HomeMy WebLinkAboutAgenda Bill 3.AB-Memo 05/17/200417
CITY Y OF PETALUIVIA, CALIFORNIA
MEMORANDUM
r-, • t
Cominu
n�tyDevelopm'entDepartment' Planning Div
ision ,11,English;&treet, Petaluma, CA, P4952
(707) 778 =4301 Fax
(707),778-4498 E -mail: planning@ci.petaluma.ca.us
DATE: May P7, 2004
TO: Mike Bierman, City Manager
FROM: Mike Moore, Community Development Director
Tiffany Robbe, Associate Planner
SUBJECT: Item. 3 A, and B - C
onsent Calendar items regarding the Resolution upholding
Delco's .Appeal of SPARC's Denial and. the resulting revised Ordinance for the
92 residential unit. subdivision at 7.10 Sonoma Mountain Parkway.
(Moore/Robbe)
Pursuant to the Council's action on.April 5 to 661c 's appeal of SPARC's denial of
the Gatti /Stratford subdivision, the attached Resolution .has been prepared. As directed, the
applicant. modified the .townhouse portion' of the site plan consistent with the draft plan
presented at the April 5 hearing. The revised townhouse portion also returned to SPARC for
their review and acceptance on April 22n S'PARC, accepted the revised townhouse site plan,
with seven recommended conditions.' These conditions and the conditions proposed by the
applicant in their appeal letter have been added to the Resolution. The applicant has reviewed
and accepts these conditions.
On April 5th the Council also. directed staff to make the necessary'rnodifications to their August
4th approval of the subdivision in order to allow the revised 'townhouse, site plan. All of the
Gatti /Stratford subdivision conditions are contained in the Ordinance approving the
staff, in participation with the applicant, t peflect the revised townhousance has been revised by
Gatti /Stratford Place Planned Unit Develo ment. The attached Ordin
p , pp e site plan.
RESOLUTION OF THE CITY COUNCIL OF PETALUMA
UPHOLDING THE APPEAL BY .DELCO BUILDERS & DEVELOPERS, INC.
OF TIDE SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE'S
DECISION TO'`DENY 'STItATFORD PLACE /GATTT SUBDIVISION
AT 710 SONOMA MOUNTAIN PARKWAY
APN 137- 070 -079
WHEREAS, on January 8, 2004, the Site Plan and Architectural Review Committee ( SPARC) held
a public hearing, heard testimony, and denied the site, architectural, and ' landscape plan for the 46-
unit single - family and 46-unit townhouse Stratford Place /Gatti subdivision at 710 Sonoma
Mountain Parkway, APN 137-070-079, due to their continued concern with the poor functionality
of the townhouse portion of the site 'plan, particularly with .regard to trash pick up and storage,
proximity of guest parking spaces, cross site access, and ;getting yard maintenance equipment from
the middle unit garage to that front yard; and
WHEREAS, on January 22, 2004, the applicant filed an appeal of SPARC's decision; and
WHEREAS, in the appeal letter, the applicant proposed. to .incorporated those SPARC requested
modifications that did not refer to the townhouse site plan (contained herein as conditions 8 through
22); and
WHEREAS, a properly noticed public hearing was held by the City Council to consider the appeal
on April 5, 2004; and
WHEREAS, on that date, the Council in upholding the appeal, directed that the townhouse portion
of the site plan be modified and -that it return to SPARC for their review and acceptance; and
WHEREAS, on April 22, 2004, SPARC reviewed and accepted. the modified townhouse site plan
with the recommendation. that Council adopt conditions through 8 contained herein; and
WHEREAS, the townhouse site plan accepted by SPARC and modified by the applicant to comply
with SPARC's conditions is included as Exhibit l; and
NOW, THEREFORE, BE IT RESOLVED that the City Council, based on the evidence and
testimony presented, for the record at the public hearing, hereby upholds the appeal and overturns
the decision of SPARC to deny'the project subject to the attached conditions of approval and based
on the following finding:
The architecture site plan, and PUD. Guidelines of the Gatti /Stratford subdivision, as
conditioned, conform to the requirements of Site Plan and Architecture Review Standards for
Review of Applications 26406 (A) of the Zoning Ordinance as:
a. Qualitymaterials are used appropriately and the units within the project are in harmony
and proportion to the: each other and to the surrounding structures;
b: The architectural style of the units is appropriate for the project and compatible with
other structures in the immediate neighborhood;
C. The siting of the new structures is comparable to the "siting of other structures in the
immediate neighborhood;
d. The bulk, 'height, and color of the new structures is comparable to the bulk, height, and
color of other structures in the immediate neighborhood;
e. The landscaping is in keeping with the character and design of the site and the
surrounding area; and
f. Ingress, egress, internal traffic circulation, pedestrian ways, and adequate parking have
been designed to promote safety and convenience.
