HomeMy WebLinkAboutAgenda Bill 15.A-Attch06 02/03/2003I ATTACHMENT 6
2 DRAFT RECOMMENDED CONDITIONS OF APPROVAL
4 MAGNOLIA'PLACE
5 11201VIagnolia'Avenue /1111 Gossage Avenue
6 APN 048 -141- 012%048-132 -;027
7 ANX00001, TSM00002, PRE0.0011; PUD00006
9 From the Planning Department:
10 1. Approval is granted fora Vesting Tentative Map to subdivide an approximately
11 7.37 acre parcel (APN 048 -132 -027) and a 8.76 portion of a 17.05 acre parcel
12 (APN 048 -141 -012) into 47 residential lots ranging in size from 5,876 to 25,248
13 square feet which shall be substantially as shown on sheet C2 of plans received in
14 the Petaluma Community Development Department. on January 11, 2002, except
15 as modified by these conditions.
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17 2. LAFCO shall approve annexation of the property to the City of Petaluma within
18 one year of approval of the Vesting Tentative Map or such approval shall be null
19 and void.
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21 3. Within five days of the City Council approval', the applicant shall submit the
22 535.00 Notice of Determination filing fee and the $1;250:00 Fish and Game filing
23 fee to the Community Development Department. The fees may be paid with one
24 check and shall be made payable to the Sonoina County Clerk.
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26 4. Prior to dedication of 'the 8.28 + - acre portion of the Magnolia Avenue site to the
27 City, the developer shall clean up the site, remove the eucalyptus tree debris,
28 including stumps and new sucker growth, and reforest the site with approximately
29 150 native trees. The reforestation plan shall'be developed, in conjunction with the
30 Recreation, Music, and Parks Commission and the Petaluma Tree Advisory
31 Committee. The Petaluma Parks and Recreation Department shall prepare plans
32 for the park. A $1.00,,000 annuity for maintenance of the park shall be paid by the
33 developer upon acceptance of the parkland by the City.
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35 5. The building elevations, site plans, landscape plan, bridge design, signage, Design
36 Guidelines and Development Standards are subject to the review and approval of
37 the Site Plan and Architectural Review Committee prior to issuance of any
38 grading or building permits.
39
40 6. All work within a public right -of way.requires an encroachment permit from the
41 Community Development Department.
42
43 7. A reproducible copy of the finalized PUD Development Plan and written PUD
44 Standards and Design Guidelines incorporating all project conditions of
45 shall be submitted to the Community Development "Department prior to Final
46 Map recordation.
1 -
2 8. A reproducible copy of the Tentative Subdivision Map, reflecting all adopted
3 conditions of approval, shall be submitted to the Community Development
4 Department prior to Final Map recordation.
5
6 9. At a minimuni, PGE will require the.following Public Utility Easements (PUE) in
7 order to provide gas and electric service to the development.
8
9 -•a:- -A 7;5400t wide Public UtilityEasement-along the front of Lot'" t thro -d o`t
10 30, bordering the road and courts as shown on the Tentative Subdivision Map
11 dated July 2000 be offered for dedication by the property owner.
12 b. A 7.5- foot wide PUE along the front of Lot 31 through Lot 37, bordering the
13 road as shown on the Tentative Subdivision Map dated July 2000 be offered
14 for dedication by the property owner.
15 c. A 7.5 -foot wide PUE along the front of Lot 44 through Lot 48,, bordering the
16 road as shown on the Tentative. Subdivision Map dated July 2000 be offered
17 .for dedication by the property owner.
18 d. A 7.5 -foot wide PUE along the front of Parcel A, designated '20' pedestrian
19 access; bordering the road and Lot 31 and Lot 48 as shown on the 'Tentative
20 Subdivision Map dated July 2000 be offered for dedication `by the property
21 owner.
22 e. A 7.5 -foot wide PUE. along the front of Parcel D, extending from Gossage
23 Avenue and bordering Lot 37 through Lot 44, bordering the road as; shown on
24 the Tentative Subdivision Map dated July 2000_ be offered for dedication by
25 the property owner.
26 f. A 6 400t wide PUE along the west side of Lot 39, adjacent to Lot_ 40 as shown
27 on the Tentative Subdivision-Map dated July 2000 be offered for dedication
28 by the property owner.
