HomeMy WebLinkAboutAgenda 3.B 06/21/20044
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CITY OF ETALUMA, CALIFORNIA r , 6N
01 n
AGENDA BILL j" 7 �! ),
l� Agenda Title Resolution Appr0'v the Phase I Final Map for the,
[MeetinZ Date. June 21, 2004
Stratford Place /Gatti Subdivision.
Meetine 3:00 PM
❑ 7:00 PM
Category (check one): Rl Calendar El P.ublic'Hearing ❑ New Business
Unfinished Business F
Departmen
Director:
C on tact - ,Person:
Phone Number:
Comm. Dev.
1VTjke Moor
Curt Bates
7784311
Cost of Proposal: N/A I
Account Number: NIA
Amount Budgeted: N/A
Name of Fund: N/A
Attachments to Agenda Packet Item
Draft Final Map App_ roval Resolution
Vicinity Map
Phase Map
Resolution No. 2003-158 Approving Mitigated Negative Declaration for the Gatti Subdivision
Resolution No. 2003-159 Approving a Vesting Tentative, Map f6r'theGatti;Subdivision
Resolution No. 2003-160 Approvin ,9 PUD Development Guidelines Gatti Subdivision
Resolution No. 2004-04 Authorizing Grading prior to - F . inal Map Approval. for Stratford Place Subdivision
Resolution No. 2004-076 Upholding the appeal. by D.elco Builders of SPARC'S Decision to Deny the
Stratford Place Subdivision
Ordinance No. 2160 Approval of a Rezoning to Allow a 92 -Unit t Residential Subdivision
Summary Statement:
Stratford Place is a 92 -lot subdivision on Sonoma Mountain `,Parkway near . Casella Way and Yorkshire
Road: The subdivision received, tentative . map approval on-August 4, 2003 . On April 5, 2004, the City
Council approved resolution 20.04-043 therein authorizing the developer to commence rough site grading
royal. Ro
prior to final map ap ugh grading, for the pr6j�ect - ha been completed. The City Council also
approved resolution 2004-076 upholding the appeal by Delco Builders of the Site Plan and Architectural
Review Committees (SPARC) decision to deny the SPARC application. The developer is requesting
approval of the Phase I final map.
Recommended' Cit - Council Action/Suggested.Motion,:
Approve Phase I Final Map.
R4iewkd by XinanceLDirector:;
v iet nev:
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ApprmyOd Jbv City Mana$!er:
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Date:
Toda V 1D 1ALU.1
Revision # and Date Rev - sed:
Vile -C I ode:
S:\CC-Ci , ty Councfl\Repor-ts\Gatti phase I final
map,doc
CITY ^F 1 D L ' AL T
'YgA, CALIFORNIA
JUNE 21, 2004
AGENDA REPORT
FOR
RESOLIJTION APPROVING' THE
PHkASE I FIN °AL,MAPXOR THE STRATFORD PLACE /GATTI
61rTDTITFTTVi TIAT'
1. EXECUTIVE SUMMARY
Stratford Place is a.92 -loot subdivision on Sonoma Mountain Parkway near, Casella Way and Yorkshire
Road. The. subdi' "vision received tentative map approval on August 4, 2003. On April 5, 2004, the City
Council approved resolution 2004 „043 therein authorizing the developer to'' commence rough site
grading prior to final reap approval. Rough grading for the proje&1;is been completed. The City
Council. also approved resolution 200.4 -076 upholding the appeal by D,elco Builders of the Site Plan and
Architectural Review Committees (SPARC) decision to deny the `SPARC application. The developer is
requesting approval of the Phase I final map.
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2. BACKGROUND
The project developer, Delco Builders, is reque sting Phase I final map approval for'the project. The final
map, improvement plans and landscape, plans - have been designed ,to comply with all conditions of
approval set forth in the tentative, map approval resolution,, other project related legislation as well as all
pertinent City standards.
The developer has phased the projectinto two final maps. The. City of Petaluma Municipal Code and
State Subdivision Map Act allows for phasing final maps, if the approved tentative map clearly indicated
the proposed phasing scheme. The `approved tentative map for the project clearly indicated two distinct
final map phases. Therefore, phasing the project is acceptable. The primary reason for phasing the
project was to preserve as much of the 2004 construction' season as possible for Phase I improvements.
Recent changes to theAownhome areas that . the City Council. approved under resolution 2004 -076,
resulted in a one to two.month plan delay for the Phase II project area. Phase I consists of the 46 single
family dwelling lots and tle,remainder of the project, excluding the townhome area. The Phase II final
map will consist of the 46 townhome lots (see attached- site map.) Staff anticipates that the Phase II final
map will be ready- for City "Council approval consideration in July or August of this year. All conditions
of approval °and mitigation measures affecting the Phase Lfiial "map have been satisfied.
ALTERNATIVES
Council shall approve a final map if it conforms (a) of the State Subdivision Map Act states that the City
Disapprove the Phase I final map. Section 66458
to all the requirements of the map act and the local
subdivision ordn
ance 'applicable at the time of approval or conditional approval of the tentative map and
any rulings, made thereunder. If the" final map does not eonform, the City Council shall disapprove the
map.
4. FINANCIAL IMPACTS
The developer has posted bonds and agreements to complete the -public improvements estimated to be
$1,086,844.00. The developer, is responsible for all costs of public improvements and, once completed
and accepted by the City, the improvements will be dedicated to the City for maintenance.. There is no
cost to the City for construction of public improvements, other than plan review and inspection services
Yp by Cit ersonnel. This plan review and inspection cost is covered by the Engineering fees already
collected with the project application (2% of the estimated $1,086 844.W' $2;1i,737.0,0 paid to the City
for inspection andplan review).
S. CONCLUSION
The developer has met all the requirements of the City to obtain City Council final map approval. Once
the final °map is ,approved, construction, in addition to the previously authorized grading, should
commence immediately.
6. OUTCOMES OR.PERFORMANCE MEASUREMENU7HAT WILL IDENTIFY SUCCESS OR'COMPLETION:
N/A
7. RECOMMENDATION
Staff recommends that the City Council adopt a- resolution approving the Phase 1. .final map for'the
Stratford Place /Gatti Subdivision.
