintenance bond shall be retained by the City for a minimum of one year
3o following installation of the required landscape improvements, as maintenance
31 security during the establishment period.
32
33 6. The written Development Standards shall identify all proposed lots
34 containing existing trees to be preserved (including those granted
35 Heritage/Landmazk status) and shall reference the mitigation measures contained
36 in the Horticultural Associates report dated November 1, 1995.
37
38 7. Grading and landscape plans submitted for City approval of the Final Map
39 and Public Improvement Plans shall identify the location of existing trees to be
4o preserved, as well as incorporate a reference to mitigation measures applicable to
41 the trees.
a2
43 Monitoring:
44
45 1. Plans submitted for SPARC approval of the Tentative Map and PUD
46 Development Plan shall be reviewed by Planning and Engineering staff for
a7 conformance with Mitigation Measures 4.1. - 4.7. Public Improvement Plans
48 submitted for Final Map approval shall be reviewed for conformance with the
49 adopted SPARC conditions of approval. All public area improvements shall be
50 subject to inspection by City staff for compliance with the adopted conditions and
51 mitigation measures, prior to City acceptance.
5z
53 2. Plans submitted for administrative SPARC/building permit approval of
54 individual lol development shall be reviewed by Planning and Engineering staff for
Reso. 96-150 NCS Page 7 of 20 pages
1 conformance with Mitigation Measures 4.1. - 4.7. and the adopted SPARC
2 conditions for the subdivision. All construction improvements shall be subject to
3 inspection by City staff for conformance with the adopted conditions and
a .mitigation measures prior to issuance of a Certificate of Occupancy for each new
5 unit constructed.
6
7 3. City staff shall be notified by the project proponents prior to
8 commencement of any work proposed closer than 5' outside the driplines of trees
9 recommended for preservation (as identified in the Horticultural Associates
to report). All such activity, including excavation, pruning and root. work shall be
1 t conducted under the supervision of the consulting arborist authorized. by staff.
12
13 5. ANIMAL LIFE:
14
15 Mitigations. if anv:
16
v 1. See Mitigation Measures under item 4 (Plant Life) above.
18
19 Monitorine:
20
21 1. See Monitoring Measures under item 4 (Plant Life) above.
22
23 6. NOISE:
24
25 Mitigations:
26
27 1. See Mitigation Measure 1 under item 2 (Air).
28
29 2. All City-authorized grading and construction activity shall be limited to the
3o hours between 7:00 AM and 7:00 PM Monday through Friday, except that indoor
31 work may be conducted. on Saturdays provided noise levels generated are
32 acceptable to nearby residents. No construction work shall be permitted on City
33 recognized holidays, and Sundays. The developer shall designate a construction
34 management person responsible for responding to any complaints generated
35 regarding excessive noise during construction. A telephone number for contacting
36 the designated individual shall be conspicuously posted at the construction site.
37 The responsible authority shall determine the cause of noise complaints received
38 and implement reasonable measures to resolve the issues. City staff shall monitor
39 complaints received and take reasonable steps to resolve issues rn a timely manner
40 as they arise, including enforcement of abatement procedures to bring violations
a1 into conformance with City General Plan and Zoning Ordinance Performance
42 standazds.
43
a4 3. A noise study shall be conducted prior to application for SPARC approval
45 of the Tentative Map and PUD Development Plan, to quantify the potential noise
46 impacts to any future units proposed along the Bodega Avenue frontage (Lots 1,
a7 2, 9). The analysis shall be conducted by a qualified acoustical engineer under City
48 staff direction, with all costs associated with the study to be borne by the project
a9 proponents. Recommendations for specific mitigation measures, if any, shall be
50 incorporated into project plans submitted for SPARC approval, and shall be
51 implemented as directed by SPARC.
52
53
54
Reso. 96-150 NCS Page 8 of 20 pages
i Monitorin¢:
2
3 1. Plans submitted for SPARC approval shall be reviewed for conformance
4 with Mitigation Measure 6.3. Construction plans submitted for development
s permit approval shall be reviewed for conformance with SPARC adopted
6 mitigation measures if any, and conditions of approval. All new construction shall
7 be subject to inspection by City staff for compliance. with all adopted mitigation
8 measures and project conditions of approval, prior to acceptance of public azea
9 improvements and issuance of Certificates of Occupancy for all new units
to constructed.