29 g. A 5.0 -foot wide PUE along the east side of Lot 40, adjacent to Lot: 39 as
30 shown on the Tentative Subdivision Map dated July 2000 be offered for
31 dedication by the property owner.,
32 h. Parcel D be offered for dedication' as a PUE. This will provide the necessary
33 land rights for utilities to all lots bordering parcel D
34 i. All streets and courts be as shown on the Tentative Map dated July 2000 be
35 offered for dedication as PUE's or franchise streets by the property owner.
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37 10. • . For properties located within 300 feet of a public park, prior to the approval of a
38 final map or issuance of a certificate of occupancy, the applicant shall provide a
39 deed notice, in a form acceptable to the CityAttorney, along with a recording fee,
40 which shall ,run with the deed of the properties located in proximity to a public
41 park. Said deed notice shall advise those property owners, and suc that the
42 property is located in close proximity to a public park or future park site which `
43 are or may be used for recreational, activities and that disruptions associated with
44 such activity including, traffic, lighting and noise generation may occur. Provision
45 of deed notice will. enable individuals who may be particularly sensitive to such
46 activities to avoid unnecessary exposure.
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2 11. For residential develo m
p ent abutting an arterial street, the applicant shall prepare
3 a deed notice which shall run with`the deed of the properties adjacent to arterial
4 streets advising those propertyrowners, and successors, that-. property adjoins an
5 arterial . street 'subject to high levels of vehicle traffic and associated noise,
6 vibrations and fumes that'n.iay be considered, a disruption. Prior to the recordation
7 of a final map or issuance of.,.a certificate of occupancy, the applicant shall submit
8 the deed notice in a, form acceptable to .the City Attorney, along with a check for
9 the recording fees made payable to, the��SonomaCounty.Recorder.
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11 12. The applicant shall provide a Traffic Control Plan ,for review and approval by the
12 City's Engineering Division prior to I issuance of a building or grading permit. At
13 least one lane of traffic in each direction shall be maintained 'at all times through
14 the construction period, unless a temporary detour -plan is submitted and approved
15 by the City's Engineering Division. Heavy construction traffic and haul trucks
16 shall avoid school zones between school arrival and departure times. During non -
17 working hours, open trenches and construction hazards `shall be provided with
18 signage, flashers and bamcades approved by the Street Superintendent to warn
19 oncoming motorists, bicyclists and pedestrians of potential safety hazards.
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21 13. All road surfaces shall be restored to pre- project conditions after completion of
22 any project- related utility installation activities. 'All trench pavement restoration
23 within existing a shall receive a slurry seal. 'If the trench cut is within
24 the parking strip, then only the parking strip needs a slurry seal. Otherwise, half
25 the street shall receive a slurry seal.
26
27 14. Any pedestrian access through and/or adjacent to the project site shall remain
28 unobstructed during project construction or an alternate route established as
29 approved by the Police Chief and City Engineer.
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31 15. The applicant shall incorporate streetlights along all public right -of -ways in the
32 project design to conform 'to the City standard spacing and illumination
33 requirements. 'The streetlights shall have °,standard metal fixtures, unless located
34 within a special lighting or historic district. The applicant shall provide
35 verification that all lights meeting PG &E's LS2 rating system prior to City
36 acceptance of improvements:
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38 16. A guardrail shall be provided on bridges/box culverts at creek crossings. The
39 rail's° design shall be approved by the Engineering Division and subject to site
40 design review by SPARC prior to approval of improvement plans or- issuance of
41 grading or building'p'ertnits.
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43 17. The applicant shall be responsible for the payment of the City's Traffic Mitigation
44 Fee. Traffic Mitigation Fees shall `be calculated at the time of issuance of building
45 permits and shall '.be due and payable before ,final inspection or issuance of
46 certificates of occupancy.
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2
18.
The applicant shall pay ,a fair share contribution. towards any signal or street
3
improvements necessitated by the projected traffic that are not included in the
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Traffic Mitigation. Fees. A fair share contribution shall be calculated at the time of
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issuance of a building permit and shall be due and payable prior to final
6
inspection or issuance of certificates of occupancy.
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8......19..._:.