SITE PLAN AND ARCHITECTURAL REVIEW CONDITIONS OF APPROVAL.
Prior to Phase 2 (townhouse) Final Map /Improvement Plan approval, those reaps and the
Development Plan shall be in substantial conformance to the Development Plan dated May 6,
2004 (Exhibit 1).
2. Prior to Phase 2 Final Map /Improvement Plan approval, the plans shall be modified to depict
any triplex immediately adjacent to one of the -two pedestrian paths that extend from Alley C
to the creekside path. An attempt shall be made to align these two pedestrian paths with'the
sidewalk around the private park.
3. Prior to Phase 2 Final Map /Improvement Plan approval, the decorative paving shall be
centered on the pedestrian pathways. 0
4. Prior to Phase 2 Final Map /Improvement Plan approval, the front property line of lot 46 shall
be extended 6%2 additional feet for a total front yard depth of 17 feet. -
Prior to Phase 2 Final Map /Improvement Plan approval, move the building that contains unit
46 northeast to the FEMA line (approximately ten feet) and use the additional area to widen
the gaps between the buildings containing units 30 though 46.
6. Prior to Phase 2 Final Map /Improvement Plan approval, the townhouse landscaping plan, the
exterior lighting plan, 'and" unit way- finding signage shall return to town-house
7. 'Prior to issuance of any phase 2 unit or master building permit, the side entry pop out
presented to SPARC on April 22, 2004 shall be utilized on all corner units (1, 7, 8, 13, 14, 16,
17,.22, 23, 29, 30, and. 46). An attempt shall be made to add a side entry pop out on units
abutting the two pedestrian pathways that extend from Alley C to the creek path.
8. Prior to issuance of any phase 2 unit or master building permit, a hipped roof shall be utilized
on the end of each building row (lots 1, 7, 8, 13, 14, 16, 17, 22, 23, 29, 30, and,46).
9. All mitigation measures and findings adopted in conjunction with approval of the Mitigated
Negative Declaration (Resolution 2003 -158 N.C.S.) for the Stratford Place /Gatti subdivision
project are herein incorporated by reference'as conditions of project approval. .0
10. All conditions /findings adopted in conjunction with Ordinance No. approving the
Rezoning to Planned Unit District for the Stratford Place /Gatti ,subdivision project are herein
® incorporated by reference as conditions of project approval.
11. All conditions /findings adopted' in conjunction with Resolution 2003 -159 N.C.S. approving a
92 -lot Vesting Tentative Subdivision Map are herein incorporated by reference as conditions
of project approval.
12. All conditions /findings adopted in conjunction with Resolution 2003 -160 N.C.S. approving
the Planned Unit District Development Guidelines for the Stratford Place /Gatti subdivision
project are herein incorporated by reference as conditions ofproject approval.
13. The plans submitted for building permit review shall be in substantial conformance with those
architectural plans dated February 17, 2004 (on file in the Petaluma Community Development
Department, Planning Division) except as modified by the following conditions.
14. Prior to issuance of any unit or master building permit,
a) Side doors with, a small hard surface landing shall be depicted at all end townhouse
garages,
b) The meter closet door shall be. sided to match the unit elevation, as depicted on that plan
reviewed by SPARC on February 24, 2004,
c) Cultured stone shall not be proposed or utilized,
d) The front windows on single family "Plan 5 side entry garage shall line up horizontally,
and
e) The single - family Plan 6 porch shall be six -feet deep (extending toward the street).
15. Prior to Improvement Plan. approval,
a) A bollard light shall be depicted adjacent to the bridge and low- wattage lighting shall be
depicted to cast a soft wash of light underneath the bridge without creating a glare,
b) A keystone type, masonry retaining wall shall be depicted for all retaining walls exceeding
1 foot in height, and
c) The concrete pavers (not stamped concrete) shall be shown at the alleyway entries and
connecting pedestrian pathways.
16. Prior to issuance of any phase. 2 unit or master building permit, the SPARC approved low -
wattage photosensitive residential -type fixture shall be shown garage -side on all rear
townhouse elevations and the electrical sheet shall show this fixture to be a part of each unit's
system, but without a switch. Prior to issuance of a building permit for any townhouse or
house other than elevation C, the front exterior fixtures shall be reviewed and approved by
staff. Prior to issuance of a building permit, all exterior light fixtures shall be shown to be
downcast and provide a soft "wash" of light against the wall and shall conform to City
Performance Standards: No lighting shall produce a direct glare'.
17. Prior to certificate of 'occupancy a deed restriction shall be recorded on the Title Report of lots
single family lot 39 "and townhouse lot 46 noting the existence of the FEMA 100 -year
floodplain line within the front yard, as shown on the Final Map.
