HomeMy WebLinkAboutAgenda Bill 15.A-Attch15 02/03/2003Magno e
Cus Lots
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TABLE OF CONTENTS'
I
1. INTRODUCTION I
1.1 DESIGN PROCESS
2. SITE PLANNING 1
2.1 SETBACKS AND, DEVELOPMENT ENVELOPES
2.2 DRIVEWAYS WAYS AND PARKING
2.3 LOT GRADING AND DRAINAGE
3.
PRINCIPLE DESIGN CRITERIA
4
3.1
BUILDING HEIGHT AND LOT COVERAGE
3.2
BUILDING -MASS' AND FORM
3.3
GARAGE. TREATMENT
4.
ARCHITECTURAL STYLES
6
4.1
CALIFORNIA CRAFTSMAN
4.2
SONOMAFARMHOUSE
4.3
CALIFORNIA RANCH
5.
SITE ELEMENTS
10
5.1
ENTRY FEATURES
5.2
FENCING ANDVALLS
5.4
DECKS
5.5
PATIO MATERIAL
5.6
OUTDOOR LIGHTING
6.
LANDSCAPING
11
6.1
NATURAL LANDSCAPING.
6.2
TREE PRESERVATION
6.3
WATER CONSERVATION AND EROSION CONTROL
APPENDIX: CUSTOM LOTS SITEPLAN
1. INTRODUCTION
The following design guidelines have been developed for the. 17 custom lots within the
Magnolia Place Development Plan, which proposes that the 24.42. acre site be improved
with 4.7 single - family lots, while keeping roughly 10.76 acre "s as permanent public and
private open space. The 17 custom lots will, be� located on a 7.37 acre parcel. of land that
lies directly east of Gossage Avenue and north of the'terminus of Samuel Drive.
The goal of the Design Guidelines is to ensure "' high- quality neighborhood, which is
integrated with the surrounding ; neighborhoods and the overall Magnolia Place.
Development Plan. The Site Plan and Design Guidelines for the custom lots have been
designed to create a distinct neighborhood, ensure a pleasant streetscape, and high- quality
architecturally compatible neighborhood.
It will be necessary for the homes to be carefully designed to fit the topography of the
site, while protecting off -site views. A development' or "building" envelope, which
defines the area where structures and development activity is to be located, is designated
within each lot. When siting each home, consideration must be .given to the views of the
surrounding community and the impact' of new construction on existing neighboring
homes. This sensitivity must be reflected : in the height and massing of the architecture,
and in the siting of accessory , structures, location of bedroom windows, and selection of
plant materials.
Preservation of existing trees is of major importance in retaining the character of the 737
acre site. Even though every reasonable effort. will be made `to retain existing trees,
additional landscaping will be. required to soften views 'of the new homes and create a
unified neighborhood.
1.1 DESIGN PROCESS
Under the City of Petaluma Zoning Ordinance (Section,26 -401) subdivisions with five or
more single- family dwellings require site plan and architectural review; and approval
from the Site Plan and Architectural Review Committee. (SPARC).. SPARC is a five
member committee authorized by the Petaluma City Council to review site ,plans and
architectural drawings. Each of the custom lots will be improved with a site- specific
home, which will be subject to SPARC's ,review and approval. In addition to submitting
standard plans and information; required by the City 'of. Petaluma, the builder of each
home must also conform to,-the following architectural design guidelines.
2. SITE PLANNING
Since this 7:37 .acre parcel abuts Petaluma's Urban Growth Boundary (UGB), the Site
Plan for the 17 custom lots was designed to provide a "feathering" effect between the
mature suburban neighborhood to the south; and the rural homes directly north and west
of Gossage Avenue. As illustrated in the attached Site Plan, to ease this transition from
suburban, to urban land .use, the lots range in size from :20 acre to .58 acre. The lots have
been designed to increase in size as you move from the suburban neighborhood on the
southern perimeter to the rural homes to the north and west, along Gossage Avenue. In
an effort to maintain:the rural character of the area, and to minimize the amount of traffic
on Goss-age Avenue, only 6 of the custom -lots will have; direct access through this county
road. The balance of the custom lots . -will be serviced by the extension of'Samuel Drive.