S`\CC- City' Council \RepdtsSGatti' phase I final map.doe
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020
DRAFT RESOLUTION
APPROVING' THE PHASE I FINAL MAP
FOR STRAT,FORD PLACE /GATTI SUBDIVISION
WHEREAS, the Community Development Director and: the, City Engineer have reviewed the
Phase I final map of the Stratford Place /Gatti Subdivision and have reported it to be in
conformity with the Subdivision Ordinance, and such , reports have been forwarded to and
reviewed by this Council; and,
WHEREAS, the certifications required by law have been endorsed on said map; and,
WHEREAS, this Council finds that the Phase I final reap conforms to the requirements of this
City's Subdivision Ordinance and is consistent with and conforms to the general plan for the
area; and,
21 WHEREAS, this Council finds the Phase I final map is in substantial compliance with the
22 , vesting tentative map previously approved for the subdivision by Resolution No. 2003 -159
23 N.C.S., the findings of which are hereby incorporated by this reference as if fully set forth
24 herein.
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NOW, THEREFORE, BE IT RESOLVED;
1. That said Phase I final map of the Stratford Place /Gatti Subdivision is hereby approved,
provided that the conditions, Which have been previously set forth in said Resolution No.
2004 -159 N.C.S., incorporated., herein by reference, shall'be carried out; and,
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2. That upon execution of the Subdivision Public Improvements. Agreement in the form
approved. by the City Attorney,, and the furnishing of the required improvement security
and insurance; approved as to form by the City Attorney and as to sufficiency by the City
Manager, the City Clerk is hereby authorized and directed to sign the certificate on said
Phase I final. map certifying that the City Council has approved the same and' accepted. all
streets and other dedications. thereon. The City Clerk shall thereupon :cause said Phase I
final map to be recorded in the Office of the Sonoma County Recorder.
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Si \CC -City CouncilVesolutions\ ,Stratford 'Place — Gatti Pase I EM Reso.doc.
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-Stratford Place
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PLACE GATTI NURSERY
PHASE MAP
PETALUMA CALIFORNIA
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RIECHERS SPENCE & ASSOCIATES
CONSULTING CIVIL ENGINEERS
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Resolution No. 2003- 158 N.C.S.
of the City of Petalurna, California
APPROVAL OF A MITIGATED NEGATIVE DECLARATION
FOR A 92 -UNIT RESIDENTIAL. SUBDIVISION,
ACCESSED FROM CASELLA WAY AND' YORKSffIRE ROAD, APN 137 - 070 -079.
WHEREAS', an Initial Study „was prepared and .tlie results of the study indicated that the
proposed Gatti subdivision project, as mitigated, will not cause any significant adverse
environmental impacts; and,
WHEREAS, the Planning Commission of the City of Petaluma held a public hearing on
April 8, 2003 and May 13; 2003, on the subject application; heard testimony and concluded that
the findings and conditions as amended were adequate and r m
ecomended to the City Council
approval of the proposed development; and,
WHEREAS, the City Council considered' the Gatti subdivision proposal at a public
hearing on July 14, 2003 and August 4, 2003 and,' considered all written and verbal
communications concerning potential. environmental. impacts resulting from the project before
rendering a decision.
NOW, THEREFORE, ,BE IT RESOLVED that the City Council approves a Mitigated
Negative Declaration subject to the following Findings and 1Vliiigation Measures:
Findings for Approval of a Mitigated ` Negative Declaration
1. An .Initial Study was prepared and :demonstrated that there is no
substantial evidence that supports a fair argument that the project, as
conditioned, 'would, have a significant effect on the environment.
2. The project does not have the potential to affect wildlife resources as
defined in, the State Fish and Game Code, either individually or
cumulatively; and is exempt from Fish and Game filing fees because it is
proposed
the resources undeveloped site surrounded by development with
none es as defined in the Code.
3. The project ismot.,located on, a site listed on any Hazardo_ us Waste Site List
compiled ':by- the State pursuant to Section 659623 of the California
Government Code.
4. The Planning' Commission reviewed the Initial Study and considered
public comments before malting a recommendation on the project.
5. A Mitigation Monitoring Program has been prepared to ensure compliance
with the adopted mitigation measures.
Resolution Nu. 2003 -158 N.C.S'
6. The.'record of proceedings of the decision on the project is ,available for
public review at the City of Petaluma Planning Division, City 'Hall, 11
English Street, Petaluma, Cali'fbmia.
MifiWjon Measures
All mitigation measures., as identified in the initial Study for the Gatti Nursery
subdivision proposal, at e herein incorporated.
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Under !he.,power and authorit
y conferred upon this - Counci hy the�Char
.. I� � terof
REFERENCE
AYES:
NOES
'I hereby certify the Ioregqihg Resolution was introduced and adopted by the
Council of tlie�City of Petaluma at a, (Regular), . (Adjourned) (Special) meeting
on the 4 ............... day of ........ August ........ ...................... 20.03, by the
following vote:
Cane Mayor �Glass, Harris,, Healy Moynihan, Vice, Mayor O' Brien; Torliatt
None
Approved as,'to
.......... it .. i . i 0
r
V
ABSENT:
ATTEST:
_�
........................................... ........
W .................. .. .............
.... .......
City Clerk Mayor ..................................
Council File .....................
Res, No_.: ..... N.C.S.
Resolution .No. 2003- 159 N.C.S.
of the City of Petaluma, California
APPROVAL OF A VESTING TENTATIVE SUBDIVISION MAP
FOR A 92 -UNIT RESIDENTIAL 'SUBDIVISION,
ACCESSED FROM CASELLA WAY AND YORKSHIRE ROAD,
APN ,13 7- 070 -079,. "
WHEREAS, by action taken on May 13, 2003, the Planning Commission considered
the proposal and forwarded a Tecornmendation to the City Council to approve the Vesting
Tentative Subdivision Map; and,
WHEREAS, the City Council finds ' that the requirements of the California
Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial
Study and adoption of Resolution No. 2003 -158 N.C.S'., approving a Mitigated Negative
Declaration to address the specific impacts of the Gatti subdivision; and,
WHEREAS, by Ordinance No. ,216.0 N.CS,., Assessor's Parcel Number 137- 070 -079
comprising 17.17 acres, has been rezoned to PUD; and
WHEREAS, the City Council held °a public; hearing cn the proposed project on July 14,
2003 and August 4, 20;03, after,giving-notice of said hearing, in the manner, for the period, and
in the form required by Ordinance'No. 10,72 N..C.S., as' amended; and,
WHEREAS, the City Council has considered the Vesting Tentative Subdivision Map.
