HomeMy WebLinkAboutResolution 96-178 07/01/1996 Resolution No. 96-1~$ NC.S.
1 of the City of Petaluma, California
2
3 ADOPTING A MITIGATED NEGATIVE DECLARATION PURSUANT TO THE
4 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR
5 CROSS CREEK SUBDIVISION, A 225-LOT RESIDENTIAL DEVELOPMENT ON
6 96 ACRES SITUATED AT THE NORTHEAST CORNER OF
7 ELY BLVD.. S0. AND CASA GRANDE RD.
8 AP NO. 017-050-001
9
to WHEREAS, the Planning Commission at its public hearings of October 24, 1995,
11 November 28, 1995, April 9, 1996 and May 28, 1996, considered and recommended
12 adoption of a Mitigated Negative Declaration pursuant to the California Environmental
13 Quality Act (CEQA) in conjunction with the following applications:
14
15 1. Request for General Plan Amendment to a) relocate the Urban Limit Line, b)
16 designate 46 acres of unincorporated property as Urban Separator, and c)
17 redesignate 11.4 acres from Urban Separator to Urban Standard; d) designate the
18 Adobe Creek Channel within the project site as Open Space.
19
20 2. Request for prezoning of 47.5 acres to PUD, 48.5 acres to Agriculture, and
21 approvethe PUD Development Plan.
22
23 3. Request for annexation of 96 acres of unincorporated land comprising a single
2a pazcel.
25
26 4. Request for Pretentative Subdivision Map approval to create 225 single family lots
27 and one 48.5 acre parcel for dedication to the City as Urban Separator.
28
29 NOW THEREFORE BE IT RESOLVED that the Petaluma City Council hereby finds as
3a follows:
31
32 Findings for Mitigated Negative Declaration:
33
34 1. An Initial Study has been prepared for the Cross Creek project, and proper notice
35 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 not substantial evidence that the Cross Creek
ao project, as conditioned, would have a significant effect on the environment.
41
a2 3. A monitoring program has been included to ensure compliance with the adopted
43 mitigation measures for the Cross Creek project.
as
ass. No_„96-178,_,.._. n.cs Page 1 of 18 pages
t 4. The Cross Creek project does not have potential to affect wildlife resources as
2 defined in the Fish and Game code, either individually or cumulatively, and is not
3 exempt from Fish and Game filing fees.
a
5 5. The Cross Creek project is not located on any Hazardous Waste Site List compiled
6 by the State pursuant to Section 65962.5 of the Government Code.
7
8 6. The Planning Commission reviewed the Initial Study/Negative Declaration and
9 considered the comments before making a decision on the prolect.
t0
t t 7. The record of proceedings of the decision is available for public review at the City
t2 of Petaluma, Planning Department, City Hall, 11 English Street, Petaluma, CA.
13
to 8. Potential circulation impacts resulting from development of the Cross Creek
15 project, as conditioned, will be adequately mitigated through improvement of the
16 Casa Grande Road and Ely Boulevard South frontages of the project and at the
t7 intersection of these two arterials, provision of two circulation connections to
Is adjoining development, and a system of interior streets adequately designed to
19 meet the anticipated traffic volumes. The project will also achieve implementation
zo of pedestrian and bicycle links with the Urban Separator path situated to the north,
21 and existing system along Casa Grande Road and Ely Boulevard South.
2z
23 9. Potential drainage impacts resulting from development of the Cross Creek project,
2a as conditioned, will be adequately mitigated by installation of drainage
25 improvements designed to City and Sonoma County Water Agency Standards to
26 preclude lot-to-lot surface runoff, installation of filter devices to sepazate
27 contaminants from storm water in areas improved in the Urban Separator and neaz
28 Adobe Creek, and specific drainage and restoration improvements to the Adobe
z9 Creek channel.
30
31 10. Potential noise impacts to future residents of the Cross Creek project and
32 surrounding neighborhoods will be adequately mitigated by restriction of
33 construction hours, designation of a noise disturbance manager, construction of
3a homes along Casa Grande and Ely Boulevard South in compliance with General
35 Plan Standards for acceptable noise levels. In addition, an avigation easement will
36 be recorded to advise potential buyers of the existence of the Petaluma Airport and
37 associated noise.
38
39 11. Potential impacts to existing wetlands on the Cross Creek site will be adequately
40 mitigated by implementation of a wetlands mitigation plan and restoration plan for
a 1 Adobe Creek, in conformance with the requirements of the California Department
42 of Fish and Game, California Regional Water Quality Control Board and the U.S.
43 Army Corps of Engineers.
44
as 12. Potential visual impacts of the Cross Creek project will be adequately mitigated
a6 through use of compatible lot and building configurations adjacent to existing
a7 development, larger lots at the edge of the Urban Separator, and positive
48 orientation of the project to Casa Grande Road.
49
50
51 Mitigation Measures and Monitoring:
Reso. 96-178 NCS Page 2 of 18 pages
1
2 EARTH:
3
a 1.C. Miti atg ions: (1) Final project improvement and grading plans shall be prepared by
5 a registered civil engineer with the assistance of a qualified geotechnical
6 professional. The plans shall be prepared in compliance with the City of
7 Petaluma's Subdivision Ordinance and Grading and Erosion Control Ordinance
8 consistent with recommendations contained in the soils report prepared for the
9 subdivision. A comprehensive erosion control plan shall be prepazed. Special
to attention shall be given to prevention of increased discharge of sediment into
t t Adobe Creek.
12
13 (2) Construction of all cuts and fills shall be completed with strict adherence to
14 specific geotechnic recommendations prepazed by the project geotechnical
IS engineer. A detailed soils/geotechnical report shall be prepazed as directed by the
16 City Engineer prior to the approval of the Final Subdivision Map.
17
Is (3) For work within Adobe Creek, proof of authorization from all applicable
19 responsible trustee agencies including but not limited to the U. S. Army Corps of
20 Engineers, the California Regional Water Quality Control Board, and the
21 California Department of Fish and Game, etc. shall be submitted to the City prior
22 to the issuance of a grading permit.