Standard SPARC Conditions Of A
p royal:
IS. The site shall be kept cleared at all times of all garbage and debris.
19. At no time shall future activities exceed Performance Standards specified in the Uniform
Building Code, Section 22 -301 of the Petaluma Zoning Ordinance (dust; -odor, etc.), and the •
1987 City of Petaluma General Plan.
20. External downspouts shall be painted to match background- building•colors. Scuppers without
drainage pipes may not be installed because of probable staining of walls (overflow scuppers
are excepted).
2.1. All trees shall be a minimum fifteen - gallon size (i.e. trunk diameter of at least 3 /4 inch
measured one foot above the ground) unless otherwise specified (e.g:: '24" box or specimen
size) and double staked; all shrubs shall be five - gallon size. All landscaped areas not
improved with lawn shall be protected with two -inch deep bark mulch as. a temporary measure
until the ground cover is established.
22. All planted areas shall be served by a City.approved automatic underground irrigation system.
23. All planting shall. be maintained in good, growing .condition. Such maintenance shall include,
where appropriate, pruning, mowing, weeding, cleaning of debris and 'trash, fertilizing and
regular watering. Whenever necessary, planting shall be replaced with other plant, materials to
insure continued compliance with applicable, landscaping requirements. Required irrigation
systems shall be fully maintained in sound operating condition with heads periodically cleaned
and replaced when missing to insure continued regular watering of landscape areas and
nd health
and vitality of landscape materials.
•
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,1
I ORDINANCE NO. _ N.C.S.
2.
3 Introduced by Councilmernber Seconded by Councilmember
4
5
6
7
8
9 REVISED
10 REZONINGTO PLANNED' UNIT DISTRICT
11 TO ALLOW THE DEVELOPMENT OF A 92 -UNIT RESIDENTIAL SUBDIVISION,
12 ACCESSED FROM CASELLA'WAY AND YORKSHIRE ROAD, APN 137 - 070 -079.
13
14 BE IT ORDAINED BY THE COUNCIL OF CITY OF PETALUMA AS FOLLOWS:
15
16 Section 1. The City Council, finds, that the Planning Commission filed with the City Council its
17 report set forth in its minutes of May 13, 2003, recommending the adoption of an amendment to
18 Zoning Ordinance Section 1072 N.C.S., as amended, by rezoning certain land being more
19 particularly described as Assessor's Parcel No. 137 -070 -079 from A - Agricultural to PUD -
20 Planned Unit District.
21 -
22 Section 2. The City Council further finds that the Council held a public hearing on said proposed
23 amendment on July 14, 2003 and August 4, 2003 after giving notice of said hearing, in the
24 manner, for the period, and in the form required by said Ordinance. No. 1072 N.C.S., as amended.
�25
26 Section 3. Pursuant to the provisions of Zoning Ordinance No. 1072 N.C.S., as amended, the City
27 Council finds as follows:
28 1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to classify and rezone
29 the subject parcel from Agricultural (A) to Planned Unit District (PUD) will result in a
30 more desirable use of land and a better physical environment than would be possible under
31 any single zoning district or combination of zoning districts.
32
33 The proposed .uses comply with the Planned Unit District designation, which allows
34 inclusion within its boundari es of a mixture 'of uses or unusual density, building intensity,
35 or design characteristics, which would not normally be permitted in a single use district,
36 and to govern the development of residential projects. Additionally, this proposal
37 incorporates the policies and guidelines of the PUD- Planned Unit District of Article 19A
38 of the Zoning 'Ordinance.
39
4o 2. The public necessity, convenience and welfare clearly permit and will be furthered by the
41 proposed Amendment to the Zoning Ordinance, reclassifying and rezoning the Gatti
42 nursery site to Planned Unit District.
43
44 The Planned, Unit' District Development Guidelines describe permitted and conditional
45 uses as well as those that would not be allowed to be established at this location. This
46 specific list of uses prevents the creation of any nuisance to the existing surrounding uses.
19 — 47
8 3. The requirements of the California Environmental Act (CEQA) have been satisfied
49 through the preparation of an Initial Study and the drafting of a Mitigated Negative
I Declaration to avoid or reduce to a level of insignificance, potential impacts generated by
2 the proposed Gatti Planned Unit District.
3
4 In compliance with the requirements of the California Environmental Quality Act, an
5 Initial Study was prepared..-for the rezoning of the site from Agricultural (A) to Planned
6 Unit District (PUD). Based upon the Initial Study, a determination was made that no
7 significant environmental impacts would result. A copy of this notice was published in the
8 Argus Courier and provided to residents and occupants within 500 feet of the site, in
9 compliance with CEQA requirements.