NOW, THEREFORE, BE` IT RESOLVED that the City Council approves a Vesting
Tentative Subdivision Map subject to the following Findings, Conditions, and Mitigation
Measures:.
1. The proposed Vesting Tentative Subdivision Map,' as .conditioned, is consistent
with an the the,-prov
d State io
1 n hap Act
tSubdivis f the Municipal Code (Subdivision
Ordinance)
2. The proposed Subdivision, together with provisions for its design and
improvements, is consistent with .the General Plan ', and will not be detrimental to
the public health, safety, or welfare in that adequate public.. facilities exist or will
be � including roads, sidewalks, water, sewer,, storm drains, and other
infrastructure.
3. 'The" site is physically suitable for the density and thel type of development
p roposed.
4. The design„ of the subdivision and the proposed improvements will not cause
substantial environmental damage, and that no substantial or avoidable injury will
Resolution No. 2003 -159 N.C.S.
occur to fish or wildlife or
their habitat. An Initial Study was prepared indicating
that there would Abe no significant, unmitigatable enviioni ental iinpacts.
CONDITIONS OF APPROVAL
All conditions adopted in conjunction with the Gatti Rezoning to Planning Unit
Development are herein incorporated by reference as conditions of project approval.
MITIGATION' MEASURES
All Mitigation Measures adopied.in conjunction with the .Gatti Subdivision Mitigated
Negative Declaration, which are. identif ed in the, Initial Study for the.Gatti Nursery.
subdivision, are herein incorporated.
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Under the power and authority conferred upon this Couneil by he Charterof °sai City.
REFERENCE: Councilyof ceriiy the foregoing thef City of']'etaluma at a ular'nfroduced and adopted by the Approved a.Ao
o- ( g ) (Adjourned),(Special) meeting orm
on the .... ;.. 4 . ............ day of ::....August .......:. ::.::.......... 20 03, `by the
following .vote
j I . ...
City Attorney
AYES: Canevaro; Mayor Glass, .Harris, Healy, Moynihan, V C&Mayor,O''Brien, Torliatt
NOES: `None
ABSENT: LN . �n e c
J
ATTEST: .. f
City Clerk .........................
Mayor
Council File .... ...................:...........
Res. No....:::: Q93. 1 ,5 9 .......: N.C.
Resolution No. 4 60 N. C.S.
of the C
ity of Petaluma, California
APPROVAL OF THE
PLANNED UNIT DISTRICT DEVELOPMENT:-GU IDELINES
FOR GATTI SUBDIVISION, ALLOWING FOR, DEVELOPMENT OF
A 92 -UNIT RESIDENTIAL SUBDIVISION,
ACCESSED FROM CASELLA WAY AND YORKSHIRE ROAD,
,APN 137- 070 -079'
WHEREAS, by action taken on May 13, 2003 the Planning Commission considered the
proposal and forwarded a recommendation to thei City "Council to approve the PUD Guidelines;
and,
� Environmental Quality Act (CE QA) have C finds that the 1 requirements of the California
WHEREAS the Cit
Q y ( Q ) e been satisfied through the preparation of an Initial
Study and adoption of Resolution No. 200345 N.C.S.,, approving a Mitigated Negative
Declaration to address the specific impacts of the Gatti subdivision; and,
WHEREAS, by Ordinance No:, 2160 N:'C.S. the City Council has rezoned to PUD
Assessor's Parcel Number 137- 070 =079, comprising 17.17 acre; and,
WHEREAS, the City Council held a public hearing on the proposed project on July 14,
2003 and August 4, 2003, after ,giving notice of said hearing, in the manner, for the period, and
in the form required by Ordinance No. 1072 N.C.S'., as amended; and,
WHEREAS, the City Council has considered fthe proposal to adopt Planned Unit
District Development Guidelines, as revised or modified.
NOW, THEREFORE, BE' IT RESOLVED that the City Council approves the PUD
Development Guidelines "subject to the following Findings Conditions, and Mitigation
Measures:
the 1 . ;The a `l the pUD Development Guidelines, as ,conditioned, are in general
y taluma General Plan and zoning regulations of ,the City of
Petaluma as described in the .project staff report. Additionally, the Fire Marshal,
:Parks Department; and the Engineering Section,have prepared conditions of approval
to address safety. issues and .design criteria for'the construction of the buildings and
design..of the site.
2. The public necessity, convem`ence,:and general welfare clearly permit the adoption of
the proposed , amendment in that the amendment will result in residential and
recreational uses that are more appropriate and compatible with the existing
T y
will be 12.2
. per acre for the townhouse o
surround uses. e densrt standard under. the proposed Development Guidelines
units portion and 3.8 for the detached houses
Resolution No. 2003 -160 N.CS;
portion that is compafible, with the. surrounding-ri el ghborho 'd, the General Plan, and
o
the Corona Ely Speci'fic Plan. The guidelines for the proposed devq - lo ment,present a
if P.
un and organized- arrangement of and facilities that are Appropriate in
rplafi'on to pd jacent and ngui by proerties, and, adequate landscaping i s * cd -' 1 in uded to
ensure comatibility. The shall also be reviewed and
;approved by the Site
Plan andArOhitectuml Review Committee.
CONDITIONS OF APPROVAL
All conditions adopted in conjunction with the Gatti
Rezoning to Planning Unit
Development are herein incorporated: by reference as conditions, , o ' f,ptoj . :ect.appfoVal.,
MITIGATION MEASURES
All Mitigation Measures adopted in conimiction with the Gatti Subdivision Mitigated
Negative Declaration which are. identified 'in the Initial Study for the Gatti Nursery
subdivision. are, herein incorporated,
uncler me power amcl authority conferred upon this Council,by the Chartei :o f said Cite.
