HomeMy WebLinkAboutResolution 96-319 11/04/19961
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Resolution No. 9s-s>9 N.C.S.
of the City of Petaluma, California
ADOPTING A MI'fIGA1'ED NEGATIVE DECLARATION PURSUANT 1'O THE
CALIFORNIA ENVIRONMENTAL QUALI'T'Y AC'1" (CEQA) FOR
TUXHORN ESTATES. A 4 LOT CUSTOM SINGLE FAMILY DEVELOPMENT
ON 0.97 ACRES SITUATED AT 370 SONOMA MOUNTAIN PARKWAY,
AP NO. 136-570-017
WHEREAS, the Planning Commission at its public hearing of October 8, 1996,
considered and recommended adoption of a Mitigated Negative Declaration pursuant to
the California Environmental Quality Act (CEQA) in conjunction with the following
applications:
1. Request for General Plan Amendment to redesignate a 0.97 acre portion of a 4.22
acre church site from Public and Institutional to Urban Standard Residential.
2. Request for rezoning of the 0.97 acre site from Kingsmill/Church of Christ PUD
(church accessory uses) to Tuxhorn Estates PUD (single family residential uses),
and approval of the PUD Development Plan.
3. Request for Tentative Parcel Map to create four detached single family residences
on 0.97 acres and one remainder parcel.
NOW THEREFORE BE IT R1/SOLVED that the Petaluma City Council hereby finds as
follows:
Findings for Mitigated Negative Declaration
An Initial Study has been prepared and proper notice provided in accordance with
CEQA and local guidelines.
2. Based upon the Initial Study and comments received, potential impacts could be
avoided or reduced to a level of insignificance by mitigation measures attached as
conditions of approval. There is no substantial evidence that the project, as
conditioned, would have a significanteffect on theenvironment.
3. A monitoring program has been included to ensure compliance with the adopted
mitigation measures.
4. The project does not have potential to affect wildlife resources as defined in the
Fish and Game code, either individually or cumulatively and is exempt from Fish
and Game filing fees because the site consists of an infill property surrounded by
residential development and no wildlife are known to inhabit the site.
5. The project is not located on a site listed on any Hazardous Waste Site List
compiled by the State pursuant to Section 65962.5 of the Government Code.
xaomtiouxo. 96-319 ta.c.g. Page 1 Of 10
1
1 6. The Platming Commission reviewed the Initial Study/Negative Declaration and
2 considered the comments before making a decision on the project.
4 7. The record of proceedings of the decision on the project is available for public
5 review at the City of Petaluma, Planning Department. City Hall, 11 English
6 Street, Petaluma, California.
8 BE IT FURTHER RESOLVED that the Petaluma City Council, in reference to the.
9 potential impacts identified in the Initial Study, hereby adopts the Mitigated Negative
10 Declaration including the following mitigation measures to be attached as conditions of
11 approval for the Tuxhorn Estates project, as recommended by the Planning Commission:
12
13 Miti gation Measures
14
15 EARTH
16
17 1.C. Mitigations, if any:
18
19 1. The project shall be subject to payment of all applicable special development fees,
20 including storm drainage impact fees; to be calculated and paid as specified by
21 City Council Resolution.
22
23 2. Proposed grading and drainage plans shall be submitted for staff review and
24 approvaLin conjunction with the Final Parcel Map and Public Improvements. Lot
25 specific grading and drainage improvements shall be reflected on plans subtitted
26 for administrative SPARC approval.
27
28 1.D. Monitorine:
29
30 1. Prior to issuance of development permits, City staff will calculate applicable
31 project fees, and determine appropriate timing for payment.
32
33 2. All required grading and drainage improvements shall be reflected on plans
34 submitted for City approval of the Public Improvement Plans and Fi_na] Parcel
35 Map, and the individual lot development permits.
36
37 A[R
38
39 2.C. Mitigations, if any:
40
41 1. Motorized equipment operated during construction activities shall be properly
42 maintained and mufflered to minimize smoke and other air emissions. Equipment
43 shall be turned off when not in use. The project site shall be routinely sprinklered
44 as necessary to prevent dust generation during grading and construction activity.