10
11 Section 4. Pursuant to the provisions of Zoning Ordinance No. 1072 N.C.S., and based upon the
12 evidence it received and in accordance with the findings made, the City Council adopted
13 Ordinance 2160 effective. September 18, 2003, an amendment to said Zoning Ordinance No. 1072
14 N.C.S., so as to rezone said property herein referred to, in accordance with the recommendation of
15 the Planning Commission and subject to the conditions attached herein.
16
17 Section 5. Pursuant to the provisions of Zoning Ordinance.No. 1072 N.C.S., and based upon the
18 evidence it has received and in accordance with the findings made, the City Council revises the
19 conditions of Ordinance 2160, so as to allow the townhouse site plan modifications as reflected in
20 separate Resolution 2004 - * ** N.C.S., which upholds the applicant's appeal of the January 2, 2004
2.1 SPARC denial with the adoption of conditions.
22
23 Section 6. The City Clerk is hereby directed to post this Ordinance for the period and in the
24 manner required by the City'Charter.
• 25
26 CONDITIONS OF APPROVAL
27
28 From the City Council
29
30 1. Prior to Site Plan and Architectural Review Committee review, the plans shall be revised
31 to show 8 single -story detached homes abutting the Buckingham Lane residences. That lot
32 most in line with Road C (lot 4 or lot 5) and lot 8 shall be designed to utilize side entry
33 garages. Thus, the project shall consist of 46 single - family detached homes and 46
34 townhouse units.
35
36 2. Pr-ior- to Final Map4mpr-avement Plan appr-eval, 4he Landseape Assessment Distr-iet shah
37
38 DepantmepA for- r-ev and
39 "teT��euse -par " area ei�es '��r�5�p�l��l be publie and
40 sha4 be !a a s s pri to Pi ,_ Nlap/L WY - evemen t . Pl an approva Design and layout
41 of the "townhouse
p, ar k" area between townhomes 11 and 20 shall be subject to the
42 Reer-eAtie M """_ e— an P-44H C 111 G1�1V - Ctii1Q - tt - d SPARC approval. pPARC's- review shall -lie
43 limited tn- fekina __J, Perimete 1 a
44
45 3. Prior to SPARC review, the southeasterly eight parking spaces on the park side of Casella
46 Way shall be eliminated. This will result in fifteen 90- degree parking spaces on the park
7 side of Casella Way.
0 8
49 4. Prior to SPARC review, the plan shall be modified to show concrete pads four to five feet
50 wide from the existing gates in the Capri Creek Apartment's fence to the public street.
2
1 5. Prior to SPARC review, the plan shall be modified to show an extension of the Class 1
2 creek side path stubbed out to the SRJC property line, approximately in line with the
3 intersection of new public Roads C and D.
4
5 6. Prior to Phase 2 Final Map approval, the applicant shall set up a financial mechanism to
6 ensure perpetual maintenance for the townhouse land owned in common including Parcel
7 ,B (the, privatealleys), the townhouse park, and sidewalks /pathways, subject to review and
8 approval by the Community Development Department.
9
10 From the Planning Division (778 - 4301)
I1
12 7. Before issuance of a building permit, the applicant shall revise the site plan or other first
13 sheet of the office and job site copies of the Building Permit plans to list these Conditions
14 of Approval as notes.
15
16 8. The plans submitted for building permit review shall be in substantial compliance, except
17 as conditioned, with the Development Plan dated May 6, 2004 Ame 25, - 2 903 and the
18 Tentative Map dated June 25, 2003.
19
20 9. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration
21 for the Gatti nursery project are herein incorporated by reference <as conditions of project
22 approval.
23
24 10. Upon " approval by the City Council, the applicant shall pay the $- 5.00 Notice of
25 Determination fee to the Planning Division. The check shall be made payable to the •
26 County Clerk. Planning staff will file the Notice of Determination with the County Clerks
27 office within "five (5) days after receiving Council approval.
28
29 11. SPARC shall review site plan design, building and accessory structure design, PUD
30 Guidelines, colors and materials; landscaping, fencing style and location, and lighting.
31 Particular attention shall be paid to the design of the middle townhouse unit .houses 1-8,
32 and to all :corner homes and townhomes.
33
34 12. Prior to SPARC review, the plans shall reflect elements (both on the ground plane and 3-
35 dimensional) that clearly delineates /differentiates the private alleys from the public streets,
36 specifically Casella, Yorkshire, and Belgrave Drive/Road E.
37
38 13. Prior to SPARC review, the plans shall depict a pedestrianibicycle bridge over Capri Creek
39 at Casella Way., The Improvement plans shall show this bridge. Bridge specifications
40 shall. also be, provided to SPARC. The exact location of the bridge shall be reviewed and
41 approved by the Parks Department and the Petaluma administration of the SRJC. Two
42 years from the date of SPARC approval, if delays occurred in determining the precise
43 location of the bridge and the developers have been unable to construct the bridge, the
44 bond shall be replaced with cash.