REFERENCE: fbere-by certify the. foreg6ing'kesolu w introduced and adopted by the Approved as to
Council of the City of Petaluma at is ,(Regular) (Adjourned) (Special) 'meeting forrpL,
ow the . ........ 4� ............. day of ...... MAMZW.t .................................. 1 !00— l'iy •the
following vote.-
.............
City Attorney
AYES: Canevaro,,Mayor Glass, Harris, Healy, Moynihan, Vice Mayor O'Brien, Torliatt
NOES: None
ABSENT
ATTEST:
None
............................................
..................... ...................
City Clerk-
..... 4,-.0044 ..........................................
layor
Council File ...................................
Res. No . ...... 2.00.116.0 N.C.S.
Resolution No. 2004-076 NC.S'.
of the City of Petaluma, California
RESOLUTION OF THE CITY COUNCIL OF PETALUMA
UPHOLDING THE APPEAL BY DELCO,;BUILDE)EZS &DEVELOPERS, INC.
OF THE SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE'S
DECISION TO DENY STRATFORD PLACE /GATTI 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 4:6 =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,
.requested modifications that th t d appeal letter,
refer townhouse posed site plan (contained those SPARC
(contained herein as
conditions 9 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 recommendation "`that Council adopt conditions 2 through 8 contained herein;
and
1 EREASRCes ownhouse site plan accepted by SPARC and modified by the applicant
to comply y conditions is included as Exhibit 1.
NOW, THEREFORE, DE 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 thei° decision of SPARC to deny the' project subject to the attached conditions of
approval and based on °the following finding;
Resolution No. 2004 -076 N.C.S.
The architecture, site plan, :and PUD Guidelines , of the Gatti /Stratford subdivision,
as conditioned, conform to the requirements of Site.Plan and Review"
Standard's for Review of Applications 26 -406 (A) of "the 'Zoning: Ordinance as:
a. Quality materials 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 bull{, height, and, color of the new structures is comparable to the bulk,
Height, and color of other structures in the inmediate£neighborhood;
"e. The landscaping 15dnkeeping 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 Please 2 (townhouse) Final `1VTap /Improvement. Plan approval those reaps
and the "Development. Plan shall be ui 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 ped'estriari
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. -
4. Prior to Phase 2 Final Map /Improvement Plan approval, the front property line of
lot 46 shall be extended 6%" additional feet for a total front yard depth ,of 17 feet.
5. Prior to Phase 2 Final Map /Improvement Plan approval, move the building than
contain s "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
Resolution 2004 -076 N.C.S. Page,2
IF
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 < SPARC. ID
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.
10. All conditions /findings adopted in conjunction with Ordinance No. 2182 N.C.S.
approving the jRezon�rig to Planned Unit District'' for the Stratford Place /Gatti
on ro ect are
approval herein incorporated by reference as conditions of project
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 prej e'd'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 proj are herein incorporated by reference as conditions
of project 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 Departriment, Planning Division) except as
modified by the following conditions.
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Prior to issuance of an
y u nit 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 planrevi;ewed by SPARC on February 24, 2004;
Resolution, 2004 -076 N:C.S. Page3
c. Cultured stone shall not be proposed or utilized;
d. The front windows on s gle 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 l foot in he and,
C. The concrete pavers (not stamped, concrete)' shall be shown at the alleyway
entries and connecting,.pedestrian pathways.
16.1 Prior to issuance of an y 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 be
to
:
downcast and provide a soft "wash"
issuance of a buildin errnrt all exteno r light fixtures shall be'
shown
P of light against the wall and. shall. conform to
g
City Performance Standards. No lighting shall produce a direct glare. •
17. Prior to certificate of oc cupancy,. 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 FEIvIA 100 -year floodpla'in line within the front yard as shown on the Final
M . ap,
, Standard 'SPAR Conditions O Approval:
18. The'site shall' be kept cleared at all tinnes of all garbage and debris. _
19.' At no time shall future. activities, exceed Performance Standards; specified in the
Uniform,Building Code Section 22 -30 : 1 of the Petaluma: Zoning Ordinance (dust
odor, etc.), and the 1.987 City of Petaluma General Plan.
20. External downspouts shall be painted to. snatch bacl {ground - building colors.
S'c,u pegs without drainage pipes may not, be installed because. of probable
cu
sling of wall's (o Verflow scuppers are'excepted). <
Resolution 2004 -076'N C.S• Pa.Qe 4
21. 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) ,uril'ess 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 landsca_ping,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 health and vitality landscape materials.
Under the power and authority, conferred upon this Council, by the Ch arter of said City
OFERENCE: I. hereby certify the foregoing Resolution Was introduced and adopted by the Approved as to
Council of the City of 'Petaluma -at a (Regular) (Adjourned) (Special) meeting � ..1 form
on the ......... .7.":........... day of .. .......Maur . ........ ......... ......... 20.04., by the
following vote: ........3.c .).... ,�
Qity Attorney
AYES: Mayor Glass, Harris, Healy, Vice Mayor Moynihan, O'Brien, Thompson, Torliatt
NOES: None
° *BSENT:
None
ATTEST: -
:....................
City Cie Ma or
..............................
�
Council File .... ...............................
Res. No ...... 2004- 07.6,...,.:. N.C.S.
p �ir
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arpvz
o Ma
Introduced by:
Vice Mayor O'Brien
ORDINANCE NO. 2160 N.C.S.
14 Seconded by.
Council Member Healy
APPROVAL OF A 'REZONING TO PLANNED, UNIT DISTRICT
TO ALLOW FOR DEVELOPMENT OF A 92 -UNIT RESIDENTIAL SUBDIVISION,
ACCESSED FRONT CASELLA WAY AND YORKSHIRE ROAD, APN 137- 070 - 079.