11
12 2. Construction activities shall be monitored by Public Works and Building
13 staffto ensure compliance with all mitigation measures under item 6.
14
is 7. LIGHT AND GLARE:
16
17 Miti atg ions:
18
19 I . Plans submitted for SPARC approval of the Tentative 'Map and PUD
20 Development Plan shall incorporate lighting plans, which reflect the location and
21 design of all proposed street lights, and any other exterior subdivision lighting
22 proposed. Lighting shall be designed to prevent the intrusion of direct glare onto
z3 adjacent residential properties. Standard City street light fixtures shall be utilized
24 unless otherwise approved by SPARC and City staff.
25
' 26 2. Plans submitted for administrative approval of individual lot development
' z7 shall include provisions to avoid vehicular lighting impacts to bedroom areas and
28 other light-sensitive living areas of proposed homes. Development plans for lots
29 proposed at street intersections or in other potentially light-sensitive locations shall
30 incorporate architectural or landscape design features to screen interior living
31 space from headlight glare.
32
33 Monitoring:
34
35 1. Plans submitted for approval of the Final Map and construction permits
36 shall be reviewed for conformance with SPARC conditions of .approval. All
37 construction shall be subject to staff inspection for conformance with the approved
38 construction plans prior to City acceptance of public improvements and issuance of
39 a Certificate of Occupancy for each new unit constructed.
40
41 8. LAND USE:
42
43 Miti atg ions: None required.
as
as 9. NATURAL RESOURCES:
46
47 Mitigations: None required.
48
49 10. RISK OF UPSET:
so
51 Miti atg ions: None required.
sz
53
54
Reso. 96-150 NCS Page 9 of 20 pages
1 11. POPULATION:
2
3 Miti atg_ ions:
4
5 1. All lots shall comply with the minimum lot area standard of 11,426.38 sq.
6 ft., established for the site under the Hillside Residential Combining District
7 regulations of the Zoning Ordinance. Plans submitted for SPARC approval of the
s PUD Development Plan and Tentative Map shall reflect this requirement. Further,
9 the PUD Development Standazds for the subdivision shall specify a minimum lot
to area consistent with this standard, and that future development potential for the
11 entire subdivision shall be limited to the future division of Lot 2, for a maximum
12 yield of one additional lot for the West View Estates project site.
13
14 Monitorin¢:
15
16 1. Plans submitted for SPARC approval of the PUD Development Plan and
17 Tentative Map shall be reviewed for compliance with mitigations under item 11.
18 Plans submitted for Final Map and Public Improvement Plan approval shall reflect.
19 all SPARC-imposed conditions of project approval, as well as the previously
20 adopted mitigation measures. Any future proposal for subdivision of Lot 2 shall be
21 reviewed for conformance with the minimum lot azea provisions established for the
22 subdivision.
23
za 12. HOUSING:
25
26 Miti atg ions: None required.
27
28 13. TRANSPORTATION/CIRCULATION:
29
30 Mitigations: if any:
31
32 1. A 1' non-access easement shall be dedicated across the Bodega Avenue
33 frontage of the project site, except where existing driveways serve homes on
3a proposed .Lots 1 and 2: The Final Map and Improvement Plans submitted for
35 Council approval shall reflect the non-access easement. Access to the proposed
36 future lot created by division of Lot 2 shall be provided from interior public streets.
37
38 2. Plans submitted for SPARC approval of the Tentative Map and PUD
39 Development Plan shall include provisions for the improvement of Bodega Avenue
40 along the frontage of the project site. Improvements to be installed shall include
41 right-of--way dedication as necessary to accommodate half-street improvements
42 within an ultimate 86' night-of--way, curb, gutter, sidewalk, storm drains, sanitary
43 sewer, water mains, street lights, striping, traffic signs, and fire hydrants. Street
44 tree planter strips shall be provided with a minimum 6'-8' planter width,
45 (consistent with street standazds presently under consideration for adoption by the
46 City). Plans shall also include provisions for transitioning of the frontage
47 improvements within the existing right-of--way, across those off-site properties
48 located between N. Webster Street and the proposed Lot 9, which contain
a9 frontage on the north side of Bodega Avenue. All improvements to Bodega
5o Avenue shall be completed in conjunction with phase 2 improvements.