45
46 14. Prior to SPARC review, the plans shalt- depict a Class I path along the entire project (from
47 - Sonoma Mountain Parkway to the urban separator) adjacent to the creek. The
48 Improvement plans shall show this path. Pursuant to the Parks Department, the path shall
49 be a minimum eight feet wide and constructed of concrete. Two years from the date of
50 SPARC approval, `if the Parks Department is not ready for the path to be constructed, the
3
i . bond shall be ,replaced with cash. The. Improverent :plan shall show the removal of the
3 the immediate south vi and inl
2 existing driveway paving at S onoma Mountain Parkway. A bike rack shall be shown to
ine with the existing bus shelter.
4
5 15. Prior to SPARC review, the plans shall show at least 3 six -foot long benches along the
6 urban separator. Specifications on the benches shall also be provided to SPARC.
7
8 16. Prior to SPARC ,review, the. plans shall show the specifications and proposed location of a
9 sign along Sonoma. Mountain. Parkway identifying the creek path and the connection to the
10 urban separator path.
11
12 17. Prior to Phase 2 Final Map /improvement Plan approval ngA�RC r-evi an exterior
13 lighting plan shall be s reviewed and approved by SPARC. Said plan shall
14 include a detail of the types of all fixtures to be installed for review and approval. All
15 lighting shall be hooded and project downward providing a soft "wash" of light. No
16 lighting on the site shall create a direct glare into cyclist/pedestrian eyes.
17
18 18. Prior to Certificate of Occupancy of 80 % of Units, the landscape plan shall be modified to
19 address improvements to the pond as .determined by the Community Development
20 Department, Parks Department, and Water Resources Department. Immediately after
21 demolition of the greenhouses, the developer will construct temporary security fencing
22 around the pond.
23
24 19. Prior to Final Map /Improvement Plan approval, the plans shall be modified to show a
0 25 sidewalk separated from the street by at least a 4 -foot wide planting strip along all public
26 streets, except that the planter strip abutting Capri Creek Apartments on Yorkshire may be
27 split by the sidewalk and that Belgrave/Public Road E is not required to have a sidewalk on
28 the northwest side of the street and is only required to have a 3- foot wide planter strip on
29 the southeast side of the street.
30
31 20. Prior to Final Map /Improvement Plan approval, the house and porch of all Lots 49 shall be
32 outside of the FEMA 100 -year boundary.
33
34 21. Prior to Phase 2 Final, Map /Improvement Plan approval, the improvement plans shall
35 depict signage on the park side of Casella Way indicating that parking spaces, during
36 daytime hours (6:00 AM to 5 :00 PM), be restricted by time, pursuant to the Parks Director.
37
38 22. Prior to Final Map /Improvement, Plan approval, the improvement plans shall show the
39 addition of a pedestrian, warning sign at the Riesling Road mid -block crossing for
40 westbound traffic. The sign shall be installed in the existing median so as to be more
41 visible to through traffic on Riesling Road.
42
43 23. Prior to Final Map /Improvement Plan approval, the improvement plans shall show the
44 extension of purple piping (to carry recycled water) into the townhouse park. (See also
45 Condition 64 68.)
46
4 7 24. Prior to Final .Map .approval, that map shall be submitted to the Community Development
8 Department Engineering Division as both CAD data and scanned images. Prior to
49 Improvement Plan acceptance, "as built" improvement plans shall be submitted to the City
50 as CAD data and scanned images.
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25. Prior to Final Map /Improvement Plan approval, the applicant shall work with City staff
regarding the transition between. the proposed proj ect and the new 7 -acre park.
26. Prior to Final Map /Improvement .Plan approval,. a Landscape Assessment District shall be
submitted to the Planning Division and the Parks and Recreation Department for their
review and acceptance. The LAD shall be formed for the maintenance of landscape in 1)
the "Capri Creek area northeast of Casella Way from back of curb to top of bank, 2) the
Urban Separator from property line to property line, and 3) the landscape strips without
residences directly to their- rear to' care for them such as the two areas abutting Capri Creek
apartments along Yorkshire Road and Belgrave/Public Road E. (See also Condition 2.)
27. Prior to issuance of a grading permit for work within any channel, the applicant shall
provide a copy of the approved Strearribed Alteration Agreement andproof of compliance
with. the permit conditions. Removal and replacement of the non- native trees and z bridge
shall be the only in- stream channel work, ,shall be limited to the dry season, and shall be
performed in accordance with conditions specified by the Department of Fish and Game in
a Streambed Alteration Agreement.