BE' IT ORDAINED "BY THE COUNCIL OF'TI E CITY OVPETALUMA AS FOLLOWS:
WHEREAS, by action taken, _on May 13„ 2003, the Planning Commission considered the
proposal and forwarded a recommendation to the City Council to approve the Rezoning to PUD;
and,
WHEREAS, the City Council finds that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption
of Resolution No. 2003 -158 _N C, S'., approving a "Mitigated Negative Declaration to address the
specific im p acts of the4 Gatti subdivision; and
WHEREAS, the City Council held a public hearing on the proposed project on July 14,
2003 and August 4,, 2003,; after giving notice of'said 'hearing,, in the manner, for the period, and in
the form required by Ordinance No. 1072 N.C.S., as amended; and
WHEREAS, the City Council 'has considered the Rezoning.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves the Rezoning
to Planned Unit District subject to the,following Findings Conditions, and Mitigation Measures:
1. The proposed Arnendrr entto Zoning Ordinance No. 1 N.C.S., to classify and
rezone the subject parcel from Agricultural (A) to ' Unit District (PUD), will
result in a more desirable use of land and a bette -'physical environment than would be
possible under any single zoning district or combination of zoning districts.
The proposed uses comply with the Planned Unit District designation, which allows
inclusion within its boundaries of a mixture of uses, or unusual density, building
intensity, or design characteristics which would not normally be permitted in a single
use district; and to govern the development of residential projects. Additionally; this
proposal incorporates the policies and,: guidelines of the Planned Unit District of
Article 19A of the Zoning Ordinance.
2. The publicnecessity, convenience and welfare clearly permit and will be furthered by
the proposed Amendment to the Zoning Ordinance, reclassifying and rezoning the
Gatti nursery site to Planned Unit District.
Ordinance No. 2160 N.C.S. Page I
Ordinance No -2160 N.C.S. Page 2
1
The Planned Unit District Development. Guidelines describe permitted and conditional
2
uses as well as those that would not. be allowed to be established at this location. This
3
specific list of uses prevents the creation of any nuisance to the existing surrounding
�. _
4
uses.
S
6
3. The requirements of the California Environmental Quality Act` ('CEQA) have been
7
satisfied through the preparation of an 'Initial Study and - the drafting of a Mitigated
8
Negative Declaration .to avoid or reduce to a .level of `insignificance, ,potential :impacts
9
generated by the ,proposed Gatti Planned Unit District.
1 "0
1 l
'
compliance with the requirements of the
ry California " Environmental Quality Act, an
12
Initial; Stu was prepared for the rezoning :of the site from A;gricul "tural. (A) to Planned
13
Unit District (PUD). Based upon the Initial Study; a determination was that no
14
_made
significant environmental impacts would result: A copy of this notice was published' in
15
the Argus- Courier and provided to residents, and occupants ;within 5.00' `feet of the site,
16
in compliance with CEQA requirements.
17
18
CONDITIONS' OF APPROVAL
19
' 20
From the 'City Council
21
22
.
1. Prior nd or to Site Plan Architectural Review Committee review, the plans shall be
23
revised to show eight single -story detached Homes abutting the Lane
24
,Buckingham
residences: That lot most in line with Road C (.lot 4 or -lot 5:) lot 8 be designed
25
and shall
to utilize side entry garages. Thus, the ;project shall consist of 46 single-family
26
detached`homes and 46 townhouse units.
27
28
2. Prior to Final Map /Improvement Plan approval, the Landscape Assessment District
29
shall be submitted to the Community Development Department and the ,.Parks .and
30
Recreation Department for review and acceptance. The LAD shall include the
31
maintenance of the "townhouse park" area, between towiih�omesi 12,mid 3 This park
32
area shall be public and shall be labeled as such. prior to Final Map /Impro.vementr Plan
33
approval. Design and layout of the park shall be subject to the Recreation.. Music, and
34
Parks. Committee and SPARC approval. SPARC's review shall be limited to fencing
35
and perimeter landscaping.
36
37
3: Prior to SPARC review, the southeasterly eight parking spaces on th_ e park side of
38
Casella Way,shall be eliminated. This will result,in fifteen 90- degreeparking spaces on
39
the park side ..of Casella Way.
40
'.SPARC
41
4. Prior to review, the plan shall be modified to show concrete to f we
42
pads,,four
feet wide from the existing gates in the, Capri Creek Apartment's fence to the
43
public
street.
44
45
5. Prior to SPARC' review,, the plan shall be .modified to show an extension of the Class 1
46
creels side path stubbed out to the SRJC property line, appro `in line with the
47
intersection of new public Roads C and.D.
�•.
48
Ordinance No -2160 N.C.S. Page 2
6. Prior to Final Map approval, the applicant shall set up a financial mechanism to ensure
2 perpetual maintenance for Parcel B (the private alleys),, subject to review and approval
by the Community'Development Department.
4
. 5 From the Planning Division (778 -4301)
6
7
7. Before issuance of'a Building Permit, the applicant shall revise the Site Plan or other
8
first sheet of the office and job site copies of the Building Permit plans to list these
9
Conditions of Approval as notes.
1;0
8 or B th ld h Pe be in substantial compliance,
12
except as conditioned opment pin h a all
Development dated June 25, 2003 and the
13
Tentative Map dated June 25, 2003.
14
15
9. All mitigation measures, adopted in conjunction with the Mitigated Negative
16
Declaration for the Gatti nursery project are herein incorporated by reference as
17
conditions o_ f project approval..
8
19
10. Upon 'approval by the .City Council, the applicant shall pay the $35.00 Notice of
20
Determination fee to the Planning .Division. The check shall made payable to the
21
.be
County Clerk. Planning. staff will " file the (Notice of Determination with the County
22
Clerk's office within five '(5)' days after receiving Council approval.
23
11. SPARC shall ,review Site Plan. des gn,, b uildin g ..and accessory structure design, PUD
0 24
5
Guidelines colors and materials, landscaping, fencing style and location, and lighting.
'
26
Particular attention shall be paid to the design of the middle townhouse unit, houses 1-
27
8, and to. all comer hom and townhomes.
28
12 Prior to plan shall � th the ground plane and
30
.on
three-dimensional that cl'earl ` delineates
y tes d fferent ates the private alleys from the
31
public streets, specifically Casella, Yorkshire, and Road E.