Pedestrians and bicyclists will Have 'access through the - subdivision via public access
easements.
2.1 SETBACKS AND DEVELOPMENT ENVELOPES
® All. building-activity, including porches,, patios; balconies, and fireplace structures,
will be restricted to the designated development envelope as defined in the
Magnolia P1ace� Precise Plan, with the. exception of landscape elements.
® Since the ,subject lots will be providing large development envelopes, varying the
placement of the homes .from the minimum front yard setback is strongly
encouraged., Refer to Section 3.2, Building Mass and Form for specific
guidelines.
• Corner lots provide an opportunity to enhance the street scene and provide visual
relief to ,the, continuity of .the, residential street. The corner lots are wide_ r than the
typical: interior'. lots to take advantage''of'the additional side exposure
® As indicated. on the following table, development envelopes require minimum
front yard setbacks of 20 feet and rear yard setbacks of 20 feet. The minimum side
yard. 'setbacks will vary from 5 feet to 20 feet, however, the minimum aggregate
side yard setback will be 15` feet.
Custom Lot Sizes and Minimum
Development Envelope Setbacks
Lot #
Approx.
Lot Size ( §q..ft.)
Min. Front. Yard
Setback (In. ft.)
Min. Rear Yard
Setback (In. ft.) ,
Min: Side Yard
;Setback On. ft.),
31
8;834
20
20
1015
32
8,686
20
20
10 /5
33
9;317
1 20
20
1015
34
10,737
20
20
1015
35
11,080
20
20
1015.
36
16,597
25
20
8710
37
19
25
25
8/12
38.
25
25
25
8/12
39*
21,929
25
25
8/12'
40*
21,954
25
25
8112
41
25,248 1
25
25
1'2/8'
2
r All roof downspouts, in the garage structure, shall drain directly into side
yard sub: drains, which in 'tum will be directed to: flow ; into the front yard and into
the street storm drain system.
3. PRINCIPLE DESIGN CRITERIA
3.1 BUILDING HEIGHT AND LOT COVERAGE
® The maximum living area for each of the 17 customs homes shall not exceed 35%
coverage (building footprint /lot size), excluding patios; decks and exterior stairs.
In no event,- however, shall'' the maximum living area of the home exceed 4,000
square feet.
The massing and roof forms shall not exceed 30 feet in height, excluding the
architectural and mechanical features discussed herein. The maximum height of
all- structures shall be measured plumb from finished grade to the uppermost point
of the structure. Excluded from the maximum height el-evations'are the following:
chimneys, ventilator hoods and housing, venting pipes for plumbing and
appliances, and other similar architectural features, which shall not exceed 35.
feet.
3.2 BUILDING MASS :AND `FORM
One important goal of these Design Guidelines is to create.a street scene possessing both
functional and visual variety. , A key technique for creating a sense of variety within a
neighborhood is to vary the heights and forms of the homes.. The, design of each home
will incorporate one (or snore) of the following architectural techniques:
® Single Story Elements. A key technique in creating, a sense of variety within a
street scene is to vary the heights and profiles with single story elements.
Whether by utilizing a porch or reduced 'height living area, the single story
element is necessary for-undulation and variation in the front elevation.
® Recessed Front 2n Story. Stepping of second story' shall be used to
improve the street- scene. The second story, can be set back in relation to the
porch, living and- garage face below., If :the form of a 'building is viewed as a
series of interlocking masses rather than a. box, a more ;desirable aesthetic solution
will occur. A couple of the, proposed architectural styles, however, dictate a box
like solution. Therefore, the, box-like style is permitted on a restricted basis, but is
not the desired' dominant form that is to be built within Magnolia Place custom
lots. _
® Variable Front. Yard Setbacks. House forms and plans shall 'be developed that
result in a variation . of front yard setbacks. At least one out of every three
M
Lot #
Approa.