51
52 3. Rebecca Drive, Larch Drive, Hannah Lane, and Fowler Court shall be
53 modified to include additional right-of--way as necessary to provide for minimum 6'
54 public street tree planter areas on both sides of the street. Sidewalks may be
Reso. 96-150 NCS Page 10 of 20 pages
1 omitted from Hannah Lane, Fowler Court and Joan Court in order to reduce
2 grading impacts. Sidewalk shall be provided on the south side of Rebecca Drive
3 and along the east side of Lazch Drive. These revisions shall be reflected on plans
4 submitted for SPARC approval.
5
6 4. The project sponsor shall be responsible for payment of all applicable
7 special development fees, including Traffic Mitigation fees. Fees shall be
s calculated and paid as specified by City Resolution.
9
l0 5. The private road access for Lots 39-4.1 shall be modified to reflect a
11 standard private driveway approach, and shall be reflected on plans submitted for
12 SPARC approval.
13
14 6. To reduce grading and visual impacts, Joan Court shall be reconfigured as
15 a 28' public street terminating in a hammerhead turnaround. The street shall be
16 situated within a minimum 48' right-of--way, to permit public area street tree
17 plantings. No sidewalk shall be required. The street shall be situated at least 10'
is from the common property line with the existing homesite to the north (identified
19 as AP No. 006-543-029) on Amber Way. If no lots are proposed along the north
20 side of the street, all area situated between the street and the existing home shall be
21 dedicated for public azea landscaping. Lots 18-21 and 23-28 shall be reconfigured
22 to create an open space band at least 40' in width connecting Larch Drive and Joan
23 Court. The open space area shall be dedicated for public use, and shall contain a
za pedestrian bike path and tree plantings for visual mitigation.. No vehicular access
25 connection shall be permitted, except for emergency service vehicles, as
26 determined by Fire and Police staff. Lots 14-21 and 23-28 shall be reconfigured as
27 necessary to best accommodate the modified street improvements, in order to
28 nunimize required grading and maximize the visual effectiveness of mitigation
29 plantings. A master landscape plan shall be prepared, to reflect planting of large-
3o canopied trees within the public landscape areas, with trees planted in a natural
31 pattern where feasible, a maximum of 40' apart. Plans submitted for SPARC
32 approval of the Tentative Map and PUD Plan shall reflect these requirements.
33 Installation of the bike/pedestrian path and mitigation plantings shall occur in
3a conjunction with public improvements for Joan Court. The Final Map shall include
35 a description of the public path/mitigation area which shall identify pedestrian
36 access and landscaping as the primary permitted uses, and prohibit location of
37 structures within its boundaries.
38
39 7. The following circulation-related requirements shall be reflected on plans
40 submitted for City approval of the Final Map and Improvement Plans for
al each applicable phase of the subdivision, and shall be subject to approval of
42 the City Engineer:
43
4a a. Frontage improvements for Bodega Avenue shall include, but not be
a5 limited to, half street reconstruction, curb, gutter, sidewalk, storm drains,
a6 sanitazy sewer, water mains, street lights, striping, traffic signs, fire
a7 hydrants, and landscaping. Street width shall be 48 feet with 86 foot nght-
a8 of-way. Improvements shall include frontage along AP No. 006-221-076
49 and 077, 006-048-004, 008 and 013, These five lots are not a part of this
5o subdivision, therefore, the developer may apply to enter into a
51 reimbursement agreement. No parking shall be allowed along Bodega
52 Avenue.
53
Reso. 96-150 NCS Page 11 of 20 pages
1 b. Parking along Rebecca Drive shall be created within parking bays, located
2 beyond the 28' curb-to-curb pavement width. Parking on Joan Court shall
3 be staggered by driveway placement, to ensure continuous 20' vehicular
4 travelway cleazance. No parking shall be allowed at the end of Hannah
5 Lane. Lots 7,8,9 and 10 shall be accessed only from the end of Harmah
6 Lane. Curbs shall be painted red and "No Parking" signs installed along
7 designated no parking areas. Larch Drive shall be 32' wide from curb to
s curb with parking allowed on both sides of the street. Sidewalk shall be
9 provided on one side of the street, as proposed.
l0
11 c. .Streets, signs and striping shall conform to City Standazds. .