23
2a (4) All construction and grading activities, including short-term needs (equipment
25 staging areas, storage azeas, and field office locations) shall expose as little new
z6 ground as possible. Whenever possible, existing disturbed azeas shall be used for
z7 such purposes, rather than disturbing additional new ground.
28
z9 (5) All grading activity within or near the Adobe Creek shall be completed prior to the
30 onset of the rainy season (October 31). All new drainage facilities affecting this
31 portion of the development shall be in place and in operation at that time. Grading
32 and excavation activities in or near Adobe Creek shall not be permitted during the
33 rainy season (after October 31). Extensions for short-term grading may be
3a allowed at the discretion of the Petaluma City Engineer. Special erosion control
35 measures may be required by the City Engineer in conjunction with rainy season
36 grading.
37
38 (6) Foundation and structural design for homes shall be subject to review and approval
39 by the City of Petaluma Building Division prior to the issuance of a budding
ao permit. Design measures shall conform to the requirements of the Uniform
at Building Code, as well as state and local laws/ordinances. Said foundation and
42 structural design shall be prepared pursuant to and consistent with the geotechnical
43 report prepared by a geotechnical engineer for the subdivision.
as
a5 (7) The erosion control plan required above shall include measures such as: a)
46 restricting grading in or near Adobe Creek to the dry season; b) protecting
a7 downstream storm drainage inlets from sedimentation; c) use of silt fencing or the
48 equivalent to retain sediment on the project site and to prevent silt discharge into
49 Adobe Creek.
so
Reso. 96-178 NCS Page 3 of 18
1 l.D. Monitoring(1) Required improvements shall be reflected on plans submitted in
2 conjunction with the project's improvement drawings and shall be reviewed and
3 approved by the Planning Director and the City Engineer.
a
5 (2) The Planning Director shall insure that appropriate approvals have been obtained
6 from all appropriate agencies prior to the commencement of grading activities neaz
7 or within Adobe Creek.
s
9 (3) City inspectors shall insure that constructions activities occur consistent with the
to above mitigation measures.
11
12 (4) All public improvements shall be subject to inspection by City staff for compliance
13 with the approved Public Improvement plans,. construction permits and project
14 mitigation measures/conditions of approval, prior to City acceptance.
15
16 AIR:
17
is 2.C. Miti ations: (1) Standard Best Management Practices regarding dust control
19 measures shall be implemented including maintenance of moist soil conditions,
20 particularly on windy days.
21
22 (2) During excavation activities, haul trucks used to transport soil shall utilize tarps or
23 other similar covering devices to reduce dust emissions.
za
25 (3) Upon completion of construction, exposed areas shall be planted in a timely
z6 manner as directed by the Planning Director..
27
28 (4) Motorized equipment operated during construction activities shall be properly
29 mufflered and maintained to minimize emissions. Equipment shall be turned off
3o when not in use.
3l
32 (5) Prior to the issuance of building permits, all homes designed with fireplace units
33 shall meet City specifications for reduction of emissions, as specified under City
34 ordinance 1881 N.C.S. prohibiting open fireplaces.
35
36 2.D. Monitorins?: (1) The City's inspectors and the applicant shall insure that the above
37 mitigation measures are implemented.
38
39 (2) The improvement drawings shall reflect that exposed aeeas shall be planted in a
4o timely manner. City inspectors shall insure that said planting is installed.
41
4z (3) Plans submitted for development permit approval shall contain specifications
43 meeting City Ordinance requirements.
44
45 WATER:
46
a~ 3.C. Mitigations: (1) This development shall be subject to the payment of the City's
as storm drainage impact fee to address the incremental impact that the new
a9 development will have on City-wide drainage. The fee shall be paid as stipulated
5o by City Resolution.
51
Reso. 96-178 NC$ Page 4 of 18
1 (2) No lot-to-lot drainage shall be permitted. Surface runoff shall be addressed within
2 each individual lot then conveyed to an appropriate storm drain system. The
3 adequacy of downstream storm drain facilities shall be evaluated and
a improvements necessary to accommodate this increased runoff provided for
5 entirely at the expense of the applicant. Hydrologic and hydraulic calculations,
6 hydrology maps, and appropriate cross sections shall be prepared.for the drainage
7 and grading plans to insure that no adverse impacts to downstream properties will
s occur as a result of the development. This data shall be reviewed and approved by
9 the Sonoma County Water Agency and the Petaluma Engineering Department
to prior to the approval of the Final Subdivision Map..
11
12 (3) The applicant shall submit a detailed grading and drainage plan for the subdivision
13 as a part of the improvement drawings for review and approval prior to the
14 approval of the Final Subdivision Map.
15
16 (4) The Final Map shall identify all areas subject to inundation during a 100-year
17 storm. Finished floor elevations shall be established for all habitable units in
is accordance with the provisions of Article 16 of the Zoning Ordinance, Floodway
19 and Flood Plain Districts.
20
zt (5) The applicant shall prepare a detailed drainage plan for review and approval by the
2z City Engineer in conjunction with the preparation of the improvement plans. The
23 drainage plans shall include supporting calculations of culvert size using acceptable
24 engineering methods.
25
26 (6) Prior to construction, the applicant shall obtain coverage under the State of
27 California General National Pollutant Discharge Elimination System (NPDES)
2s Permit for construction activities (General Permit) and develop and implement a
29 Storm Water Pollution Prevention Plan (SWPPP), subject to review and approval
3o by the Regional Water Quality Control Board.