Lot Sizes .'ft
Min. Front Yard
Setback On. ft)
Min. Rear Yard
Setback..011. ft)�
Min. Side Yard
- Setback�(In. ft.)
42
16;829'
25
25
12/8
43
13,794 -
25
25
12/8
44
15,027
2,5
25
1V8
45
15,971
25
25
12/8
46
15,992
25
25
12/8
47
20,606
25
25
12/5'
LUIS Jx auu 1 +V Mint Vussage Avenue -
..�.�._._ _ .. _.__ . - _. _. - .. __ _ -, . : �wz•. -, ..
2.2 DRIVEWAYS AND PARKING
• As discussed further under Section :3.3, Garage Treatments, the visual dominance
of garages from the street scene should be minimized. Front yard elements such
a& an entry court through a porte- cochere or split driveways with strips of lawn or•
planting between, are to be provided.
B Th e maximum. driveway width at the street, shall be 3 0 feet.
Recommended materials: Deeply toned highly textured stone, brick or colored
concrete.
® Street, D, a 32 foot wide public road will provide offsite parking, however, no
parking will be allowed along .the 20 `foot 'wide private road off of Gossage
Avenue.
A minimum of 4 on -site parking spaces shall be; required for the lots facing_ Street
D (Lots 31 through 36. and 43 through 47), and at least 5 on -site parking, "spaces
shall be provided within Lots. 37 through 41 . Parking spaces includes garage and
open surface parking within each lot.
2.3 LOT GRADING AND DRAINAGE
• o accommod'ate the chicken ranch o ertat on� ad n dsturbed. over 50 years :ago, to
g P g p Y
be.minimal. Eve re p , � g within the 7:37 acre area will
ry asonable effort will be made to protect the site' s; aesthetics.
• Each lot shall begraded in such a manner that the finished floor elevation is a
minimum, of 12 inches above the :street curb.
® The .control of storm water run -off, and avoidance of ;soil erosion should be a.
major consideration during the design ofeach site and home.
® Each lot shall be graded to direct storm water runoff towards street storm drains.
Storm water runoff across adjacent ,properties is prohibited.
Z
contiguous lots.shall have a minimum 5 -foot front yard variance from the adjacent
house.
® Roof Form.. Rooflines are critical to the visual impact of the home. Provide
roofline framing which - creates..a variety of roof designs along the street scene"
Provide variation in hei hi and prominence of all horizontal edges on the homes,
g .
such as ridgelines and eave heights, to markedly promote visual interest.
® Porches. The use of 'functional front porches, with the proper architectural style,
- - will be provided for .massingvariation 'arid street° scene "articulation: ` "Homes on
corner lots are encouraged to extend porches, around the front and side facades.
® Wrapping Trim. Architectural treatment /trim is to be ,provided; on all elevations.
If the front of a house h_ as siding, as a minimum, siding should be provided as an
accent to the other sides of the house" Design treatments and enhancements of
trim and other exterior details should be continued to the; side and rear elevations"
® Corner Lots. Corner lots will take advantage of ,the street .scene with enhanced
four =sided architecture. Where possible, garages on corner lots will be accessed
from the side or,rear'and not from the front.
3.3 GARAGE TREATMENTS
The home and the yard, ' r ather than the garage, should be the primary emphasis of the
elevation as seen from the street-. Each home will incorporate one: (or more) of the garage
design techniques listed below to reduce the emphasis on -the garage, and enhance the
architecture of the street scene.
Shallow Recessed Garages. Setting the garage back a minimum of 5 feet in
relationship to the front of the house reduces the overall visual' mass of the garage.
However, front facing, 'continuous 3 car garages, will not be allowed without
recessing or splitting the door fronts.