32
33
13. Prior. to SPARC review, the plan shall depict a pedestrian/bicycle bridge over Capri
34
Creek at Casella Way. The Improvement Plan, shall show this bridge. Bridge
35
specifications shall also be provided to SPARC. "The exact location of.the bridge shall
36
be reviewed and approved by the Recreation and Parks Department and the Petaluma
37
administration of the S JC. Two years from the date of SPARC approval, if ?delays
38
occurred in determining the precise location of'the bridge and the developers have been
39
unable to construct the bridge, the bond shall be replaced with cash.
1
14. Prior 'to SPARC review, the ,plan shall depict a Class I path along the entire project
42
(from . Sonoma Mountain'. Parkway to the urban separator) adjacent to the creek. The
43
Improvement Plah shall show this path.. 'Pursuant to the Recreation and Parks
44
Department, the path. shall be a minimum eight feet wide and constructed of concrete.
45
Two years from the date "of SPARC approval, if the Recreation and Parks Department
0 46
is not ready for the path to be constructed, the bond shall be replaced with cash: The
7
Improvement Plan. shall show the removal of the existing driveway paving at Sonoma
48
Mountain Parkway.. Xbike rack shall be shown to the immediate south of and inline
49
with. the existing bus shelter.
Ordinance N.o..2160 KC.S.. Page 3
Ordinance No. 2.160 N.C.S. Page 4
i
2
- 15. Prior to SPARC review, the plan shall show at least. 3 .six =foot long benches along the
3
urban separator. Specif cations on the benches shall also be provided to .SPARC.
4
5
16. Prior to SPARC review, the plan shall show, the specifications and;proposed location of
6
a, sign along I Sonoma Mountain Parkway identifying the creek path and. the connection
7
to thewban separator- path.
8
9
17. Prior to SPARC review, an Exterior Lighting Plan shall be submitted. Said plan shall
10
include a detail of the types , of all fixtures to be installed for review and approval. All
11
lighting shall be hooded and project downward, providin - :a soft "wash' of'li,ght. No
12
lighting on the site shall create a direct glare into cyclist /pedestrian eyes'.
13
14.
1!$, Prior to Certificate of Occupancy of 80'% of Units, the Landscape Plan shall. be
15
modified to address improvements. oVements` to the pond as determined by the Community
16
ment De Develo P . P artment Recreation and Parks Department and. Water Resources> and
17
Conservation Department. Immediately after demolition of. the greenhouses, the
18
developer will construct temporary security fencing around the pond.,
19
20
19. Prior to Final Map/Improvement Plan approval', the plan shall be modified to show a
21
sidewalk separated from the .street, by at least a four -foot wide planting strip along all
22
public streets, except that Public Road E is not required to have a, sidewalk on the
23
southeast °side of the street.
24
25
20. 'Prio r.'to Final Map /Improvement Plan the house and porch of.Lot 40 sl al'I be
26
outside of the °FEMA 100 -year boundary.
27
28
2L Prior to Final Map / Improverent Plan approval, the Improvement Plan. shall depict
29
signage on the park side of Casell'a Way indicating that those parking spaces, during
30
daytime hours (6:00 AM to 5;00 PM), be restricted by time, pursuant to the
31
and Parks Director.
32
33
22. Prior -to Final Map /Improvement Plan approval., the 1mprovernent: Plan' shall show the
34
addition of a pedestrian warning sign at the Rieslirig Road mid - block crossing for
35
westbound traffic: The sign shall be installed in the existing; median so as to be ,more
36
visible to through traffic on Riesling Road.
37
38
23. Prior to Final Map /Improvement Plan approval,, the, Improvement Plan shall show the
39
extension of purple piping (to carry recycled water) into the townhouse park. (See also
40
Condition .60.)
*'
41
42 .
24. Prior to Final Ma a roval that ma shall be submitted t o the
P P PP p Community
43
Develo • ment D.e artmeht Engineering Division as both CAD data and scanned.rmages.
p
44
Prior to Improvement; Plan acceptance; "as 'built" improvement plans shall be
45
submitted to the City,as CAD data and scanned'' mages.
46
47
25. Prior to Final Map /improvement Plan approval, the applicant shall work with City taff
y
-.�.
48
regarding the transition between the proposed prof ect and the new 7 -acre, park.
49
' 7
,
Ordinance No. 2.160 N.C.S. Page 4
5 Ordinance No. 2160 N.0 S: Page 5
26. Prior to Final Map/lmprovement Plan approval, a Landscape Assessment District shall
2
be submitted to the Planning Division and the Parks and Recreation Department for
3: , ° `
their review and acceptance. The LAD shall be formed for the maintenance of
4
landscape in 1) the Capri Creek area northeast of Casella Way from back'of curb to top
' 5
of bank, 2) the Urban Separator from property line to property line, and 3) the
6
landscape strip s without residences directly to their rear to care for them such as the
7
two areas abutting Capri Creek apartments along Yorkshire Road and Public Road E.
8
(See also Condition 2.)
9'
'10
27. Prior to issuance, of a grading permit for work within any channel, the applicant shall
1.1
provide a copy of the approved Streambed Alteration Agreement and proof of
12
compliance with the permit; conditions. Removal and replacement of the non - native
13
trees and a bridge shall be the only in- stream channel work,,shall be limited to the dry
14
season, and shall be performed in accordance with' conditions specified by the
15
Department of Fish and Game in a Streambed.Alteration Agreement. .
16
17
28. Prior to issuance of A. grading or Building Permit, a Construction Logistics Plan shall
�r
Y pP. or review;and approval by the Community Development
9
Department t shall describe onsiruction vehicle routes and these routes shall use the
p
20
existing Gatti ;driveway to the full extent feasible.
21
22
29. Prior to certificate ,of "occupancy of 80 of units, all trees referred to in the arborist
23
report and on the property to be dedicated to the City shall be removed (as they are
24.
inappropriate' species and /or diseased) and all stumps ground. Also, prior to certificate
0 5
of occupancy of 8.0 %0 of units, these -trees shall be replaced with appropriate species
26
along the creek', the pond, and the urban separator as approved by SPARC.