31
32 (7) All grading activity in or near Adobe Creek shall be completed prior to the onset
33 of the rainy season. All new drainage .facilities shall be in place and in operation at
3a that time. Grading and excavation activities shall not be permitted during the rainy
35 season. Extensions for short-term grading may be allowed by the City Engineer.
36 In allowing such short-term grading, the City Engineer shall consider the sensrtrvity
37 of the project area to erosion, sedimentation, and the effectiveness of temporary
3a erosion control measures existing and proposed.
39
a0 (8) The applicant shall file for and obtain a Conditional Letter of Map Revision
41 (CLOMR) from FEMA prior to the recordation of the Final Subdivision Map. The
42 applicant shall file for and obtain a Letter of Map Revision (CONK) from FEMA
43 prior to the issuance of a building permit for any lot within the.100-year floodplain
as of Adobe Creek.
45
a6 (9) The applicant shall obtain all appropriate approvals from Trustee Agencies
a7 including but not limited to the California Department of Fish and Game,
as California Regional Water Quality Control Board and the U.S. Army Corps of
49 Engineers prior to the commencement of grading activities.
50
Aeso. 96-178 NCS Page 5 of 18
i (10) The design of the required drainage improvements to Adobe Creek shall be
2 prepared by the applicant. Said design shall be reviewed and approved by the
3 Sonoma County Water Agency (SCWA) and the Petaluma Engineering
4 Department prior to the approval of the Final Subdivision Map. The applicant
5 shall make all improvements necessary to Adobe Creek including the installation of
6 an additional culvert in Casa Grande Road, the proposed diversion channel on the
7 Adobe Creek Golf and Country Club property, energy dissipaters, and appropriate
8 improvements to Adobe Creek to limit erosion resulting from the proposed
9 improvements. Said improvements shall be installed prior to the occupancy of new
io homes in the first phase of the development. Approval from the affected property
it owners to permit these off-site improvements shall be obtained prior to the
12 approval of the Final Subdivision Map. Should. the approval of the affected
13 property owners not be granted to the applicant, the applicant shall identify and
is design an alternate drainage solution for review and approval by SCWA and the
i5 Petaluma Engineering Department. Said off-site drainage solution shall be fully
16 implemented prior to the issuance of a Certificate of Occupancy for a new home in
17 the first phase of the subdivision.
18
19 (11) All grading and erosion control shall comply with City Ordinance 15.76.
20
zi (12) Hydraulic capacity of Adobe Creek through the site shall be insured through
22 .formation of a Landscape/Hydraulic Maintenance Assessment District.
23
za (13) The 24-inch stormdrain that is shown on lot four of phase four shall be relocated
25 to remain within the public right-of--way.
26
27 (14) The drainage plans submitted as a part of the Improvement Drawings shall include
28 provisions for installation of permanent signs at drop inlets to the public stotm
29 drain system, which prohibit the deposit of hazardous materials into the system.
30
31 (15) The project proponents shall be responsible for compliance with all applicable
32 requirements of the California Regional Water Quality Control Board within the
33 timeframes specified by that agency.
34
35 (16) Filter devices (Fossil Filters or equivalent) to sepazate contaminants from storm
36 water shall be installed in drop inlets of any parking lots developed in conjunction
37 with the subdivision. The design and location of these filters shall be reflected on
38 the improvement drawings submitted for review and approval by City staff prior to
39 the approval of the Final Subdivision Map.
ao
41 (17) Pesticides and fertilizers shall not be applied to the landscaped azeas near Adobe
az Creek or azeas which drain to Adobe Creek during the rainy season (October-
43 April). When irrigating these landscaped areas, avoid overwatering so that runoff
as does not flow onto streets or into storm drain systems. These measures will
a5 reduce the dischazge of water which may have been contaminated with nutrients
46 and pesticides. These requirements shall be reflected in the project's landscape and
a7 restoration plans and shall be further reflected in the maintenance contracts
48 including the Landscape Assessment District contract.
49
50 (18) Runoff from Urban Separator .improvements draining to Adobe Creek shall be
51 directed into grass lined swales in order to filter contaminants from .storm water.
52 The design of these grass lined swales shall be reflected on the improvement
Reso. 96-178 NCS Page 6 of 18
i drawings for review and approval by the City staff Director prior to the approval
2 of the Final Subdivision Map. Said grass lined swales shall be installed by the
3 applicant in conjunction with other subdivision improvements by subdivision
a phases. These swales shall be maintained through the Landscape Assessment
5 District.
6
7 3.D. Monitorina: (1) The Planning Director shall calculate the project's appropriate
8 storm water drainage fee and shall insure that the fee is collected as provided for in
9 the City's Resolution.
l0
11 (2) The Improvement Drawings prepared by the applicant shall reflect the above
12 mitigation measures and shall be reviewed and approved by the Planning Director,
13 the City Engineer and the Sonoma County Water Agency prior to the approval of
14 the Final Subdivision Map. City inspectors shall insure that appropriate
15 improvements are implemented pursuant to these plans in a timely manner.
16
t7 (3) The. Planning Director shall insure that the applicant obtains the appropriate
18 approvals and permits from other agencies and departments prior to authorizing
19 the commencement of construction activities at the site.
20
21 (4) The City Engineer/City inspectors shall monitor construction progress to insure
zz that grading activity in or near Adobe Creek does not occur after the onset of the
23 rainy season.
24
25 PLANT LIFE:
26
27 4.C. Miti ations: (1) The applicant shall prepare a landscape plan for the residential
28 subdivision including all public and common areas and residential front yard areas.
29 Said plan shall be submitted to the Site Plan and Architectural Review Committee
30 (SPARC) for review and approval prior to the filing of the. application for approval
31 of the Final Subdivision Map (first phase).