12
13 d. Right-of--way shall be wide enough to accommodate streets, parking bays,
14 planter strips, street lights, fire hydrants, catch basins, water meters, traffic
15 signs, sidewalks, etc.
16
17 e. To reduce the amount of hillside grading, the Engineering Department
1s supports either a separated sidewalk on one side of the street or a
19 contiguous sidewalk on both sides of the street. Sidewalks are required on
20 both sides of the street (P.M:C. 20.32.220), however, the Planning
21 Commission, at their discretion, may omit sidewalks per P:M.C. Chapter
22 20.32.230.
23
24 f. Connect existing private road serving Lot 38 to Larch Drive. Install a fire
25 access gate on the property line of Lot 38 at the private road.
26
27 g. The transition around the oak tree at Larch Drive shall be continuous curb
2s and gutter. The existing improvements on Larch Drive shall be modified to
29 create the transition.
30
31 8. A minimum of four (4) on-street parking spaces shall be provided within
32 parking bays along Rebecca Drive, between the easterly boundary of the
33 project site and Larch Drive. Plans submitted for SPARC review of the
34 Tentative Map and PUD Plan shall reflect this requirement.
35
36 Monitoring:
37
3s 1. Plans submitted for approval of the Final Map and public improvement
39 plans shall reflect all adopted project conditions of approval and Mitigation
ao Measures.
al
42 2. All site improvements shall be subject to inspection by City staff for
43 compliance with the approved improvement plans and all adopted mitigation
as measures and conditions of approval prior to City acceptance of the public area
45 improvements.
46
47 3. All private lot improvements shall be subject to inspection by City staff for
48 compliance with the approved building permits and all adopted mitigation
a9 measures and conditions of approval, prior to issuance of a Certificate of
50 Occupancy for all lots with new home construction.
51
52 4. Traffic Mitigation fees shall be paid prior to issuance of a Certificate of
53 Occupancy for each new unit constructed.
54
Reso. 96-150 NCS Page 12 of 20 pages
1 PUBLIC SERVICE:
2
3 Miti atg ions:
4
5 1. The project sponsor shall be responsible for payment of all applicable
6 special development fees, including Community Facilities Development fees, Park
7 and Recreation Land Improvements fees, and School Facilities fees. Fees shall be
8 calculated and paid as specified by City Resolution.
9
l0 2. All requirements of the Fire Marshal, including specifications for
11 emergency access, hydrant location and fire flow pressure, and unit construction
12 shall be reflected on plans submitted for approval of the Final Map and
13 development permits, including the following specific requirements:
la
15 a. Post address at or near main entry door -minimum four (4) inch
16 letters omcontrasting background.
17
is b. Address locator required to be posted. at or near the driveway
19 entrance. Reflectorized numbers aze acceptable. Location and
20 design to be approved by the Fire Mazshal's Office.
21
22 c. Residential buildings constructed outside the four minute response
23 area are required to have a residential fire sprinkler system designed
24 and installed in accordance with N.F.P.A. 13-D, in all areas
zs including attic, garage, bathrooms with combustible fixtures,
26 bathrooms over 55 square feet and closets over 24 square feet or
27 over 3 feet deep. This may apply to all lots beyond #5 and. # 16.
28
' 29 d. Minimum fire flow required for this project is 1,500 gallons per
ao minute at 20 pounds per square inch (psi). For buildings not
31 exceeding 3,600 square feet in area, a minimum fire flow pressure
32 of 1,000 gpm is acceptable.
' 33
3a e. Residential buildings constructed at or above one hundred-sixty feet
35 in elevation are required to have a residential fire sprinkler system.
36
37 f. Fire hydrants shall be spaced at a maximum of 300 feet apart.
38 Location and type of fire hydrants aze to be approved by the Fire
39 Marshal's Office. No house should be further than 150 feet from a
40 fire hydrant. Attention is directed to Lots 39-41.
41
a2 g. Add as a general note to plans:
43
as No combustible construction is permitted above the foundation
45 unless an approved all-weather hard surface road is provided to
a6 within one hundred-fifty (150') of the farthest point of a building or
47 structure.