27
28
30. In the event that archaeological remains are encountered, during grading, work shall be
29
halted temporarily and a qualified archaeologist shall be °consulted for evaluation of the
30
artifacts and to recommend future action: The local Native American community shall
31
also be notified and consulted i:n the'event any archaeological.remains are uncovered.
32
33
31. All construction. activities shall be limited to 7 3,0; a.m. to 5.,30 p.m. Monday through
34
Friday. Construction . and related activities' shall be prohibited on Saturdays and
35
Sundays and all holidays recognized by the City of Petaluma, unless a permit is first
36
secured from'the City Manager (or his/her designee) for�additional hours. There will,be
37
no start up of machines nor equipment prior to 8:00 a.m., Monday through Friday; no
38
delivery of materials nor equipment prior to 7;30 a.m. nor. past 5 :00 - p.m., Monday
39
through° Friday; no servicing of equipment asf 5:30. m.
p p: , Monday through Friday.
1.
Plans submitted for City permits shall include the language above.
42
32. All construction equipment powered by - internal combustion equipment shall be
43
p roperly muffled. maintained to minimize noise. Equipment shall be turned off
44
when n'ot in: use. ' and
45
6
33. Construction maintenance, storage, and staging areas for : construction equipment shall
7
avoid proximity to residential areas to the. maximum extent practicable. Stationary
48
construction equipment such as compressors, mixers, etc., shall.be placed away from
5 Ordinance No. 2160 N.0 S: Page 5
l
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3
4
5"
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7
8
1.0"
1.1
12
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2'5
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37,
38
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residential areas and /or provided with acoustical shielding. Quiet ` construction
equipment shall be used when possible.
34. Construction and, demolition . debris shall be recycled to the maximum extent feasible in
order tominimize impacts on the land fi -ll.
35 p sticide/he bicide u l se and requited
ully, commit, tl
tt l n Best. ea Pestg t
Mana e regarding
g ment techniques for
the protection of pedestrian/bicyclists.. The applicant .shall be required to post signs
whenpesticide/herbicide use occurs to wam pedestrians and bicyclists...
36. Prior to issuance of a Building Permit, the plan, shall he modified, to accommodate
recycling - containers in the interiors of the units.
From "the Engineering Section "(778 - 4304)•
Priorlo Final Map /Improvement Plan approval, the following Engineering conditions shall
be,met.
37.' 'Except, as provided in Condition 1.3, all public' streets shall have sidewalks on both
sides of the street with pedestrian ramps,at corners, 'intersections and connections from
streets to paths. All public streets shall have a minimum width of 32 -feet with parking
on both sides or 28 =feet with parking allowed on one side of the' street only'if houses
are limited to one side. No. parking areas ,shall be indicated, with, red curb and signs:
Public street right -of -way dedication. shall be 'separate; from_ Parcel A. Provide knuckles:
at 9Q= degree street corners (4 locations)..Asphaft thickness shall be! a. minimum of 4-
inches. Streetlights shall conform to City standards and the Ely /Corona ,Specific Plan.
The common area shall not extend into the; public right-of-way on Road E, Casella
Way and Yorkshire Road.
3,8. The rk gh s t-of-way of talls b tween Public Eunh5123
include and 4 the sidewalk - around, the
P g
39. A cul -de -sac: shall be constructed at the end of C'asella Way. This cul -de -sac may be the
minimum allowable size and does not have; to accommodate the .ladder truck:. The
street right -of way on the park side of 'Casell'a.. Way shall be dedicated by separate
document from the City ofPetaluma. and. recorded simultaneously,
with. the Final Map..
•
•
40. Private: roads and alleys shall have a minirnun width, of 24- feet,, except where the
alleys parallel, Capri Creek, a 20 -foot minimum shall be allowed-Rolle
d curbs shall not
be allowed.. Fire and Emergency vehicles shall access the 12'=foot wide path along the
creek_ via a regular curb cut that shall be designed to meet their radius and width
requirements.
44 41.. Grading and site preparation shall conform to the s,oildnvesd ig ation report prepared for
4`5
this 'subdivision. Erosion Control - Plans shall be prepared as part of :the : Improvemeent
46 Plan, A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and a
47 notice of intent (NQI) shall be filed. Moisture barriers shall be installed along the curb
48 on "the park side of Casella Way, on the creek, side of Road' D and on the urban
49 separator side of Road B.
Ordinance No. 2 l 60 N.CS,, I Page 6
2. .S. Page 7
u7ance No.
16o N.0
.. 1
2
42, A vehicle barrier shall be installed between -th e' public streets and parcel A. A
removable - ,vehicle barrier shall be installed at the access' point to the 12 -foot
4'
meandering path. This vehicle barrier shall be subject to SPARC'review and approval.
5
6
43. All hydrologic, hydraulic, and ,storm drain system design shall be subject to the review
7
and approval of the Sonorna.County Water Agency.
g
1 9
44. The proposed water main system.;shall be: capable of delivering a continuous fire flow
10
as required by the Fire Marshal's office.
12
45. Water service laterals shall be 1.5 -inch diameter with 1 -inch water meters.
13
14
46. Any existing overhead utilities on the property shall 'be placed underground or
15
removed.
16
17
47. Install a stop sign and crosswalk. at all tee intersections of .public streets (6 locations).
Install crosswalks at connections to the meandering path on ,Road D and at the end of
.0 8.
9
Casella Way. Ped x. stop signs shall be installed at crosswalks without sto signs. A
20
crosswalk shall be located:.on Casella Way at the intersection of Public Road E to
21
access the future park. Connections to meandering sidewalks on Road B shall be
22
moved to align wi th the extension of the sidewalk at the corners.
23
24
48. CC &R's for the townhouse common area shall define maintenance responsibility for
W DI 5
26
the private streets, alleys and utilities.
27
49. The developer shall pay a fee for review of the technical correctness of the Final Map.
28
29
50. The Improvement' Plam,and Final Map shall be prepared according to the latest Cit y
30
ordinances, resolutions, ticodes, policies and standards.