32
33 (2) The applicant shall prepaze a restoration plan for the Adobe Creek riparian
3a condor pursuant to the recommendations contained in the July 10, 1995 Creek
35 Restoration Plan prepared by Mr. Chazles Patterson. The applicant shall also
36 prepaze a mitigation plan to compensate for the removal of the jurisdictional
37 wetlands as directed by the U.S. Army Corps of Engineers. Said restoration plan
38 and wetland mitigation plan shall be reviewed and approved by the California
39 Department of Fish and Game, the Army Corps of Engineers, and other
ao responsible agencies as well as by SPARC prior to the approval of the Final
41 Subdivision Map. The Riparian Restoration plan and the wetland mitigation plan
42 shall include appropriate success criteria typically an 80% plant survival rate is
a3 expected. Improvements pursuant to the approved plans shall be installed by the
as applicant prior to the occupancy of units within the first phase of the development.
as Improvements reflected on these approved plans shall be monitored and
46 maintained for a period of five (5) years by a qualified environmental monitor
a7 selected by the City of Petaluma. The monitor shall prepare regulaz status reports
a8 identifying the condition of the restoration/mitigation efforts and necessary
a9 maintenance/improvements. The applicant shall fund the monitoring and
5o maintenance contract (and administrative costs) in full prior to the commencement
51 of construction activity at the site. At the successful conclusion of the monitoring
52 period (or extended period as may be necessary), the long-term maintenance of the
Reso. 96-178 NCS Page 7 of 18
1 mitigation and restoration improvements shall be funded by a Landscape
2 Maintenance Assessment District if deemed appropriate by City staff.
3
a (3) The applicant shall form a Landscape Maintenance Assessment District to insure
5 the long-term maintenance of all landscape and. mitigation areas.
6
7 4.D. Moiitorine: (1) The Planning Director shall insure that the applicant's landscape
s plan is presented to and approved by SPARC prior to the approval of the Final
9 Subdivision Map for the project (first phase).
10
11 (2) The Planning Director shall insure that the restoration plan and all. requirements of
12 the U.S. Army Corps of Engineers, the California Department of Fish and Game,
13 and the California Regional Water Quality Control Board aze completed and/or
14 addressed prior to the approval of the Final Subdivision Map and are reflected
15 accordingly in the Improvement Drawings. City inspectors shall insure that the
16 improvements aze installed pursuant to the timing prescribed by these agencies.
17
18 (3) The. Planning Director shall insure that the Landscape Assessment District is
19 established prior to the commencement of construction actrv~t~es at the site.
zo
21 (4) The Planning Director shall insure that the monitoring contract is executed prior to
22 the commencement of construction activities at the site. The monitor shall provide
23 status reports and the applicant shall make all necessary improvements pursuant to
24 the monitor's findings.
25
26 ANIMAL LIFE:
27
28 S.C. Miti atg ions: (1) The applicant shall obtain all necessary approvals and permits
29 from the U.S. Army Corps of Engineers and the California Regional Water Quality
3o Control Board (CRWQCB) to permit the filling of the wetlands present on the site.
31 Approval by the Corps and CRWQCB shall be obtained prior to the approval of
32 the Final Subdivision Map (first phase) and necessary mitigation reflected on the
33 subdivision improvementplans for the review and approval be City staff.
34
35 (2) The applicant shall enter into a Streambed Alteration Agreement with the
36 California Department of Fish and Game prior to commencement of any grading
37 activity in the vicinity of Adobe Creek.
38
39 (3) Refer to mitigation measure 4.C.(2) and 4.C..(3) above.
ao
41 S.D. Monitorinu: (1) Refer to 4.D. above.
42
43 NOISE:
44
45 6.C. Miti atg ions: (I) All construction activities shall comply with applicable Zoning
a6 Ordinance and Municipal Code Performance Standazds.
47
as (2) All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday
49 through Friday and 9'00 a.m. to 5:00 p.m. on Saturdays.. Construction shall be
5o prohibited on Sundays and all holidays recognized by the City of Petaluma.
51
Reso. 96-178 NCS Page 8 of 18
1 (3) All machinery and vehicles involved in the construction of the project shall be
2 properly maintained and shall be equipped with appropriate mufflers.
3
4 (4) Stationary construction equipment such as compressors mixers, etc. shall be place
5 as faz as possible from existing residences. Quiet construction equipment shall be
6 used when possible.
7
S (5) The developer shall designate a project construction period management person as
9 Disturbance Coordinator who will be responsible for responding to any complaints
to from the neighborhood about excessive noise during construction periods. The
11 Disturbance Coordinator's telephone number shall be conspicuously posted at the
12 construction site. The Disturbance Coordinator shall determine the cause of noise
13 complaints (e.g. starting too early, faulty muffler, etc.) and shall take prompt
14 action to correct the problem.
15
16 (6) The noise environment for units with side or rear yazds adjacent to Ely Boulevazd
17 South and Casa Grande Road would be marginal with respect to City Guidelines.
is Solid wood or masonry noise barrier fences azound these yards would reduce noise
19 levels sufficiently to provide an adequate mazgin of safety with respect to the
20 guidelines. These noise barrier fences shall be constructed pursuant to the criteria
2t established in the August 3, 1995 Environmental Noise Assessment prepazed by
22 Illingworth and Rodkin, Inc. The design and final location of the fence shall be
23 subject to review and approval by SPARC prior to the approval of the Final
24 Subdivision Map. Fences shall be installed prior to the occupancy of affected
25 units. Additionally, homes which are adjacent to Casa Grande Road or the parallel
26 frontage road shall be sited so that they have a front orientation to these roadways
27 thereby buffering and protecting the more noise sensitive rear yazd area with the
28 mass of the home and eliminating the need for a sound wall bamer. Appropriate
z9 construction techniques shall be employed in all homes to achieve compliance with
3o the acceptable noise.levels as outlined in the General Plan.