48
a9 All fire hydrants for the project must be tested, flushed, and in
so service prior to the commencement of combustible construction on
51 the site.
52
53 h. All required fire lanes in which no parking is allowed shall be
54 designated by painting curbs red. Where no curbs exist, signs
Reso. 96-150 NCS Page 13 of 20 pages
1 approved by the Fire Marshal shall be installed. This applies to any
2 private drive or roadway 20 feet or less in width.
3
4 i. All roofing material shall be rated Class "B" or better, treated in
5 accordance with the Uniform building Code Standard 32.7 and City
6 of Petaluma Ordinance 1744.
7
8 j, All roofing material applied as exterior wall covering shall have a
9 fire rating of Class "B" or better treated in accordance with
l0 Uniform Building Code Standard 32.7 and City of Petaluma
I1 Ordinance 1744.
12
13 k. The maximum .roadway grade is 12% which may be increased to
14 15% with special percussion from the City Engineer and the Fire
15 Marshal. Special attention should be given to driveways of
16 individual lots.
17
18 1. For those lots situated along Larch Drive generally above the 190'
19 elevation, there is the potential that the standard fire flow pressure
20 requirement cannot be met. Prior to Final Map approval by the
21 City Council, the project engineer shall submit plans reflecting
22 either 1) conformance with the standard Ere flow pressure
23 requirement and hydrant locations, or 2) a combination of alternate
24 means and methods of providing adequate fire protection for homes
25 in this vicinity, in conformance with the Uniform Fire Code and
26 subject to Fire and Engineering staff approval.
27
28 3. To ensure public safety within the public path/mitigation area situated
29 between Larch Drive and Joan Court, the development of all lots abutting this
30 open space area shall be designed to facilitate visual surveillance of the path by
31 Police staff and residents. The PUD Development Standards shall be modified to
32 specify that SPARC review of all lots directly abutting the mitigation area shall
33 emphasize visual orientation of units (windows, doors) and use of open fencing
3a and landscape treatments within the private lot areas. Private yazd areas enclosed
35 with solid fencing shall be discouraged directly abutting the mrtrgation area. In
36 addition, landscape plans presented for SPARC approval of the mitigation area,
37 shall be designed to avoid use of shrub materials which achieve heights exceeding
38 36" at maturity. Trees to be planted within the azea shall be selected for high
39 branching habits, or pruned to maintain a minimum 8' vertical canopy clearance.
40
al 4. Landscape plans submitted for SPARC approval of the Tentative Map and
42 PUD Plan shall incorporate the use of plant materials and/or design strategres to
43 minimize maintenance requirements and fire risk for all right-of--way landscape
44 areas. Language encouraging use of fire resistant landscaping for private lot
45 development shall be incorporated into the PUD Development Standards subject
46 to SPARC approval.
a7
48 5. All street trees, perimeter fencing/walls, and other improvements within the
49 public right-of--way on Bodega Avenue and interior public streets, as well as
50 landscaping located within the public access/mitigation area shall be maintained by
51 a Landscape Assessment District (LAD) through contract services subject to
52 approval of the City Council in conjunction with the Final Map. Landscaping
53 within these areas shall be designed and installed to City standards acceptable to
54 City of Petaluma Planning, Engineering, Public Works and Parks staff. Irrigation
Reso. 96-150 NCS Page 14 of 20 pages
1 to serve all landscaping in street tree planter strips adjacent to private residences
2 shall be designed to connect with the pnvate lot irrigation systems of the adjoining
3 lots. Sepazate imgation systems shall be established for street frontage landscape
4 areas located between the street curb and any subdivision perimeter walls,
5 landscape islands, and the public mitigation area, as deternuned by staff during
6 review of the public improvement plans . Costs of formation of the required LAD
7 shall be-borne by the project proponents at time of Final Map application.
8
9 Monitoring:
10
11 1. Plans submitted for approval of the Final Map and development permits
12 shall be subject to Fire Marshal, Public Works, Parks, and Police Department
13 review, for incorporation of all City safety and maintenance standards, adopted
la project conditions of approval, and Mitigation Measures.