'_Project frontage..improvenients along.-Magnolia Avenue ...shall -:be•..designed -
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provide adequate sight distance of approximately 250 feet in both directions from
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the new street "if a roundabout is 'installed. If the new street ,is to be stop
11
controlled, the sign distance needed along the project's frontage would be 475
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feet in both directions.
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20.
The applicant shall be responsible for payment of Community Facilities
15
Development Fees to offset the impacts to public facilities. Fees shall be
16
calculated by the City at the time of building permit issuance and are due and
17
payable by the applicant prior to final inspection or issuance 'of certificates - of
18
occupancy.
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20
2,1.
The ,appli_cant shall be responsible for payment of Park and Recreation Land
21
Improvement_ Fees. Fees shall be calculated by the City at the time of building
22
permit issuance and are due. and payable by the applicant prior to final inspection
23
or issuance of certificates of occupancy.
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25
22.
The applicant shall be responsible for payment of School Facilities. Fees. Fees are
26
calculated by and paid directly to the ,school district by the applicant. The
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applicant ,shall :provide a receipt or proof of payment of School Facilities Fees to
28
the Building Division prior to final inspection or issuance of certificates of
29
occupancy.
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23.
The applicant's design engineer shall verify the horizontal and vertical location of
32
all.existing utilities in. the area and shall design any proposed,subsurface work or
33
utility extensions.to avoid disruption of services. All high -risk utilities (i.e. high -
34
pressure gas lines) shall be potholed prior to construction.
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36
24.
All new development approved within the City shall connect to the City's sewer
37
and water system. The applicant or subsequent owner/builder shall be responsible
38
for the payment of sewer .and water connection fees to offset .impacts on City
39
utilities. Water and sewer connection fees are calculated at the time of building
40
permit issuance and are and payable by the applicant prior to final inspection,
41
issuance of certificates of occupancy or connection to the City's utility system. .
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25.
The applicant shall be subject to the payment of the City's Storm Drainage Impact
44
Fee Drainage Impact Fees shall be calculated at the time of Final Map approval
45
and a fair share portion shall be paid for each residential unit, prior to final
46
inspection or issuance of a Certificate of Occupancy.
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2
26.
All mitigation measures adopted in conjunction with the adoption of the Mitigated
3
Negative Declaration for the Magnolia Place. project are herein incorporated by
4
reference as conditions of project approval.
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6
From the Bicycle Advisory Committee
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27.
Any private open space in this development shall have a. permanent public
8
easement on its entirety.,_,_
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28.
There shall be a 10 -foot .wide public access easement between lots 42 and 43 in
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case of future development behind.
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29.
There shall be two benches on the proposed open space view corridor lot (parcel
14
D).
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30.
Lighting shall not glare into pedestrian/cyclists' eyes.
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31.
Under no circumstances shall , any pesticide/herbicide be applied in areas used by
19
pedestrians/bicyclists anywhere in this project br the surrounding areas without
20
appropriate sips warming the use of chemicals, a•policy.currently employed by
21
the Music, Recreation- and Parks Department. This project shall utilize Best
22
Management Practices .regarding pesticide/herbicide use and fully commit to
23
Integrated Pest Management techniques for the ,protection of pedestrians and
.24
bicyclists.
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26
From the Engineering Division:
27
32.
Frontage Improvements
28
Magnolia Avenue
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a. Frontage improvements shall include, but not be limited to, half - street
30
reconstruction, curb, 'gutter, sidewalk, storm drains, sanitary sewer, water
31
mains, street lights, pavement markers traffic signs, fire hydrants and
32
landscaping. The half - street width shall be 18-feet (one 12 -foot travel lane and
33
6 -foot bike path). A half - street right-of-way width of 30 -feet shall be
34
dedicated. The minimum pavement thickness shall be six inches.
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b. The proposed roundabout at street "A" and Magnolia Avenue shall meet the
36
latest industry guidelines and standards. Pedestrian, crossing on Magnolia Ave.
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shall be incorporated in the roundabout with adequate safety features for this
38
location. The final roundabout design shall include a peer review by a firm
39
with roundabout design experience..
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c. There shall beano parking along Magnolia Avenue.
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d. Place existing overhead utilities underground that traverse this _subdivision or
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exist along the frontage of Magnolia Avenue.