31
3z (7) The applicant shall grant and record an avigation easement in favor of the City of
33 Petaluma advising the purchasers of lots within the subdivision that the site is In
3a close proximity to the Petaluma Airport. This proximity may subject residents to
35 occasional disruptive noise associated with aircraft traffic.
36
37 (8) Prior to the recordation of the applicable Final Map phases, the applicant shall
3s prepare a notice subject to City approval which shall run with the deed of the
39 properties adjacent to Allen Street (Lots 5,28,39,42,43,44,45,50,51,52,53,and 54)
4o and, properties adjacent to Cross Creek Street (Lots 1,29,30,31,32,40,and 41) as
al well as those lots adjacent to the Urban Separator advising those property owners,
42 and successors, that the Urban Separator and Open Space areas may be used for
43 recreational activities including but not limited to organized .sports play and that
44 disruptions associated with such activity including traffic and noise generation may
45 occur.
46
47 6.D. Monitorine: (1) Plans submitted for SPARC and building permit approval shall be
as reviewed for conformance with the above mitigation measures.
49
50 (2) Improvement Drawings shall reflect the location and design of the sound barrier
51 for SPARC review and approval prior to approval of the Final Subdivision Map.
52 Said improvements shall be installed by the applicant prior to the acceptance of
Reso. 96-178 NCS Page 9 of 18
1 public improvements pursuant to each appropriate phase and/or issuance of a
2 Certificate of Occupancy whichever is first.
3
a (3) The avigation easement and advisory notice required in the above mitigation
5 measures shall be prepared by the applicant in form acceptable to the City Attorney
6 and included as a part. of the Final Subdivision Map documents. Said documents
7 shall be approved by the Planning Director prior to approval of the Final
8 Subdivision Map.
9
t0 LIGHT AND GLARE:
11
12 7.C. Miti atg ions: (1) Street lights in conformance with current city standazds shall be
13 installed in the public streets.
to
15 (2) No illumination shall be installed in the mitigation /restoration azeas or within the
t6 azea to be dedicated to the City of Petaluma for Urban Separator or Open Space
17 uses except for low level lighting within the Urban Separator improvements. The
18 improvement drawings and landscape plans prepared for the project shall reflect
19 the location and design details of all light fixtures proposed. Said locations and
20 details shall be reviewed and approved by the Site Plan and Architectural Review
21 Committee and the Parks and Recreation Commission prior to the approval of the
22 Final Subdivision Map.
23
za 7.D. Monitoring: (I) Plans submitted for approval of the Final Map and constrocton
zs permits shall be reviewed for conformance with the above mitigation measures.
26 All construction shall be subject to inspection for conformance with the mitigation
27 measures and the improvement drawings by City inspectors prior to the acceptance
28 of the public improvements.
29
30 (2) The Site Plan and Architectural Review Committee and the Pazks and Recreation
31 Comrission shall review the landscape and lighting plans for the public
32 improvements proposed within the Urban Separator.
33
34 LAND USE:
35
36 8.C Miti atg ions: (1) The applicant shall dedicate the 49+ acre portion of the site to
37 the east of the proposed residential development to the City of Petaluma at no cost
38 to the City. The Urban Limit Line shall be retained in its present location and said
39 property shall be designated as Urban Separator (3.2 acre) and Open Space (46
4o acre) and used for low intensity uses consistent with the designations in order to
41 grant protection to the long-term viability of the Petaluma Municipal Airport as
az determined by the City Council. Said dedication shall occur as a part of the
43 approval of the first phase Final Subdivision Map. The applicant shall, at his
as expense, remove all structures and improvements from the land to be dedicated
as and, shall perform any and all tests or evaluations of the site desired by the City,
a6 and shall further;. perform any necessary remediation work. pursuant to these tests
47 or evaluations to the satisfaction of the City of Petaluma prior to acceptance of the
48 dedication.
49
so (2) The applicant shall restore the degraded Adobe Creek riparian corridor in the
51 manner described above [refer to 4.C.(2)].
52
Reso. 96 ,178 NCS Page 10 of 18
t 8.D. Monitorine: (1) Refer to 4.D.
2
3 (2) The Planning Director and the City Engineer shall insure that the Final Subdivision
a Map reflects the dedication of the easterly 49+ acre portion of the site to'the City
5 of Petaluma
6
7 NATURAL RESOURCES:
8
9 9.C. Mitigations. if any: None necessary.
10
11 9. D. Monitorine: None Necessary.
12
13 RISK OF UPSET:
la
15 10.C. Mitigations. if any: None Necessary.
16
17 IO:D. Monitoring: None Necessary.
18
19 POPULATION:
20
21 1 I.C. Mitigations, if any: None Necessary.
22
23 11.D. Monitorine: None Necessary.
24
25 HOUSING:
26
z7 12.C. Miti atP ions: (1) The applicant shall provide in-lieu contributions related to the
28 cost of providing affordable housing in the community pursuant to the schedule
29 adopted by the City Council.
30
31 12.D. Monitorine: (1) The Planning Director shall insure that affordable housing
32 obligations as outlined in the General Plan are satisfied pursuant to current City
33 Ordinance.
34
35 TRANSPORTATION/CH2CULATION:
36
37 13.C. Miti ations: (1) The applicant shall pay Traffic Impact Mitigation Fees as
38 specified by City Resolution at the time of building permit issuance.
39
ao (2) No driveway access shall be permitted for any lot from Ely Boulevazd South or
a 1 Casa Grande Road. A one foot non-access easement in favor of the City of
42 Petaluma shall be recorded over lots having frontage on either EIy Boulevazd
a3 South or Casa Grande Road.
44
a5 (3) The applicant shall signalize or provide other traffic control measures (e.g.