15
16 2. All construction. shall be subject to inspection by City staff for conformance
17 with the approved plans and adopted mitigation measures and conditions of project
18 approval, prior to City acceptance of public area improvements and issuance of a
19 Certificate of Occupancy for each new unit constructed.
20
21 15. ENERGY:
22
23 Miti atg ions: None required.
24
25 16. UTILITIES:
26
27 Miti atg ions:
28
29 1. The proposed project shall be subject to imposition of all applicable special
3o development fees, including Sewer and Water Connection fees, and Storm
31 Drainage Impact .fees. Fees shall be calculated and paid as specified by City
32 Resolution.
33
34 2. Plans submitted for approval of the Final Map and Public Improvement
35 Plans shall reflect the following, subject to approval of Engineering. staff:
36
37 a. Replace the existing 6 inch sanitary sewer main with an 8 inch main
38 between Webster Street and the manhole in front of AP No. 006-
39 480-026. (The maximum permitted number of units on a 6"
ao sanitary sewer line is 40).
41
42 b. Underground all overhead utilities that traverse or run along the
43 frontage of this subdivision.
44
45 c. Bodega Avenue frontage improvements shall be constructed with
46 Phase 2 improvements.
47
48 d. The proposed water main system shall be capable of delivering a
49 continuous 1500 gpm fire flow with a residual pressure of 20 psi.
so Any improvements necessary to provide the required capacity and
51 pressure shall be the respons~bllity of the subdivider. Necessary
52 facilities, improvements and supporting calculations shall be
53 provided as a part of the improvement plans for review and
Reso. 96-150 NCS Page 15 of 20 pages
1 approval by the City Engineer prior to the approval of the Final
z Map.
3
4 e. Private sanitary sewer serving Lots 3,4,5,7,10, 11, 24, 25, 32,.33,
5 40 and 41 shall be privately maintained.
6
7 f. Connect existing water main serving Lot 35 to proposed water
8 main in Lazch Drive.
9
io g. Move existing fire hydrant at Lot 38 to Lazch Drive.
li
12 h. Provide water and sanitary sewer services to future subdivision of
13 Lot 2.
14
15 i. All houses constructed above elevation 160 feet.may require a
16 water pressure system installed for each unit to maintain adequate
17 house pressure.
18
19 j. Show all existing or proposed easements that are within the
20 boundary of this subdivision.
21
zz k. Provide documentation of any existing off-site easements (public or
23 private) that are to be used by this subdivision.
za
z5 1. Provide the necessary easements for public or private water,
26 sanitary sewer and storm drain facilities.
27
2s m. Each individual phase shall be designed to provide the required
29 utility service and street system independent of any other phase.
30
3 t n. Paved access shall be provided over public sanitary sewer and water
32 main easements.
33
34 0. Prepare the necessary private roadway, sanitary sewer, water line
35 and storm drain maintenance agreements for recordation with the
36 Final Map.
37
38 Monitorine
39
ao 1. All required mitigation measures shall be reflected in plans submitted for
al City approval of the Final Map and Public Improvement Plans, and shall be subject
42 to the review and approval of Engineering and Planning staff.
43
as 2. All construction shall be subject to inspection by City staff for compliance
45 with the approved Public Improvement Plans prior to City acceptance of public
46 facilities.
47
48 17. HUMAN HEALTH:
49
5o Miti atg ions: None required.
51
52 18. AESTHETICS:
53
54
Reso. 96-150 NCS Page 16 of 20 pages
1 Mitigations:
2
3 1. Plans submitted for SPARC approval of the Tentative Map and PUD
4 Development Plan shall reflect the following amendments to address potential
5 visual impacts:
6
7 a. See mitigation 1 under item 11 (Population).