45 Tarps shall be utilized to contain soil and debris materials in open trucks during
46 transport to and from the site.
47
48 2. Prior to issuance of building permits, all homes designed with fireplace units shall
49 meet City specifications for reduction of emissions, as specified under City
50 Ordinance 1881 NCS.
51
52
Reso. 96-319 NCS Page 2 of 10
1 2.D. Monitorine:
2
3 1. Plans submitted for development permit approval shall contain specifications
4 meeting requirements of Ordinance 1881 NCS.
6 2. Construction activities shall be monitored by Public Works and Building Division
7 staff during the course of required inspections; to ensure compliance with
8 mitigation measures.
9
10 WATER
11
12 3.C. Mitigations, if auy:
13
14 1. See mitigation measure #1.C.1.
15
16 2. Plans submitted at time of application for Final Parcel Map shall include
17 provisions for storm water runoff management, in conformance with City
18 Ordinance provisions and Engineering Department specifications. No lot to lot
19 surface drainage across property lines shall be permitted.
20
21 3. Prior to recordation of the Final Parcel Map, a document which shall specify
22 maintenance responsibility for the private drainage facilities affecting the rear
23 portion of proposed Lots 1-3 shall be prepared by the project proponents and
24 submitted to Engineering staff for approval and recordation with the Pinal Parcel
25 Map.
26
27 3.D. Monitorine:
28
29 I. All required drainage improvements shall be reflected on plans submitted for City
30 approval of,the Public Improvement Plans. and Final Parcel Map.
31
32 2. Plans submitted for approval of development permits shall be reviewed for
33 compliance with the approved Public Improvement Plans and all applicable
34 mitigations/conditions of approval.
3~
36 3. All public improvements shall be subject to inspection by City staff for
37 compliance with the approved Public Improvement Plans, construction permits
38 and project mitigations/conditions of approval, prior to City acceptance.
39
40 PLANT LIFE
41
42 4.C. Mitigations, if any:
43
44 1. See mitigation measures under Aesthetics (Item 18).
45
46 4.D. Monitorine:
47
48 1. See monitoring measures under Aesthetics (Item 18}.
49
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52
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54 Reso. 96-319 NCS Page 3 of 10
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NOISE
6.C. Miti ag tions, if anv:
1. Motorized equipment operated during construction activities shall be properly
maintained and mufflered to minimize smoke and other air emissions, as well as to
reduce noise. Equipment shall be turned off when not in use.
2. All City-authorized grading and construction activity shall be limited to the hours
between 7:00 AM and 7:00 PM Monday through Friday, except that indoor work may be
conducted on Saturdays provided noise levels .generated are not disruptive to nearby
residents. No construction work shall be permitted on City recognized holidays, and
Sundays. The project developer shall designate a construction management person
responsible for responding to any complaints generated regarding excessive noise during
construction. A telephone number for contacting the designated individual shall be
conspicuously posted at the construction site. The responsible authority shall determine
the cause of noise complaints received and implement~reasonable measures to resolve the
issues. City staff shall monitor complaints received and take reasonable steps to resolve
issues in a timely manner as they arise, including enforcement of abatement procedures to
bring violations into conformance with City General Plan and Zoning Ordinance
Performance Standards.
6.D. Monitoring:
1. Construction plans submitted for grading/development permit issuance shall be
reviewed for conformance with adopted mitigation measures. All construction shall be
subject to inspection by City staff for compliance with all adopted mitigation measures
and project conditions of approval
LIGHT AND GLARE
7.C. Mitigations, if anv:
1. Plans submitted for administrative approval of individual lot development shall
include provisions to avoid lighting impacts to bedroom areas and other light-sensitive
living areas of proposed and existing homes, in conformance. with City Performance
Standards.