46 roundabouts) at the Casa Grande Road/Ely Boulevard South intersection in
47 ariticipation of the yeaz 2005 buildout traffic volumes which aze forecast to meet
48 signal wazrants at this location. Said improvements.shall be installed at the
49 applicant's expense with credit given toward Traffic Impact Mitigation Fees as
5o appropriate. Said improvements shall be installed prior to the occupancy of the
51 first unit. within the second phase of the development.
sz
Reso. 96-178 NCS Page ll of 18--
1 (4) The project proponent shall improve project frontages along Casa Grande Road
2 and Ely Boulevard South in accordance with City requirements. These
3 improvements shall include:
4
5 (a) Casa Grande Road at Garfield Drive shallbe improved to include separate
6 acceleration and deceleration lanes, a single through lane in each direction
7 and an exclusive left turn lane. A landscaped median to match those
s present on the other approaches to the intersection shall be provided. The
9 existing parking lane adjacent to Casa Grande High School and the City
to athletic fields may be eliminated with written consent of the Petaluma
11 School District and the City of Petaluma Parks Department. Should the
12 consent of either of the above entities not be granted, the applicant shall
13 revise the plan as necessary and provide necessary right-of-way to
14 accommodate the required lane and median configuration.
15
16 (b) Casa Grande Road at Allen Street shall be improved to include a single
17 through lane in each direction and an exclusive left turn lane.
18
19 (c) Pedestrian and bicycle facilities shall be provided throughout the
20 subdivision.
21
22 (5) The final geometries of the roundabout shall be designed to control traffic speeds
z3 while remaining accessible for larger vehicles, to the satisfaction of the City's
24 Traffic Engineer.
25
26 (6) Internal streets within. the subdivision shall be designed to meet current City street
z7 standards.
28
29 (7) The applicant shall contribute apro-rata share to the County of Sonoma's traffic
3o mitigation fund for the future signalization of the intersection of Old Adobe Road
31 and Casa Grande Road. The estimated cost shall be determined by the County of
32 Sonoma Public Works Department. Said contribution shall be made prior to the
33 occupancy of the first unit within the subdivision.
34
35 (8) Wren Drive shall not be extended into the subject subdivision An appropriate
36 turn-around shall be provided at the terminus of the road to the satisfaction of the
37 Fire Marshal and City Engineer. The lots in this portion of the subdivision shall be
38 reconfigured to gain access from either Wren Lane or the internal road Allen
39 Street. The revised configuration shall be reflected on the Tentative Subdivision
4o Map drawings submitted for review by the Site Plan and Architectural Review
al Committee and on the improvement drawings prepared for review and approval by
42 the Planning Director, the City Engineer, and the Fire Marshal prior to the
a3 approval of the Final Subdivision Map. Additionally, measures shall be undertaken
44 to provide efficient pedestrian and bicycle access from Wren Lane to the Urban
45 Separator.
46
a7 (9) If the existing Countyportion of Casa Grande Road is annexed then the following
48 conditions shall apply:
49
5o a. Casa Grande Road shall be improved to arterial standards from the
51 existing City limits to the new City limit location. Improvements shall include, but
52 not be limited to one-half street improvements, curb, gutter, sidewalk and street
Reso. 96-178 NCS Page 12 of 18
1 lights. The one-half street dimension shall include one 12-foot travel lane and one
z 6-foot bike lane.
3
a b. The existing box culvert and the Adobe Creek channel shall be
5 cleaned and cleared of debris and siltation deposits to expose the entire cross
6 sectional area of the box culvert and channel.
7
8 a Submit a structural review of the existing box culvert. If the
9 structural review reveals deficiencies in the box culvert, the developer shall make
to any necessary improvements to correct those deficiencies.
It
12 d. Improvement plans shall be submitted showing the additional box
13 culvert crossing Casa Grande Road. County approval of the additional box culvert
14 shall be required if Casa Grande Road is not annexed.
15
16 (10) No parking shall be posted along the southwest side of Cherrywood Circle and
v Peachwood Lane parallel to Casa Grande Road. No parking shall be posted
18 adjacent to Parcel "C" along the cul-de-sac portion of Country Side Dnve.
19
20 (11) All lots shall be designed with vehicular access to public streets, via private
21 driveways serving not more than two units.
22
z3 (12) A mechanism shall be created to provide for maintenance of shared private
24 driveways.
25
26 (13) The developer shall keep the existing public streets clean that are used for access
27 to this site during construction. Construction access to this site shall be limited to
28 Ely Boulevard South and Casa Grande Road.
29
30 (14) The courtyard component of the project shall be eliminated and replaced with
31 more traditional single-family dwelling lotting patterns and home styles. Said
32 revisions shall be reflected on the Tentative subdivision Map and PUD plans
33 submittted to Planning Commission and City Council for review and approval prior
3a to SPARC review and the approval of the Final Subdivision Map. The
35 modifications shall also be reviewed by City departments for additional comments
36 and requirements necessitated by the lot line reconfiguration.
37
38 13.D. Monitorine: (T) Plans submitted for approval of the Final. Subdivision Map and
39 public improvement plans shall reflect all adopted. project conditions of approval
4o and mitigation measures.
41
42 (2) All site improvements shall be subject to inspection by City staff for compliance
43 with the approved improvement plans and all adopted mitigation measures and
44 conditions of approval prior to City acceptance of the public area improvements.
45
46 (3) All private lot improvements shall be designed and installed consistent with the
47 above mitigation measures and the requirements of the City Engineer as reflected
as in the Improvement Drawings. City rnspectors shall insure that improvements are
a9 consistent with these requirements prior to issuing a Certificate of Occupancy for
5o individual homes.
51
52 (4) Traffic Mitigation Fees shall be paid prior to the issuance of a Certificate of
53 Occupancy for each new home within the subdivision..
Reso. 96-178 NCS Page 13 of 18
1
2 (5) The Site Plan and Architectural Review Committee shall review and approve the
3 Tentative Subdivision Map and PUD plans to insure that the above rrut~gation
4 measures and all applicable conditions of approval have been adequately addressed
5 prior to the approval of the Final Subdivision Map.