® Swing -in Garage. The use of wing -in or side- loaded garages will break the
continuous view of garage doors along the street. This design garage condition
allows for reduction in the required garage setback, which in turn provides for
greater variation in the street scene.
® Tandem. Garage. This, garage layout de= emphasizes . the third garage by
concealing its behind a standard - two -car garage condition. The two -car garage is
t ypi ' Pally either shallow or deeply recessed intdi the lot so as to 'be incorporated
into the architecture.
Split Garage. This treatment de- emphasizes the garage by reducing the length of
the continuous door. Typically, a one -car garage and a two -car garage are split to
provide a variation, and flexibility of the home.
W
e f
Mid -Lot or Deep Recessed Garages. Setting the garage back to the middle or
rear of the lot strives to expose more architecture toward the street, and pushes the
innovation and design of the plan
4. ARCHITECTURAL STYLES
_,�:_�,w Magnolia.Place:.represents an opportunityto.develop a unique- community °comb ningthe :: ;-- °_.. ....-..�
most positive aspects of a master- planned development with the most favorable building
types and styles of long established neighborhoods from within the greater Petal uma area.
These guidelines are based on the prior- learning curves of earlier planned ,communities
and can thus implement the successes achieved while avoiding the negative aspects
sometimes created.
Key to a successful project is the development of an appropriate architectural vocabulary
and theme that avoids two alternative pitfalls. found in some residential developments.
One of these is the selection of a single ".trendy" style which when used everywhere is
monotonous, repetitious and, as a result, quickly becomes dated. The other extreme to be
avoided is the combination of strongly contradictory styles and incompatible designs that
lead to visual chaos.
To achieve a successful middle ground, it is the intent of Magnolia Place - to become a
quality living environment with an identifiable visual character. The goal is to provide
both variety and compatibility while creating a sense of familiarity. The styles selected
convey a 'sense of classic style .arid an opportunity to develop a high quality neighborhood'
while bordering a rural environment.
Each of the custom lots will be improved with, a- home that is modeled after one of the
following styles:
• California Craftsman
• Sonoma Farmhouse
• California Ranch
The closely associated ,architectural styles have each evolved in California since the turn
of the century and examples are well represented in. Sonoma County and in Petaluma.
Their inherent attractiveness, informality and sense of elegance have enabled these styles
to remain popular over a long period of time.
91
4.1 CALIFORNIA, CRAFTSMAN
Historical Precedent
The Craftsman, style was inspired by the English Arts .and Crafts Movement of the late
19t Century. Of the utmost importance was that all ,exterior and interior elements
received both tasteful :and "artful attention. The movement influenced numerous
California architects such as.Green and Green, and Bernard Maybeck.
The resulting; Craftsman. style responded with extensive built -in elements and by treating
details such as windows or ceilings as if they were furniture. The overall effect was the
creation of a natural, warm. and livable home.
The style is further characterized by the rustic texture of the building materials, broad
overhangs with exposed rafter tails at the eaves and trellises_ over. the porches.. The
Crafft'sman style evolved in California, inspired by bungalows that were the production
home of the time. This type of architecture can be found in classic tree lined
neighborhoods throughout California. This unique look promoted hand crafted quality;
thus the name Craftsman.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and details in understanding the primary concepts for this style. They are
identified as:
• Gently pitched roofs
• Projecting gable ends and exposed rafters
• Wood columns
• Porches with supporting 'stogie or brick veneer bases
• Siding as an accent on base and in gable ends
7
4.2 SONOMA FARMHOUSE _
Historical Precedent
The Sonoma (American).Farmhouse represents a practical and picturesque county.house.
Its beginnings' are traced to both Colonial and Cape Cod styles begun in New England.
As the American Frontier moved westward, the American Farmhouse style, evolved
according tq. availability of materials.and, technological:,adyancements, such.;as. balloon'
framing:
Predominant features of the style are large ti tapping front porches with a variety of wood
columns and railings. Two story massing, dormers and symmetrical elevations occur
most often on the New England Farmhouse variations.. The asymmetrical, casual cottage
look; with a more decorated appearance, is'typical of the Midwest American 'Farmhouse.