7.D. Monitorine:
1. Plans submitted for approval of construction permits shall be reviewed for
conformance with all adopted mitigation measures and project conditions of approval
pertaining to lighting impacts. Al] construction shall be subject to staff inspection for
conformance with the approved construction plans prior to City issuance of a Certificate
of Occupancy for each new unit.
LAND USE
13.C. Mitigations. if any:
1. Plans submitted for approval of the Public hnprovements serving the proposed
lots shall include provisions for installation of/modifcation to necessary frontage
improvements, including driveway curb cuts, street tree planter strips, sidewalk
Reso. 96-319 NCS Page 4 of 10
1 improvements. street lights, etc., consistent with the design of existing improvements on
2 Castle Drive and Windmill Lane.
3
4 2. A 1' non-access easement shall be established along the Castle Drive frontage of
5 .Lot 1, to preclude driveway access. The easement shall be reflected on the Final Parcel
6 Map submitted for review and approval by City staff prior to recordation.
7
8 3. Written PUD Development Standards submitted for administrative SPARC
9 approval shall contain provisions, requiring the. provision of a minimum of three (3) off-
10 street parking stalls (two covered and one uncovered) for each new primary residence
11 constructed. Required parking for other uses shall be subject to applicable provisions of
12 the Zoning Ordinance. Parking dimensions shall conform to City standards.
I3
14 13.D. Monitorine:
15
16 1. Plans submitted for approval of the Public Improvements and development
17 permits shall be subject to staff review for compliance with all adopted mitigation
18 measures and project conditions. All site improvements shall be subject to inspection by
19 City staff for compliance with the approved plans prior to City acceptance of public area
20 improvements and issuance of a Certificate of Correction for each new home.
21
22 PUBLIC SERVICE
23
24 14.C. Mitigations, if any:
25
26 1. The project sponsor shall be responsible for payment of all applicable special
27 development fees, including Community Facilities Development fees, Park and
28 Recreation Land Improvements fees, Traffic Mitigation fees and School Facilities fees.
29 Fees shall be calculated and paid as specified by City Resolution.
30
31 2. All requirements of the Fire Marshal, including specifications for emergency
32 access, hydrant location and fire flow pressure, and unit construction shall be reelected on
33 plans submitted for approval of the Public hnprovements and development permits,
34 including the following specifc requirements:
35
36 a. Post address at or near main entry door -minimum four (4) inch letters on
37 contrasting background.
38
39 b. Residential buildings constructed over 3,500 sq.ft. in atea are required to
40 have a residential fire sprinkler system designed and installed in accordance with
41 N.F.P.A. 13-D, in all areas including attic, garage bathrooms with combustible
42 fixtures, bathrooms over 55 sq.ft. and closets over 24 sq.ft. or over 3 feet deep.
43
44 c. In residential buildings less than 3,500 sq.ft. in floor area, provide fire
45 suppressioh system at normal sources of ignition. These areas are specifically at
46 clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces and in attic areas
47 at vents and chimneys for these .appliances and equipment. In addition, spare
48 sprinklers (one of each type in the residence) and wrench shall be provided in a
49 red spare sprinkler head box in the garage.
50
51 d. Pine hydrants shall be spaced at a maximum of 300 feet apart. Location
52 and type of fire hydrants are to be approved by the Fire Marshal's office.
53
54
Reso. 96-319 NCS Page 5 of 10
1 e. Add as a general note to plans:
2
3 No combustible construction is permitted above the foundation unless an
4 approved al]-weather hard surface road is provided to within one hundred-fifty
5 (150') of the farthest point of a building or structure.
6
7 All fire hydrants for the project must be tested, flushed, and. in service
8 prior to the commencement of combustible construction on the site.