6
7 PU$LIC SERVICE:
8
9 14.C. Mitigations: (1) The project shall be subject to the payment of Community
to Facilities Fees and appropriate connection fees and other impact fees as specified
11 by City resolution.
12
13 (2) The applicant shall enter into an agreement with the Old Adobe School District to
la establish the amount of School Facility Impact Fees, the timing of payment of
15 these fees, and the timing of occupancy of homes within the development. Said
16 agreement shall insure that sufficient school facilities remain available to the
17 existing residents in the District. and are available in a timely manner to
18 accommodate the new residents of this development. Said agreement shall be
19 executed between the applicant and the School District prior to the approval of the
20 Final Subdivision Map.
21
22 (3) Fire flow from individual fire hydrants to be not less than 1500 GPM.
23
za (4) The proposed. number of hydrants for the subdivision appear acceptable, however,
25 some hydrant locations will require relocation. Approval of all hydrant locations
26 must be made by the Fire Mazshal's office prior to the approval of the Final
27 Subdivision Map. Note: any building where the farthest portion of any wall, is
28 constructed in excess of 150 feet from a public way shall be provided with an
z9 access, minimum twenty (20) feet unobstmcted all weather hazd surface with
3o thirteen feet-six inches (13'6") vertical height cleazance.
31
32 (6) Post address at or neaz main entry door, a minimum of 4 inch letters.
33
3a (7) Address locators/directories shall be required at the driveway entrances of all
35 structures set back off of the street frontage. Design. of directory shall be
36 approved by the Planning Department and the Fire Marshal's office.
37
38 (8) In residential buildings less than 3,500 sq.ft. in floor area, provide fire suppression
39 system at normal sources of ignition. These areas are specifically at clothes dryers,
ao kitchen stoves, furnaces, water heaters, fireplaces and in attic areas at vents and
41 chimneys for these appliances and equipment. In addition, spare sprinklers (one of
42 each type in the residence) and wrench shall be provided in a red spare sprinkler
a3 head box in the garage.
as
as (9) Residences constructed with less than 20 foot wide access shall be protected with
a6 afire suppression system in accordance with N.F.P.D. 13-D including attic spaces,
a7 garages, bathrooms with combustible fixtures, bathrooms over 55 sq.ft. and closets
a8 over 24 sq.ft or over 3 ft. deep.
49
50 (10) Add as a general note to plans:
51
Reso. 96-178 NCS Page 14 of 18
I (a) No combustible construction is permitted above foundation unless
2 an approved all weather hard surface road is provided to within 150
3 feet of the farthest point of a building or structure.
a
5 (b) All fire hydrants for the project must be tested, flushed, and in
6 service prior to the commencement of combustible construction on
7 the site.
8
9 (11) All roofing material shall be rated class "B" or better, treated in accordance with
l0 the Uniform Building Code Standard 32.7 and City of Petaluma Ordinance 1744.
11.
12 (12) All roofing material applied as exterior wall covering shall have a fire rating of
13 class "B" or better treated in accordance with Uniform Building Code Standard
1a 32.7 and City of Petaluma Ordinance 1744.
15
16 (13) Provide approved parking island in the bulb of all cul-de-sacs and sign to preclude
17 parking at the curb lines.
18
19 (15) Refer to mitigation measure # 13.C.8.
20
21 14.D. Monitoring: (1) Plans submitted for approval of the Final subdivision Map and
22 development permits shall be subject to review by City staffto insure that the
z3 above mitigation measures are incorporated into the Improvement drawings.
24
25 (2) All construction shall be subject to inspection by City staff for conformance with
z6 the approved plans and adopted mitigatronmeasures and conditions of approval
27 prior to City acceptance of public area improvements and issuance of a Certrficate
28 of Occupancy for each new unit.
29
30 (3) The Planning Director shall insure that applicant submits a copy of the agreement
31 entered into and signed by the Old Adobe School District as required by the above
32 mitigation measure prior to the approval of the Final Subdivision Map. The
33 Planning Director and the Superintendent of the Old Adobe School District shall
3a insure that the terms of the agreement are satisfied prior to the issuance of
35 Certificates of Occupancy for new homes within the subdivision.
36
37 ENERGY:
38
39 15.C. Mitigations. if any: None Necessary.
40
41 15.D. Monitorine: None Necessary.
42
43
44
45
a6 UTILITIES:
a7
48 16.C. Miti„at~: (1) Extend a 12-inch water main from Ely Boulevazd east on Grande
49 Road to within the project as otherwise approved by City staff to the east end of
5o the project placing it either in the roadway or roadway shoulder so as to be
51 accessible for repairs from an all weather surface.
52
Reso. 96-178 NCS Page 15 of 18
1 (2) Provide a 12-inch water main on Allen Street from Casa Grande Road's 12-inch
2 main to the east end of Rogers Lane stubbed out to the open space.
3
a (3) Dedicate a site for a future City well on the east end of Rogers Lane. Provide an
5 8-inch water stub and a 440 volt three phase electric service to site for connection
6 to the future well. Provide a driveway cut, steel bollazds, and chain.
7
s (4) The applicant shall provide appropriate Public Utility Easements on the Final
9 Subdivision Map as directed by the Engineering Department.
to
11 (5) The applicant shall be responsible for evaluating the capacity of downstream storm
l2 drainage facilities for adequacy. The applicant shall be responsible for the
13 submission of relevant information and calculations demonstrating the adequacy of
la the capacity of the downstream facilities and/or the improvements necessary to
15 provide sufficient capacity to accommodate this development. The applicant shall
t6 install all improvements necessary to accommodate this development entirely at his
17 expense. Said information and design details shall be prepared by the applicant and
is submitted to the Sonoma County Water Agency and the City of Petaluma for
19 review and approval prior to the approval of the Final Subdivision Map.