8
9 b. See mitigation 6 under item 13 (Transportation/Circulation).
to
11 c. Plans submitted for SPARC approval of the Tentative Map and
12 PUD Development Plan shall reflect incorporation of a non-
13 development easement not less than 40' in depth, between the rear
14 portion of Lots 14-17 (north of Rebecca Dr.) and Lots 24-26
15 (south of Joan Ct.). The easement shall be designed to permit
16 planting of lazge-canopied trees and other vegetation m a natural
17 pattern to screen uphill development and enhance views .from
Is Bodega Avenue, N. Webster Street and Bantam Way. No utilities
19 or structures shall be placed within the easement boundaries. Open
20 fencing may be permitted within the easement to enclose private
2t yazd azeas, but any solid fencing proposed shall be located outside
22 the easement boundaries. Location of the easement and design of
23 the conceptual planting plan shall be subject to SPARC approval.
za The minimum planting density for the easement comdor shall
25 reflect an average of 3 lazge-canopied trees (15 gallon size) per
z6 affected lot, with an average spacing of 40' between trees.
27 Implementation of the planting plan shall occur on a lot-by-lot
2S basis, with design of private yard landscaping and irrigation plans
29 for each affected lot subject to administrative SPARC approval for
3o compliance with the intent of the masterplan. Trees consistent with
31 these provisions shall also be installed (and reflected on the SPARC
32 plans) in the southeasterly portion of Lots 3,4,5 and 7.
33
34 d. The total number of lots situated along the primary ridgeline in the
35 vicinity of Lots 14-21 and 23-28 shall be reduced by at least one
36 .lot, to reduce the appazent density of development visible from the
37 primary public viewsheds, as identified in the visual analysis for this
38 project. The remaining lots in this area shall be reconfigured to
39 maximize the visual effectiveness of mitigation street tree plantings,
4o and open space between homes.
al
a2 e. The PUD Development Plan. shall be amended to modify the
43 building envelopes proposed to incorporate greater variation in
as minimum setback from public streets. Minimum street frontage
45 setbacks shall be reduced to 10' on at least 10 lots to encourage use
46 of a variety of garage solutions throughout the subdivision.
47 Minimum building setbacks shall respect the required non-
a8 development easement and common property lines with the
a9 required public access/mitigation area on applicable lots. All
5o proposed lot-specific setbacks shall be subject to SPARC approval
5t in conjunction with Tentative Map and PUD Plan approval.
52
53 f. To better achieve a more appropriate transition from the rural
5a properties to the west, lots within the subdivision shall be
Reso. 96-150 NCS Page 17 of 20 pages
1 reconfigured as necessary to reflect a gradual transition to larger lot
2 sizes in the westerly portion of the subdivision. The project
3 proponents' Exhibit BB submitted May 14, 1996, is generally
4 consistent with the intent of this requirement.
5
6 2. The PUD Development Standards shall be amended prior to SPARC
7 approval of the Tentative Map and PUD Development Plan to incorporate more
8 detailed provisions pertaining to the following:
9
to a. Maximum permitted building height for primary structures shall be
11 limited to 25', except that where roof pitches of 8:12 or steeper aze
12 utilized, the maximum building height may be increased, subject to SPARC
13 approval, including a determination that no significant visual impacts will
14 be created. Building height shall be measured parallel to the existing grade
15 as defined on the Final Map and Public Improvement Plans to the highest
16 point of the roof. Maximum perntted building height for accessory
17 structures shall be limited to 15', except as permitted for approved
is accessory dwellings.
19
20 b. Architectural design standazds shall be expanded to further define
21 elements that emphasize the "rural flavor" proposed, and to require that
22 individual building designs respect the natural grade by stepping
23 foundations. The design standazds shall address building and roof
24 orientation, landscaping, decking,. building projections, etc. Incorporation
25 of azchitectural forms, details, siding and window treatments found on
26 historic west-side buildings, use of detached garages, lazge porches, steep
27 roofs, garden gates, and other components characteristic of older rural
28 residences shall be encouraged. The rear elevations of homes oriented
z9 towazd Bodega Avenue shall have increased architectural interest and
30 detail.
31
32 c. Underfloor areas and building "skirts" shall be enclosed and
33 screened by use of landscape plantings.
34
35 d. Setbacks for the primary structure and all accessory structures in
36 excess of 6' in height shall be as defined by the SPARC-approved building
37 envelopes for each lot.
38
39 e. Language shall be incorporated which references the visual
40 mitigation planting plan within the non-development easement for Lots 14-
41 17 and 24-26, as well as a requirement for installation of at least two 15
a2 gallon sized trees within the private yard azeas of all subdivision lots where
a3 new home construction is proposed. Plans submitted for administrative
as SPARC/building permit approval for individual lot development plans shall
45 reflect this requirement, and installation shall occur on a lot by lot basis.