28. Prior to issuance. of a grading or building permit, a Construction Logistics Plan shall be
submitted by the applicant for review and approval by the` Community Development
Department. It; shall describe construction vehicle routes and these routes shall use the
existing Gatti driveway to the full extent feasible.
•
29. Prior to certificate of occupancy of 80% of units, all trees referred to in the arborist report
and on the property to be dedicated to the'City shall'be removed (as they are;inappropriate •
,species and/or diseased) and all stumps ground. Also, prior to certificate of occupancy of
80% of units, these trees shall be replaced with appropriate species along the creek, the
pond, and the urban separator as approved by SPARC.
30. In the event that archaeological remains are encountered during, grading, work, shall be
halted temporarily and a qualified archaeologist -shall be consulted for evaluation of the
artifacts and to recommend future action. The local Native American community shall
also be notified and consulted in the event any archaeological remains are uncovered.
31. All construction activities shall be limited to. 7:30 a.m. to 5 :30 ,p.m.. Monday through
Friday. Construction and related 'activities shall be prohibited on Saturdays and Sundays
and all holidays recognized by the City of Petaluma, unless a permit is first secured from
the City Manager (or his/her designee) for additional hours. There will be no start up of
machines nor ,equipment. prior to 8 :00 a.m., Monday through _Friday; no delivery of
materials nor equipment prior to 7 :30 a.m. nor past 5 :00 p.m., Monday through. Friday, no
servicing of equipment past 5;:30 p.m., Monday through Friday. ' Plans submitted for City
permits shall include the language above."
32. All construction equipment powered by internal combustion equipment shall be properly
muffled and maintained to minimize noise Equipment shall be turned off 'when not in use.
33. Construction maintenance, storage, and staging areas for construction equipment shall
avoid. proximity to residential areas to the maximum extent practicable: Statonary
construction equipment, such as compressors, mixers, etc., shall be placed away from
5
1 residential, areas and /or provided.. with acoustical shielding. Quiet construction equipment
2 shall be used when possible.
4 34. Construction and`
demolition . .debris shall be recycled to the maximum extent feasible in
5 order to minimize impacts on the landfill.
6
7
35.
The applicant shall be required to utilize Best Management Practices regarding
8
pesticide /herbicide use and'fully:.commit to ,Integrated Pest Management techniques for the
9
protection of pedestrian/bicyclists. The applicant .,shall be required to post signs when
10
pesticide/herbicide Oise occurs. to warn pedestrians, and bicyclists.
11
12
36.
Prior to issuance of a building permit, the plans shall be modified to accommodate
13
recycling containers in the interiors of the units:
14
15
From the Engineering Section (778-4304
16
Prior
to Final Map /Irnprovement Plan, approval, the following Engineering conditions shall be
17
met.
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19
37.
Except as provided in Condition 13, all public streets, shall have sidewalks on both sides of
20
the street with pedestrian, ramps at corners intersections and connections from streets to
21
paths. All public streets shall have a minimum , width. of 32' -'feet with parking on both sides
22
or 28 -feet with parking, allowed on one side o
p ,g f the street only if Houses are limited to one
!, 23
side. No parking areas shall be'indicated with red curb' an d signs. Public street right -of-
24
way dedication shall. be separate, from Parcel A. Provide knuckles at 90- degree street
• 25
corners (4 locations). Asphalt thickness shall be a minimum of 4- inches. Streetlights shall
26
conform to City standards and the Ely /Corona Specific Plan. The common area shall not
27
extend into the public,right -of- way on Belgrave/Road.E, Casella Way and Yorkshire Road.
28
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38.
The right -of -way of , Belgrave/Public - Road E shall include the sidewalk and driveway
30
approaches or other design, subject to the review and approval by .the City Engineer
31
�e P� at townhouse units ''� 14 I S and
park, , talk boy. n „a 2 ,
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16.
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39.
A cul -de -sac shall ' be constructed at the end of Casella Way. This cul -de -sac may be the
35
minimum allowable size and does not have to accommodate the ladder truck. The street
36
right -of -way on,the park, side of Casella Way shall be dedicated by separate document
37
from the City of Petaluma.and recorded simultan eously with the Phase 1 Final Map.
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_ , a 204001' shall be allewed. Rolled Oer-bs shall HEA be
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ae e i a �' the 1-2 .
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40.
If the: project is phased, each individual phase shall be designed to provide the required
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utility services and street system independent of any other phase.
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41.
All private streets shall have neckdowns at all ingress /egress, points subject to the review
and a pP roval b. the City of Petaluma. All private streets .shall be signed `private ”.
y
'0 8
49
Rolled curbsi�shdll not, °be allowed.