20
zt (6} The applicant shall pay al] relevant impact and/or connection fees in place at the
z2 time of issuance of a building permit for each new home.
23
2a (7) If public sanitary sewer mains aze proposed to serve the private court areas, there
25 shall be a public sanitary sewer easement at each location.
26
27 16.D. Monitorine: (1) Al] required mitigation measures shall be reflected on the plans
28 submitted for City approval of the final Subdivision Map and Improvement
29 Drawings.
30
3 t (2) All construction shall be consistent with the approved Improvement and
32 Construction drawings.
33
3a (3) Fees shall be paid by the applicant pursuant to City adopted Resolutions.
35
36 HUMAN HEALTH:
37
38 17.C. Mitigations, if any: (1) The applicant shall provide a recorded notice to the
39 purchasers of all lots which abut .the aerial utility lines advising them of the
40 potential health risk present by virtue of prolonged exposure to EMF's.
at
42 17.D. Monitorine: (I) The Planning Director shall insure that the notice required above
43 is include as a part of the documents .and Improvement Drawings in a form
as acceptable to the City Attorney prior to the approval of the Final Subdivision Map.
45
46 AESTHETICS:
a7
48 18.C. Miti atp ions: (1) The project shall be subject to review and approval by SPARC
49 prior to the approval of the Final Subdivision Map (first phase).
50
51 (2) Refer to Mitigation Measure #13.C.(14).
52
Reso. 96-178 NCS Page 16 of 18
1 (3) The lot size forthose lots adjacent to the Urban Separator shall be increased to an
2 average azea of 10,000 square feet.
3
4 18. D. Monitorine: (1) The Tentative Subdivision Map, PUD plans, Guidelines and
5 associated drawings conforming to the adopted mitigation measures and conditions
6 of project approval shall be presented to the Site Plan and Architectural Review
7 Committee for review and approval prior to the approval of the Final Subdivision
8 Map.
9
to RECREATION:
11 -
12 19.C. Mitigations. if any: (1) The applicant shall pay the Pazk and Recreation Land
13 Improvements Fee pursuant to the Ordinance adopted by the City Council.
14
15 (2) The applicant shall dedicate to the City of Petaluma and improve as appropriate
16 the 49+ acres of Urban Separator and Open Space reflected on the approved Pre-
17 Tentative Subdivision Map. The improvements proposed for the Urban Separator
is shall be designed by the applicant and reviewed and .approved by the Director of
19 Parks and Recreation .and SPARC prior to the approval of the Final Subdivision
20 Map. The Urban Separator improvements shall be installed by the applicant in
21 conjunction with the adjacent phase of residential development.
2z
23 (3) The PUD plans and the Improvement Drawings shall reflect the typical Urban
24 Separator improvements consisting of: curb, gutter, sidewalk (combined
25 pedestrian bicycle pathway), street trees, and a minimum 35 foot wide landscaped
26 area adjacent to the road right-of--way. Said plans shall be reviewed and approved
27 by SPARC and the Parks and Recreation Director prior to the approval of the
2d Final Subdivision Map.
29
30 19.D. Monitoring: (1) The Planning Director and the Pazks and Recreation Director
31 shall insure that Pazks fees are collected as provided for by City Resolution.
32
33 (2) Staff shall insure that the Improvement Drawings reflect the improvements to the
3a Urban Separator required by SPARC prior to the approval of the appropriate Final
35 Subdivision Map and that the improvements are installed prior to City acceptance
36 of public improvements for the adjacent phase of the project.
37
38 ARCHAEOLOGICAL/HISTORICAL:
39
40 20.C. Mitigations. if any: (1) The existing structures on the property shall be evaluated
al by a qualified azchitectural historian to determine their historic significance and to
az provide recommendations for specific mitigation measures should they be deemed
a3 significant. Said evaluation shall be performed under a contract adcmmstered by
as the City of Petaluma at the applicant's expense. The evaluation shall be performed
a5 and mitigation measures addressed prior to SPARC review and approval of the P.
a6 U. D. Development. Plan and of the approval of the Final Subdivision Map.
47
as (2) In the event that archaeological remains are encountered during grading
a9 and/or other ground operations, work shall be halted and a qualified azchaeologist
5o shall be consulted for evaluation of the artifacts and to recommend further action.
51 The local Native American community shall also be notified and consulted in the
52 event that any Native American archaeological remains aze uncovered. No further
53 work is to occur in this azea until the appropriate mitigation. measures have been
reso. 96-178 NCS Page 17 of 18
1 implemented. In the event that human remains are encountered, the City will
2 assume the responsibility for contacting the County Coroner and for facilitating
3 communications with the Native American Heritage Commission, as appropriate.
a
5 20.D. Monitoring: City inspectors shall monitor construction activities and shall enforce
6 the above mitigation measure.
7
8 MANDATORY FINDINGS OF SIGNIFICANCE:
9
l0 21.C. Mitigations, if any: As previously recommended in Sections 1-20 above.
11
12 CROSRESI /tp29
13
Under the power and auWority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was iatroduoed and adopted by the Appxnved ae to
Councilof the City of~Petalvma at a (Regular) (l$1a2(t) meeting form
oa the ......1St day of ........._JulY........................................., 19_96.•, by the ~
following vote:
City Attorney
AYES: Read, Maguire, Stomps, Shea, Mayor IIilligoss
NOES: Hamilton I
ABSENT: Vi M S ~7~~ ~ /~~7~ / //~j~~/
f
ATTEST : ....._.Y....`..................-----.... ~~...~.~~fi..[~(.! KX.~`~..E.'_,l.`._:....._...
City Clerk Mayor /
Cowcil File...__...vr}5..
.CA IO~PS Res. No.......~s.-~ / b ......N.CS page lg (1f 1g