Roof ornamentation is a characteristic detail consisting of cupolas, weathervanes and
dovecotes.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials; and detail's in understanding the primary concepts for this style. They are
identified as:
® Large: front porches
• . Predominantly gabled roof with some hip roofs
® Wood siding
® Wood shutters and substantial wood window trim
N.
4.3 CALIFORNIA. RANCH
NCH
Historical Precedent
In the late 1800s, cattle raising - was the principal occupation in California. The Ranch
house was the primary focus of the, enormous ranches developed by the early
......... a._. _._. Californians.._. Representing, one of California's true vernacular styles;: the.:Rarich .house.- _..
evolved naturally from native material's and considerations of climate and lifestyle.
The primary building materials were adobe, tile roofs and wood detailing. In the later
years of its evolution the Ranch house was adapted to also include shingles for roofs,
board and batten siding and 'other colonial features introduced in Monterey. Plans were
typically organized around a courtyard, which became one of the,primary living spaces.
The houses were generally simple and straightforward while using thick adobe walls,
gabled roofs and an occasional hipped roof.
In the mid- 1930s Cliff Mays a,.designer, began adapting the .Ranch house design and
layout to the needs of family ,living. His design considerations maintained much of the
authentic character of the early ".ranchos," but started using contemporary materials. It
initiated the current acceptance of the informal open room plan and the strong
relationship between indoor and outdoor living.
Design Characteristics
The design characteristics provide the essentials for massing, scale, proportion, building
materials, and detail's in understanding the primary concepts for this style. They are
identified as:
® Overall horizontal form
® Wood siding including clapboard or board and batten
® Gentle roof pitches gable and hip
G'
5. SITE ELEMENTS
5.1 ENTRY FEATURES
® Individual vehicular entry gates are discouraged. Pedestrian scale pathway gates
or entry portals at front courtyards, are allowed where they complement the
architectural style and the streetscape. The address on mailboxes should be
-- integrated. nio{:entry monument -or- pilasters.
• If desired, entry pilasters should be made of stone, masonry,, .stucco, or other
materials, which harmonize, with architectural colors and forms. Exposed
concrete block and sheet siding materials such as are not permitted,
5.2 FENCING AND WALLS
• Perimeter fences . significantly affect the overall appearance of 'the site. It is ,
essential that they are not visually prominent from the surroundirig homes and off-
site locations. Other that entry monuments, the use of hard surface walls.such as
masonry, block, and plaster, are strongly discouraged.
•
Open-fencing such, as tubular steel, wrought iron or wire mesh attached to wood
posts is- encouraged. Where solid fencing is required to insure privacy, it should
be limited to wood or a wood'byproduct. Chain link fencing is prohibited.
•
Extensive 'fencing is discouraged. No fence shall exceed six feet in.height,at rear
or side of property lines.
• Retaining walls should be configured - to fit sensitively with the topography and
made of materials that blend with the setting. All retaining walls with exposed
off ,site views should be colored to harmonize with adjacent structures and
existing .natural setting.
5.3 DECKS
• Decking material and colors should be compatible with the residence. No
exposed cross bracing is'permitted. Railing design shall match architecture.
m Decking should harmonize with the architecture in finish, texture or color.
Stepped decking is encouraged'.
• The potential issues of privacy and views from the adjacent lot and' rear yard
neighborhood must be taken into consideration when the homes and decks are
being designed.
10
5.4 PATIO MATERIAL
®. Paving materials ,appropriate for . Magnolia Place are those with a natural, rustic
appearance. Bridle, masonry, or interlocking concrete pavers set in sand, turf
block, and textured; patterned and colored, concrete resembling natural materials
are all appropriate paving types.
envios and walkways should be in medium earth tones found in the surrou ronment. Use, of permeable paving material "s's encouraged:' "_ - surrounding
® Pati
5.5 OUTDOOR LIGHTING
® Treatment. of outdoor lighting is especially critical in a visually prominent rural
setting. Lighting should be unobtrusive and functional. Simple non - intrusive
hooded fixtures are encouraged.