9
10 3. All safety recommendations of the Police Department; including specifications for
11 property addressing, and incorporation of residential security measures shall be reflected
12 on plans submitted for issuance of development permits.
13
14 4. Landscape plans submitted for approval of the Public Improvement Plans shall
15 incorporate the use of plant materials and/or design strategies to minimize maintenance
16 requirements for all right-of--way landscape areas. Language encouraging. use of fire
17 resistant landscaping for private lot development shall be incorporated into the PUD
18 Development Standards subject to staff review and approval in conjunction with the Final
19 Parcel Map and Public Improvement Plans.
20
21 5. All street trees, perimeter fencing and other improvements within the public right-
22 of-way on Castle Drive and Windmill Lane shall be maintained by a Landscape
23 Assessment District (LAD) through contract services subject to approval of the City
24 Council, prior to staff approval of the Public Improvement Plans and the Fina] Parcel
25 Map. Landscaping within these areas shall be designed and installed to City standards
26 acceptable to City of Petaluma Planning, Engineering, Public Works and Parks staff.
27 irrigation to serve all landscaping in street tree planter strips adjacent to the private
28 residences shall be designed to connect with the private lot irrigation systems of the
29 adjoining lots. Costs of formation of the required LAD shall be determined by staff and
30 borne by the project proponents at time of Fina] Parcel Map application. Installation of
31 all required public area landscaping may occur in conjunction with the adjacent private
32 lot improvements, but shall be installed prior to occupancy of each home.
33
34 6. All requirements of the Chief Building Official shall be met and reflected on plans
3~ submitted for development pennitapproval, including the following:
36
37 a. Grading must be certified when completed to indicate compliance with
38 approved plans and will be required for occupancy.
39
40 b. Soils with expansion index greater than 20 requires special design
41 foundation per Uniform Building Code 1803.2.
42
43 a All roofing shall be "B" rate or better per Ordinance No. 1744/1988.
44
45 d. Indicate all utilities on site plan.
46
47 e. Responsible party to sign plans.
48
49 f. Submit soils report to verify foundation design.
~0
51 g. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
52 Plans must also show compliance to cun~ent Title 24 Energy Code.
53
54 h. Provide structural calculatiogs for all non-conventional design items.
Reso. 96-319 NCS Page 6 of 10
6
1
2 14.D. Monitorine:
4 1. Plans submitted for approval of the Public Improvements and for development
5 permits shall be subject to Public Works, Parks, Fire Marshal, Police, Building and
6 Planning staff review for incorporation of all City safety and maintenance standards,
7 adopted mitigation measures, and project conditions of approval.
8
9 2. All construction shall be subject to inspection by City staff for conformance with
] 0 the approved plans and adopted mitigation measures and conditions of approval, prior to
] l City acceptance of public area improvements and issuance of a Certificate of Occupancy
12 for each new unit.
13
14 UTILITIES
IS
16 ] 6.C. Mitieations_ if any:
17
18 1. The proposed project shall be subject to imposition of all applicable special
19 development fees, including Sewer and Water Connection fees, and Stonn
20 Drainage Impact fees. Fees shall be calculated and paid as specified by City
21 Resolution.
22
23 2. Plans submitted for approval of the Final Parcel Map and Public Improvements
24 shall reflect the following, subject to Engineering staff approval:
25
26 a. The proposed, extension of the 6-inch sanitary sewer main along Windmill
27 Lane shall be increased in size, if needed, to acconunodate the future development
28 of the adjacent lands of the McDowell property.
29
30 b. All trench excavation within Windmill Lane shall be slurry sealed after
31 final paving. Slurry seal shall be 8-feet in width or 2-feet outside the trench cut,
32 whichever is greater.
33
34 a All hydraulic, hydraulic and storm drain system design for this project
35 shall be subject to review and approval of the Sonoma County Water Agency.