50
6
1 42. Public access shall be provided over the entirety of all private streets, "the proposed park
2 and alleys /walkthroughs within the :townhouse: area between lots 3 &4, 1 D &1'1 19 &20,
3 25 &26, 36 &37, 39 &40, 14&8,9, 10 and 16 &17,18,1.9. Easements for public /private utility •
4 ,purposes shall be provided.
5
6 43. The street system located within the townhouse area shall consist of the following (see
7 Development.Plan dated May 6,. 2004).
8 a. A 24 foot wide (typical) private street. (herein described private road ' one) parallel to
9 RelgraveDrave from the end of the conditioned cul -de =sac at- the project end of Casella
10 Way to .its intersection with Yorks - hire Road shall be constructed.
11 b. Two 20 foot wide (typical) private streets perpendicular to and connecting private: road
12 one, mentioned dbove and Belgrave Drive shall be ,constructed' in similar locations as
13 the proposed private alleys shown on' the tentative map.
14
15 44. Traffic calming measures shall be implemented for private road one. Traffic calming
16 measures shall-be designed by a registered Traffic Engineer and are subject to . the review
17 and approval by the City of Petaluma.
18
19 .45. 44-. Grading sand site ;, preparation shall _conform to' the soil investigation report- prepared for,
20 this subdivision. Erosion, control plans shall be prepared as part of the improvement plans.
21 A storm water.pollution prevention plan (SWPPP) shall be prepared and a notice of intent
22 (NOI) shall be filed. Moisture barriers shall be installed. along the curb on the park ,side of
23 Casella Way, on the creek side of Norfolk Drive/Road D and on the urban separator side of
24 Lennox Drive/Road B.
25
26 46 42 A vehicle barrier shall be ;installed between the public streets and parcel A. A
27 removable vehicle - barrier shall be installed at the access point to the 1 Z feeimeandening
28 path. This. vehicle barrier shall be'subjectto SPARC review and approval.
29
30 .47`. ' 43- All Hydrologic; hydraulic, and storin drain system design shall be ,subject to the review
31 and •approval of the Sonoma County Water Agency.
32
33 48. 44: The proposed water main system shall be capable of delivering a continuous .fire, flow
34, as required by the Fire; Marshal's office..
35
36 49. 44-. Water service laterals shall be 1.5 -inch diameter with 1- inch water meters,
37
38 50., 46 Any existing overhead utilities on the property shall be placed underground or
39 removed..
40
41 51. 4.7-. Install a_ stop ,sign and crosswalk at` all tee 'intersections of public and private streets
42 Install crosswalks at connections to the- meandering path on Norfolk
43 Drive/Road D and at the end of Casella. Way. P: ed xing signs shall be installed at all
44 crosswalks without stop signs. A crosswalk shall be located on Casella Way at the
45 intersection of Belgrove Drive/Public Road E to access the futurel park. Connections to
46 meandering sidewalks on Lennox Dr
ive%Road B shall be moved to align with the extension
47 of the sidewalk at the corners.
48
49 '52. 48-. CC &R's for the townhouse common area shall define maintenance respon'sibil'ity for
50 the private streets, alleys and utilities.
•
.. 1'
2
,4.
5
6
7
8
9
10
11
12.
13
14
15
16
17
18
19
C 20
21
22
23
24
• 25
26
27
28
29
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31
32
33
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35
36
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53. 49. The: developer shall pay a fee :for review of the technical correctness, of the Final Map.
54 .-59- Improvement Plans and' Final Map shall be prepared according to the latest City
ordinances, resolutions,. codes, policies and standards.
From the Fire .Marshal (778 4389 ) '
55. 54: Prior to Final Map /Iniprovernent Plan approval, no ,ori- street parking space shall be
shown that restricts the turning radius of the aerial ladder truck.
52. Prior to Fi" Map�h"feveffio_i# Plan appr t�e- eiper vehiele path shown alan.R
56. -5-3-. All townhouse units ,shall, have, fire sprinkler systems designed and installed in
accordance with NFPA''3 UHF; L-e g ��
^���� �° required *� be
' +� i� , t
57. 54: In all eta single family dwelling units provide fire sprinkler systems designed and
installed in accordance with NFP.A 13 -D; including bathrooms over-55 square feet, closets
over 24 square feet or 3 feet deep, and other attached structures. These. systems shall be
calculated for two -Bead activation for the most remote two heads.
58. -5-5: Activation of the fire sprinkler system shall sound an interior alarm that will notify
normally occupied'spaces.