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Gossaae.Avenua
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e. Dedicate right -of =way and provide frontage improvements as required by the
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Sonoma- County Publics Works Department.
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1 33. Grading
2 a. The Grading plan shall conform to the soils investigation report prepared for
3 this subdivision. Graded swales with a slope greater than 5 %,' shall be
4 protected with a permanent method other than planting.
5 b. Any existing structures, above or below ground, that are to be abandoned or
6 are not necessary to the function of this subdivision, shall be removed.
7 c. Grading . cuts or fills .shall remain at least 5 -feet from the boundary of the
8 _,existing subdivision._.__
9 a. The developer shall prepare a storm water pollution prevention plan, submit
10 an erosion control plan and file a notice of intent.
11
12 34. Streets
13 a. All proposed streets shall have a minimum width of 32 -feet with parking
14 allowed on both sides as shown on the vesting tentative map. The cul -de -sac
15 bulb radius shall be a minimum of 43- feet. 'Curb ramps shall be .located at all
16 intersections. The minimum pavement thickness shall be 4- inches. The face -
17 of.- curb radius at intersections shall be 25 -feet for interior streets` and 40 -feet
18 at street "A" and - Magnolia Avenue (or as specified by the roundabout design).
19 b. Streets,- signs, pavement markings and streetlights shall be constructed and
20 installed per City Standards.
21 c. The proposed emergency vehicle access roads at Eddie Way and. the end of
22 street "D" shall have' an all- weather surface capable of supporting emergency
23 vehicles. A lockable vehicle barrier shall be installed at each of the access
24 . roads providing a minimum 4 -foot wide passage for pedestrians and bikes
25 d, Vehicle barriers shall be installed at the end of street "A & `B" with a gate
26 and driveway approach for fire equipment.
27 e. Access to lots 39 & 40 shall . be from the private drive between the two
28 properties, not directly from Gossage Avenue.
29 f. Parking islands shall be allowed in cul -de -sacs upon review and approval by
30 the Fire Marshal's office for fire truck turning radius.
31
32 35. Site Drainage and Storm Drain
33 a. The property .owners shall maintain the proposed storm drain and detention
34 systems within the public right -of -way and parcels' A, B, C and D. A
.35 maintenance agreement shall be recorded for the storm drains and detention
36 facilities.
37 b. The storm drain outfall at lot 13. be directed through the south side of -lot
38 13 in a public storm drain easement to street "A" and to the catch basin at the
39 end of 'street "A ". An all- weather access road shall be .provided over this
.40 easement.
41 c. Street "C" shall slope to street "A" and eliminate the proposed catch basins
42 and storm drains.
43 d. Remove the.first two catch basins in street "D" or direct the storm drains from
44 those ,catch basins to the catch basin at lot 47. Eliminate the skewed storm
45 drain crossing in street "D ".
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1 e. Lot to lot surface drainage . in swales shall riot be allowed. Storm drains and
2 inlets may be provided to direct surface drainage across private property.
3
4 36. Sanitary Sewer and Water Systems
5 a. The proposed water main system shall be capable of delivering a continuous
6 fire flow as directed by the Fire Marshal, while maintaining a minimum
7 residual pressure of 20 pounds per square inch.
b. The ,water and sarntary sewer services for lots 38, 39,�, 40. and_ 4:1. shall be.._... _.
9 connected to the proposed public water and sanitary sewer systems in street
10
11 c. The public water and sanitary °sewer systems °shall conform to City standards
12 and the Water Resources and. Conservation Department.
13 d. The water meters . shown on the tentative map adjacent to lots 42, 43, 46 and
14 47 shall not be allowed.,
15 e. All water sertices. shall be 1 -inch in diameter land all water meters shall be
16 located in the public right -of - or easement as reviewed by Water
17 Resources and Conservation Department.
18 f. Any existing wells shall be abandoned per Sonoma County requirements.
19 g. Provide an 8 =incl .diameter water main connection from Eddie Way to street
20 "A" through the proposed emergency vehicle access.
21 h. Install a fire hydrant on Gossage Avenue 'at the .emergency access vehicle
22 road.