36
37 d. Improvement plans shall be prepared per City of Petaluma Department of
38 Engineering Minimum Design Criteria, Improvement Plan Preparation and
39 Standard Details and Specifications.
40
41 e. This project shall comply with all requirements of the Petaluma Municipal
42 Code including, but not limited to, Chapter 20 "Subdivisions".
43
44 16.D. Monitorine:
45
46 1. All required mitigation measures shall be reflected in plans submitted for City
47 approval of the Final Parcel Map and Public Improvement Plans, and shall be
48 subject to approval of Engineering and Planning staff.
49
50 2. All construction shall be subject to inspection by City staff for compliance with
51 the approved Public Improvement Plans prior to City acceptance of public
52 facilities.
53
54
Reso. 96-319 NCS Page 7 of 10
1 AESTHETICS
2
3 18.C. Mitieations. if auy:
4
5 1. The proposed PUD Development Plan, perimeter fencing and public area
6 landscape plans, and preliminary grading plan shall be submitted for
7 administrative SPARC approval prior to Fiua] Parcel Map approval, and shall
8 reflect the following to address potential visual impacts:
9
]0 a. The proposed easterly common lot line between Lot 4 and the remainder
11 parcel shall be relocated toward Castle Drive, to permit a minimurri 20' setback to
12 be established between the building envelope proposed for the future minister's
13 home and the easterly property line of the remainder parcel where the eucalyptus.
14 grove is situated. Property lines for proposed Lots 1-3 may be modified to
15 accommodate the increased setback from the trees; however, the total project area
16 for Lots 1-4 shall not be reduced below 0.80 acres in order to maintain density
17 appropriate for the lJrban Standard land use designation. The proposed rear
18 property line of Lot 1 'shall be modified to retain the existing oak tree cluster
19 within the church site remainder parcel. The property line shall be relocated
20 beyond the dripline ofYhe trees sufficiently to preclude significant impacts to 'the
21 root systems of the trees, as determined by a qualified arborist selected to staff
22 approval, and to retain an attractive visual landscape treatment along the Castle
23 Drive street frontage.
24
25 b. Written PUD Development Standards shall be submitted, which contain
26 provisions regulating the project design quality, permitted uses and development
27 of the lots for detached single family custom homes. The Standards shall specify
28 that project architecture shall be compatible in design character and visual quality
29 (mass, materials, color, height) with surrounding residential development, but the
30 building exteriors of the individual units shall be visually distinct. A minimum of
31 two different floor plans shall be constructed on Lots 1-4. The Standards shall
32 further specify that development of each lot shall be subject to administrative
33 SPARC review for compliance with the adopted PUD Standards. Permitted uses
34 shall be limited to those identified under the R-1 6500 Zoning District and those
35 in the Kingsmill Subdivision PUD District. Minimum yard setbacks for Lots 1-4
36 shall be established in the Standards as Follows, consistent with standards adopted
37 for Kingsmill Subdivision homes:
38
39 Primary Building
40 Front 20' for residence or detached garage from property line
41 18' from back of sidewalk to face of garage
42
43 Side street ] 0' from property line on Castle Drive
44
45 Interior side 5' from property lines
46
47 Rear 20' from property line abutting church site
48
49 Accessory structures and uses shall be subject to applicable provisions of the
50 Zoning Ordinance as they apply to the R-1 600 Zoning District.
51
52 c. Pad elevations shall be designed to minimize grade discrepancies between
53 adjoining properties, and impacts to the existing eucalyptus windrow. Grade
Reso. 96-319 NC>S Page 8 of 10
8
] discrepancies shall be limited;o not more than 2 ft. where feasible, as determined
2 by staff.
3
4 d. Perimeter fencing along the project boundary abutting the existing church
5 development and Castle Drive shall be designed to be compatible in quality and
6 treaunent with street frontage fencing utilized in the Kingsmill Subdivision.