46 All required mitigation plantings shall be installed prior to issuance of a
47 Certificate of Occupancy for each new unit.
48
49 3. All lots proposed for new home construction shall be subject to
5o administrative SPARC review for assessment of the sensitivity of the individual lot
51 development proposals, particulazly as they relate to the following: 1)
52 preservation of visible open space along ridgelines, including conformance with the
53 intent of the dedicated public access/mitigation area and non-development
54 easements, 2) responsiveness to potential privacy issues where lots abut existing
Reso. 96-150 NCS Page 18 of 20 pages
1 development, 3) minimization of drainage and grading impacts, particularly as they
2 relate to downhill development and public views, and 4) avoidance of potential
3 grading and irrigation impacts to existing trees (particularly native oaks) required
a to be preserved. Additional lot-specific analyses may be conducted and/or more
5 restrictive grading, height, floor azea, lot coverage, exterior design, landscaping or
6 other standards may be imposed through the SPARC process as necessary to
7 ensure appropriate architectural and site design for the Individual setting under
8 consideration:
9
l0 Monitorine:
11
12 1. Plans submitted for approval of the Final Map and development permits
13 shall be reviewed for compliance with all adopted mitigation measures and
la conditions of project approval.
15
16 2. All construction shall be subject to City staff inspection for compliance
17 with adopted mitigation measures and conditions of project approval, the approved
18 Public Improvement Plans and approved development permits, prior to City
19 acceptance of public area improvements and Issuance of a Certificate of
20 Occupancy for each new unit constructed.
21
22 19. RECREATION:
23
24 Mitigations:
25
26 1. Refer to Mitigation Measure 1 under item 14 (Public Service).
27
28 Monitorine:
29
30 1. Refer to Monitoring Measures under item 14 (Public Service).
31
32 20. ARCHEOLOGICAL/HISTORICAL:
33
34 Miti ag
lions:
35
36 1. All existing potentially .historic buildings identified in the- archaeological
37 study for the project received August 11, 1995 shall be preserved within the
38 project site. No significant alteration to the building exteriors or interiors shall be
39 permitted without further evaluation by a qualified architectural historian, selected
4o by City staff with developer concurrence. All costs associated with any required
al further evaluation of these buildings shall be borne by the project proponents.
42 These requirements shall not preclude lawful demolition of the barns and chicken
43 houses situated on the property. located at 648 Bodega Avenue, which have
44 already been documented by a qualified historian, and as a result of this study, have
45 not been recommended for preservation
46
a7 2, Prior to grading activity. the project proponent shall advise all contractors
48 conducting soil disturbing 'actrvrtles of the potential for encountering buried
49 archaeological resources. t~If concentrations of historic or prehistoric materials
50 (e.g., adobe foundations or walls, structural remains with square nails, backfilled
51 privies, wells or other refuse deposits) are encountered during grading or other
52 ground-disturbing activities, work m the immediate area of the finds shall. be halted
53 and City staff notified. A qualified historic azchaeologist shall then be consulted
Reso. 96-150 NCS Page 19 of 20 pages
1 for further evaluation of the situation, and any subsequent recommendations
2 implemented.
3
4 Monitoring:
5
6 1. All construction activities shall be routinely monitored by City Public
7 Works and Building staff during the course of required inspections.
S Planning staff shall be notified of any findings of potential archaeological
9 significance for further referral..
10
11
12
13
14
15
16
17 welly/tp23
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37 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 ~pproved as to
39 Couacil of the G4ty of Petaluma at a (Regular) (Z~di~(ddf x~ meeting fa
40 on the ...3rr1 day of ..............J.UAE...................................., 19_96.., by the
41 following vote:
Citly'Atlorn~y
AYES4~Maguire, Hamilton, Stomps, Shea, Vice Mayor Barlas
43
NOES44None
45 ' ~ ~ i _
ABSE~T: Read ~ ~ ,
ATTEST: ~ ~
City Clerk Mayor .
Gb~mdl File.._._.._.._
ca io-ss Res. vo.....8.6.-.1.5.9__..... ncs. Page 20 of 20 pages