23
24 37. Offsite Improvements_
25 a. Any existing public 67inch diameter sanitary sewer pipe downstream from
26 Samuel Drive shall be replaced with a minimum 8- inch - diameter pipe.
27
28 38. Final Map
29 a. Show all existing and easements that are within the subdivision
30 boundary.
31 b. The proposed emergency vehicle access locations shall also include public
32 pedestrian. and bicycle access.
33 c. Provide the necessary easements for public or private water, sanitary sewer
34 and storm drain facilities.
35 d. Provide standard 10 -foot wide public utility easements along both frontages
36 and both sides of proposed right -of -ways.
37
38 39. All hydrologic, hydraulic, and storm drain system design shall be subject to the
39 review and approval of the Sonoma County Water Agency.
4 0
41 40. Public water, sanitary sewer and storm drain easements shall have paved surfaces
42 capable or supporting maintenancevehicles,
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44 41. The developer shall keep the existing public streets clean that are used for access
45 to this site during. construction-.
46
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1 42. The developer shall prepare the necessary private, roadway, water line, sanitary
2 sewer and storm drain maintenance agreements for the proposed shared fac_ ilities.
3 Agreement documents shall be recorded with the final map.
4'
5 43. The final map and improvement plans shall be prepared per. the - latest 'City
6 policies, standards, codes, resolutions and ordinances.
7
9 44. Provisions for Annual Weed/Brush Ab atement of the urban interface and the
10 developed area .shall be the responsibility of developer /property owner: A plan
11 that outlines the criteria for provisions of weed abatement shall be developed.
12 This plan shall be approved by the Fire!Marshal's office prior to approval of final
13 .map f6r the project. This plan shall include conditions for fire safe:. landscaping,
14 firebreaks and shall be in accordance with "Fire Safe Standards" developed by the
15 State of California. The open space areas shall contain disked trails across the
16 middle to discourage the rapid spread of fire. Such fire abatement practices shall
17 be completed on an annual basis. A_ site plan outlining the firebreaks 'shall be
18 submitted to the Fire Marshal's office for - approval prior to approval of the final
19 map.
20
21 45. Prior.to beginning -of construction, provide documentation for entrance bridge of a
22 minimum of 61,5000 lbs. load capacity for fire- apparatus.
23
24 .46. Prior to beginning of construction, provide drawing with dimensions of.
25 roundabout for fire apparatus access.
26
27 47. The minimum fire flow for this project is 1,500 GPM at 20 pounds per quare
28 inch. Proof that required fire flow is available shall be supplied 'to the Fire
29 Marshal prior to construction.
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31 48. Prior to building permit issuance, provide Fire Marshal's office with sprinkler
32 plans for review and permit. Fire sprinkler systems designed and installed in
33 accordance with NFPA 13 -D are required in residential structures including
34 extension of sprinklers into the garage,- bathrooms over 55 square feet, closets
35 over 24 square feet (or 3 feet deep) and other attached structures. These systems
36 shall be calculated for two -head activation for the most remote two heads.
37
38 49. For the emergency vehicle access to Eddie Way, provide turn °radius R. 25' at
39 street A.
40
41 50, Provide pipe gates ati each end of emergency vehicle access and at access to parcel
42 A and B.
43
44 51. Cul -de -sac radius on streets A & D shall be R =50'.
45
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1 52. All required fire lanes or emergency vehicle access in which no parking is
2 allowed shall be designated by painting curbs red. Where no curbs exist, signs
3 approved by the Fite, Marshal ,shal'l be installed.
4
5 53'. Pedestrian paths, bike paths and walking 'paths shall be constructed to comply
6 with a weight load of 35,000 lb's. To support Fire•Department ambulance.
7
8 54, Provide Knox lock,on bollards gates oil emergency yehrcle access,.
10 55. Buildings shall have noncombustible siding and be provided with a minimum of
11 class "A" roof covering.
12
13 56. No combustible construction above the foundation is allowed :unless an approved
14 asphalt surfaced road - is provided to within 150 feet of the furthest point of a
15 structure and the fire hydrants have been tested, flushed and are in service.
16
17 57. Add one fire hydrant at Gossage and emergency vehicle access.
18
19 58. Relocate fire hydrant to north side of Eddie Way emergency vehicle access.
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9