59. -5b- Prior to issuance of a building proof that required fire flow is available shall be
supplied to the Fire Marshal. The.minimum fire flow for this project is — 1,000- GPM at 20
pounds residual per square;
60. 5� Prior to certificate of occupancy of 80% of units, all curbs not depicted for on- street
parking spaces on sheet C2 shall be painted. red ,and no parking signs installed. Where no
curb exists, signs approved by the Fire Marshal shall be installed.
hydrants shall be shown on the plans; see the ian m the .: following . modifications to fire
61. -59-. Prior to Final 1VIa /Irn rov (Plan approva _rig. Division file for plans red lined by
fire)
a. Movc °the hydrant on the creek ; side: of Norfolk/Public Road D (opposite Lots 20 and 19
21), southwest 70 - feet.
b. Add hydrant on the urban separator side of Lennox/Publ Road B (opposite the shared
property liine•of Lots 17 and 16 4-9).
�g 4 rces and Conservation Department (778- 4304)•
. From the Water :Resou
49 62. '-59-. Prior to Final...Map /Improvement Plan approval, a rainfall /stream gage station to
50 supplement the City's existing network shall be shown on the pedestrian bridge crossing
8
1 Capri Creek.: The statiori requires an electrical connection and shall be subject to the
2 approval of the WRC Department. WRC shall maintain the station.
4 63. bA Prior to Final Map /Improvement Plan ,approval, those plans shall :show 'the addition of
5 purple piping at or adjacent to the creek side path from the Urban .Separator to ;S.onona
6 Mountain Parkway pursuant fo the WRC's recycled water pipeline map arid. guidelines.
7 (.See also Condition 23.)
9 64: 64- This project shall comply with the City's Landscape Water Efficiency Standards.
10:
11 65;: 62 Prior. to'Finall Map /Improvement Plan approval:
12 a. The 12" diameter water main stub for the future connection at thel northeast _corner_ of
13 the proj ect requires an isolation valve.
14 b: All water valves shall be installed per Standard No. 871,00':
15 c. The utility plan should be revised to show the proposed water meter locations for the
16 new layout which shall be subject to the review and approvahof the Water Resources
17 Department. The meters placed in the pi ivate ' alley shall ` be designed for traffic
18 loading with for lots !Q t u ug 35 Will overlapping, steel lids (with 'integral.
19 reader lids
. ) 4-.tl�e3� -a re : . The meters for lots 22 4- through,28 44- should ;be behind the
20 Yorkshire Road curb, and the meters for lots 1 36 through 7 46 should be behind the
21 curb,on.Casella Way. The park area requires a.separate irrigation meter and backflow
22 prevention device in accordance with Standard No. 876.01, and other applicable
23 stand'ard's.
24 d. The new water service sizes will be determined by the Fite Depar ment requirements:
25 The maximum' flow requirements, will determine the meter sizes. If the new 1 -1/2" x
26 1 water meter is required, a Christy N -30 (or approved equal) meter box is required.
27 e. Manhole spacing shall comply with the City's subdivision design criteria.
28
29 66. 6�: The applicant shall defend, indemnify, and hold harmless the City, or any ;of boards,
30 commissions agents, officers, and employees from any claim, action or proceeding against
31 the City, its boards, commission, agents ,officers, or emplo,yees'to'attack, ; set aside, void, or
32 annul the approval. of the project when such claim or action ,Js brought wr
thin the time
33. period provided for in applicable State. and/or - focal statutes. The City shall promptly notify.
34 the applicants: of any. such claim, I 'action, or proceeding. The City shall coordinate in the
35 defense: Nothing contained in this ' con - ditJon shall prohibit the City.from participating in a
36` defense of an claim action or proceding if the City bears its own attorney's fees and
37 costs, and the 'City defends the action in good faith.
38
39 MITIGATION MEASURES
40' i
41 All .Mitigation Measures adopted in conjunction with the Gatti Subdivision° Mitiga� ed Negative
42 Declaration which are 'identified in the Initial Study for the Gatti. Nursery subdivision are herein
43 incorporated.
44
45 IF ANY SECTION, subsection, sentence; clause or phrase or word of the 'Ordinance is for any
46 reason held to be unconstitutional unlawful or otherwise ival*
by a court of competent
48 The t Council de is on shall not affect the validity o_ f the remainin s Ordinance..
Ci ty .. Y g portions of this
e and each and all oov sios P etal um a hereb hereof i es d
ve of the fact p
t that an Sone or d.adopted this
49 Ordinanc
p v p _ y _. amore of said
50 provisions be declared unconstitutional, unlawful - or otherwise - invalid.
I INTRODUCED and ordered posted/published this 17th day of May, 2004.
2
3 ADOPTED this day of , 2004, by the following vote:
4
5
AYES:
6
7
NOES:
8
9
ABSENT:
10
11
ABSTAIN:
12
13
14
15
16
ATTEST:
17
18
19
20
City Clerk
21
22
23
Mayor
APPROVED AS TO FORM:
City Attorney
s:CC /Ord /Gatti OrdRev.doc
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