The illumination of driveways is discouraged, and high wattage flood lighting is
prohibited.
® All landscape lighting, shall be mounted near ground level. Indirect or hooded
lighting is strongly encouraged. And when possible; .lamps .should be concealed.
6. LANDSCAPING ahe, City of Petaluma is in .the process of revising its
Landscape Ordinance with'an emphasis on water conservation: Once the new ordinance
is adopted, those specific measures will be incorporated into this document.)
6.1 NATURAL LANDSCAPE
® Within one year of'occupancy, each homeowner must plant the entire yard area
around the perimeter of each house to blend with the natural setting and screen
views from neighboring lots and the existing neighborhood'.
® Plantings, should also harmonize with the architectural character of the home, and
soften character w the 1VIa o variety of ;native plants may be planted in form and
g es.
gn lia Place landscape theme.
Planting, of native . and drought- tolerant plant material, in simple massing, to
reflect` the "California" landscape image is encouraged. Planting at the driveways
should highlight the entry.to the home and complement the streetscape.
• With an emphasis. ,placed on oak trees, a minimum of one street tree shall be
planted per 25 linear feet of street frontage per lot. Street trees shall be planted
with irregular spacing and massing to reflect a natural setting.
• Lawns or plants that require high levels of fertilization and watering are
discouraged. No more than 20 % of the landscape area shall be lawn.
11
6.2 TREE PRESERVATION
As previously discussed the 7:37 acre site was. mass graded years ago, and with the
exception of .a line of trees along the perimeter, the preponderance of the site is ; devoid of
any vegetation. The existing trees are a valuable resource to the surrounding community,
and provide a rural character to the immediate neighborhood. Therefore, preservation of
existing trees is a high priority.
® ° 'There area variety of young - and, mature trees onsite both - native and" °non - native.'
The majority of the trees consist of Eucalyptus with some Oaks, Monterey Pines
and Elms. Because Eucalyptus trees have` a well - documented history of brittle;
branches, safety is a big concern given° their size and proximity to existing and
proposed homes. Therefore, some of these trees will be. removed. The master
developer; however, will replant the threes at a ratio of two new trees for each tree
removed.
® Most of the existing trees have .evolved to tolerate the dry summer months. Extra
water application to an 'existing tree that was previously unwatered during dry
periods can cause root and crown rotting disease. Therefore, any changes in
moisture - levels should be limited.
® Temporary fencing shall be installed to prevent - the operation of , construction -
equipment within the dripline of existing to protect tree branches, trunks and
roots.
o Any necessary pruning or trimming of mature trees shall be at the direction of aji
arborist. When possible, the dripline of existing trees shall be avoided during the
grading of the building site.
Paving, and retaining walls should be discouraged within the tree dripline; and in
no case shall be within five feet of the existing tree trunk. -
6.3 WATER CONSERVATION AND' EROSION CONTROL
® Plants with similar watering requirements shall be grouped. Drip irrigation is
strongly encouraged, but low volume irrigation. maybe used.
® An easy and effective way to, reduce the'frequency of irrigation and -conserve
Water is to use mulch in planting areas. Not only does .mulch insulate the soil and
prevent plant roots from drying out, but it also reduces weeds and minimizes
erosion.
® Monitor irrigation rates avoid runoff and overwatering.
• The. use of deep- rooted trees and densely rooted groundcovers can aid the
retention of'surface soils.
® Minimize the amount of lawn or use more drought- tolerant turf species where
lawn is desired.