7 Perimeter fencing shall be installed along the rear property line of al] lots by the
8 project subdivider prior to occupancy of the first lot developed. The PUD
9 Development Standards shall incorporate an exhibit reflecting fence construction
10 design and permitted placement on the lots, and a written statement specifying
11 that repair or replacement of perimeter fencing shall be consistent with the City-
12 approved design and location.
13
14 e. All public area landscaping shall be consistent in design and installation
15 with existing street frontage landscaping within the Kingsmill Subdivision on
16 Castle Drive and Windmill Lane. Automatic irrigation systems shall be installed
17 and connected to the private irrigation systems of the adjoining lot.
18
19 f. Private front yard landscaping shall be subject to administrative SPARC
20 review in conjunction with private lot development plans, and shall be designed to
21 reflect compatibility in quality with the unit architecture and the street frontage
22 landscaping on neighboring properties. Automatic irrigation systems shall be
23 designed to serve all private street frontage landscaping.
24
2~ 18.D. Monitorine:
26
27 1. Plans submitted at time of application for Final Parcel Map approval shall include
28 the PUD Development Plan and Standards, Public Improvement drawings and
29 public area landscape plans, and shall be reviewed by staff for compliance with all
30 adopted mitigation measures and conditions of approval.
31
32 2. All construction shall be subject to City staff inspection for compliance with
33 adopted mitigation measures and conditions of project approval (including
34 administrative SPARC approvals for each lot development), the approved Public
35 Improvement Plans and approved development permits, prior to City acceptance
36 of the public area improvements and issuance of a Certificate of Occupancy for
37 each new unit.
38
39 AF,STHETICS
40
91 19.C. Mitigations~if anv:
42
43 1. See mitigation measure 14.C.1.
44
45 19.D. Monitorine:
46
47 1. See monitoring measure #14.D.1.
48
49 2. See monitoring measure #14.D.2.
50
51
52
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j4 Reso. 96-319 NCS Page 9 of lU
9
1 ARCHEOLOGICAL/HISTORICAL
2
3 20.C. Mitigations. if anv_:
4
5 1. All grubbing, clearing, trenching, excavation, and earth moving activities on Lots
6 1-4 shall be monitored by a qualified archaeologist, pursuant to the procedures
7 identified in the Abacus Archaeological Associates report dated August 30, 1996.
8 Prior to commencement of any of these activities, the project proponents shall
9 enter into a monitoring agreement with a qualified archaeologist, subject to staff
10 approval of consultant. Costs of all consultant monitoring work shall be borne by
11 the project proponents, and the consultant's work plan shall be subject to staff
12 approval.
13
14 2. Home construction shall utilize pier foundation designs or other construction
15 methods which minimize penetration and disturbance of existing soils.
16
17 20.D. Monitorine:
18
19 1. Coordination of all archaeological monitoring as prescribed in the mitigation
20 measures above shall be verified by Planning staff prior to commencement of site
21 clearing, grubbing, excavation or other earth moving activity. City inspectors
22 shall monitor construction activities for compliance with adopted mitigation
23 measures.
24
25
26
27
28 wshresl/tp32
Under the power and authority conferred upon this Council by the Charter of said City
REFERENCE: I hemby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the Cityof Petaluma eta (Regular) (AH1~lx~~z(~f$ meeting form ~/-~
oa the .....4511 .............. day of .......1`Z0.1[EIIlt18C....°----....:.............., 19..;).x.. by the ~ ~ /L.
following vote: -' ..............--........................
City Attorney
AYES: Maguire, Barlas, Read, Vice Mayor Stomps, Mayor Hilligoss
NOES: None
ABSENT: Ha ilto
_.. / Ud'V
ATTEST : ............... ......._..........................._........... ..................... -~ ........ ., - ~ i .._.............
.. ,:..
rty Clerk 1 ~ Mayor
Qowcil Fiplnc.....v_ l~n.~ ................_ c
CA 10~N5 ~ Res. No...M..U.-rl.1..A......._. NCS. Pale 1 O OP 1