31
32
From the Fire Marshal (778 - 4389):
33
34
51. Prior to : Final Ma p /Improvement Plan approval, no on- street parking space shall be
35
shown that restricts the turning radius of the aerial ladder truck.
36
37
52. Prior to Final Mapjmprovement Plan approval, , the emergency vehicle path shown
38
along the creek at 'Lots 12 through 35 shall- be twelve feet wide with a' load- bearing
g capacity A minimum of 35,0001bs. The turning radius onto the emergency
19,
vehicle path shall meet, the City. -of 'Petaluma street standard for 'curb cut' 'driveway
standards and a turn radius of R =25'. When gates will be installed at :path entrances, fall
an sh all b l f e e t wider than- the width of the ath/lan 11 s srvin
� P,
43
11 entrance
the locked b � provdeg:
g ated ' a Knox box shall e ided for
44
emergency access.
45
46
53. All townhouse units shall have fire sprinkler systems designed and installed in
accordance with NFPA 13 -D. Townhouse units 12 through 35 shall be required to be
48
provided with a full _fire sprinkler system, including attic and garage spaces.
49
2. .S. Page 7
u7ance No.
16o N.0
1
54. In all other single family dwelling units provide -fire sprinkler ;systems designed and
2
installed .in accordance with NFPA 13 -D; including; bathrooms over 5:5 square feet,
3
closets over 24 square feet or 3 feet deep, and other attached structures. 'These systems
4
shall be calculated for two -head activation for the most remote two heads.
5
6
55: Activation of the ' f re . sprinkler 'System shall. sound an interior ;alarm that will notify
p __ y
7
normally occupied spaces.
8
9
56. ,Prior to issuance of a Building Permit, proof that requiredfirel flow is available:shall be
10
supplied to the Fire Marshal. The minimum fire flow for this project is — 1,,000- GPM at
20 pounds residual persquare.inch.
1' 2
13
57'.. Prior ,to Certificate of Occupancy of 80% of units,, all curbs not depleted, for on- street
14
parking spaces on: heet C2 shall be painted red and no parking signs installed'. Where
15
no: curb exists; signs approved by the Fire Marshal shall be "installed.
16
17
18
58. .Prior to Fin-al-Map/Improvement Plan. appprovaf, the following modifications to fire
hydrants shall be shown on the.plans: (see the,Pla_m
n g Division file for p fans red lined
19
by fire)
20
a. Move the hydrant: on the creek side of Public Road 'D (opposite Lots 20 and 21)
21
southwest 70 feet.
22
b. Add hydrant on the urban separator. ,side of Public Road B 'o qs to the; shared
( PP
23
property line of Lots. 1.7 and 18).
24
25
From the Water Resources and Conservation Departmenff798 43'04)
26
27
59. Prior 'to Final Map /Improvement Plan approval, a rainfall /stream gage station to
28
supplement- the City's existing network shall be shown on the pedestrian bridge
29
crossing Capri Creek. The station , req,uires an electrical connection and ;shall be- subject
:approval
to the Water Resources -and, Conservation Department. The Water
3o
Resour es andConservation Department shall maintain the station.
32
33
60. Prior to Final Map /Improvement Plan approval, those plans shall show the addition of
34
purple piping at or adjacent to the creek side path from the Urban ,Separator, to S ° onoma
35
Mountain. Parkway °p ursuant to the recycled water pipel'ine.rnap and guidelines.
36
(See also Condition 23.)
37
38
6 This project shall comply with the City's' Landscape Water Efficiency Standards.
39
40
62. Prior to Final Map /Improvement Plan approval:
41
a. The 12" diameter water main stub for the future connection at the northeast° comer
42
of the project" requires an isolation valve.
43
b. All water valves shall be installed' per Standard No: 871.00.
44
c: The Utility Plan should be revised to show the proposed water meter locations for
'la
45
the new out.
y The meters for lots 12 through 35 will require `overlapping steel lids
46
47'
(with integral :reader lids) designed for traffic loading if they are placed An the
private alley. The meters for lots :1 through 11 should be behind, the Yorkshire Road
48
curb, and the meters for lots 36 through 46 should be behind the curb on Casella
L
Ordinance No. 2 N.C.S. page 8
1 Way. The park. area requires a separate irrigation meter and backflow prevention
? device in accordance with Standard No. 876.01, and other applicable standards.
d. The new` water service. sizes will be determined by _ the Fire Department
4 requirements. The maximum flow requirements will determine the meter sizes. If
5 the new 1 -1/2" x 1" water meter is required,'a- Christy N -30 (or approved equal)
6 meter box is required.
7 e. Manhole spacing shall comply with the City's subdivision design criteria.
'8
4 63. The applicant shall defend, indemnify, and hold harmless the City or any of its boards,
10 commissions, agents officers, and employees from any claim, action or proceeding
11 against the City, its board's, commission, agents, officers, or employees to attack, set
12 aside, void, or annul, the approval of the project when such claim or action is brought
13 within the time p., p able State and /or local statutes. The City
period rovided for in applicable he
14 . shall promptly notify the applicants of any such. claim, action, or proceeding. The City
15 shall coordinate in the. defense. Nothing contained in this condition shall prohibit the
16 City from participating in a defense of any claim, action, or proceeding if the City
17 bears its own attorney's fees and costs, and the City defends the action in good faith.
0 8
19 MITIGATION MEASURES
20
21 All Mitigation Measures adopted in conjunction with the Gatti . Subdivision Mitigated
22 Negative Declaration which are identified in the Initial Study for the Gatti Nursery
23 subdivision are herein incorporated.
24
#5 INTRODUCED and ordered posted /polished this 4` day of August, 2003
26
27 ADOPTED this 18 day' of August, 2003 by the following vote:
28
29
30 AYES: Canevaro, Mayor Glass, Harris, Healy, Moynihan, Vice Mayor O'Brien, Torliatt
31 NOES: None
32
33
3'4
35
36
37
ABSENT
None
•
QiP
David Glass, Mayor
40
41
42
43
44
ATTEST:
APPROVED
' ,Gayle Petersen, City Clerk v
Rich
City
Ordinance No 2`160 N.C.S.
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