12
„ MAGNOLIA PLACE
PLANNER DEVELOPMENT
DEVELOPMENT STANDARDS
December, 2000
1. GENERAL DEVELOPMENT PLAN
A. Purpose
This document will set the development standards for the'30 single- family detached homes
at the Magnolia Place' subdivision. These Development Standards are being presented to
give the reader a better understanding of this residential project. This document and the
associated site plans will supplement, and in areas of conflict, supercede the Zoning
Ordinance of the City of'Petaluma. Minor changes to this document should be made by
agreement between the developer and the City Planning Staff. Major changes should be
processed as amendments. with the required.Public Hearings. Major amendments are limited
to the following: (Note:• Min'orI Major amendments to this document and /or the PUD
Development Plan shall.be in accordance with the City of Petaluma Zoning Ordinance):
® Any increase in density
®' Changes- in land use
® Significant changes in location scope, and area of common or private open space
® Significant changes in circulation patterns_(vehicle; or pedestrian)
® Significant changes in treatment of public access easements
The intent of the PUD is to accomplish the following:'
• To achieve an aesthetically pleasing development that carefully clusters the homes
and development elements of the proposed project, while maximizing the amount of
public and private open space;
• To provide a- range of moderate and executive housing opportunities to families,
couples and singles seeking detached single family homes;
• To provide 10.76 acres of public and private open space, and multiple pedestrian
access points; and
• To provide three flood - control detention basins that will detain rain runoff during
peak storm flows.
B. Current Description, of Site and Surrounding
Mostly rectangular in shape, the subj ect property is approximately 17.45 acres in size, and is
identified as Assessor's Parcel Number 048441 -012. The site is situated in northwestern
Petaluma, in;the Roblar de la Miseria land grant. The property lies north ofMagnolia Avenue
and is bordered to the east by the Cypress Hill Cemetery, to the west by homes along Samuel
Drive, and.small farms.and rural residences to the north. With'the exception of an old house
and a dirt road on the southwest corner of the propert y, the site is essentially unimproved,
open land. Prior to.1998 the eastern two- thirds of the site was mostly covered with a mature
grove of blue gum Eucalyptus trees, and the western third of the property was devoid of trees
except for a stand of trees along the southern edges of the property. In the summer of 1998,
most of Eucalyptus ..grove was logged by the owners of the property, the Lucretia McNear
Thomas Family Revocable Trust. However, a number of healthy trees remain, which consist
mostly' -of young Coast Live Oaks,, Monterey Cypress, and Eucalyptus. .,Other existing
vegetation i cludes:native. grasses, 'shrubs, deiise'b'lackberry thickefs, and riparian vegetation
along the intermittent drainage channel that follows the western and southern boundary of
the property.
The site's topography has been undisturbed and varies from moderately level to sloping
terrain. The northcm:two- thirds of the propertyconsists of a swalewith gently to moderately
sloping side slopes. The swale exits the property to the northeast::The northern portion of the
site is separated by a southwest facing slope that extends down to a southern boundary of the
property. The pattern,for the northern two-thirds of- the property follows the.swale
and, flows northeast off site,, and eventually' Petaluma River. Meanwhile, the southern
third of the site drains into the drainage channel that runs along the southern edge ofthe
property.
The fee simple interest to the property is vested under the Lucretia McNear Thomas
Revocable Trust dated May 8, 1973, with Robert S. Thomas as Trustee. The precise legal
description for the property is provided herein, as Exhibit B, Legal.Description.
C. Preliminary Site Plan
The Magnolia Place Preliminary Site Plan is comprised of the subject property and the
adjacent 7,37 acre parcel (Gossage property), which is currently being used as a chicken
ranch. The-Site Plan proposes tofimprove the combined 24.42 acre site with 47 single- family
lots, and keeping ; approximately 10.76 acres as public and private open space. Separated
public open space, the, project will consist of two distinct neighborhoods. The Gossage
property, which abuts the Urban Growth Boundary, has been designed to accommodate .17
large rural lots that will, range from ..20 acre to .58 acre in size. These large lots will
eventually be improved with custom homes. The Magnolia property will.bedeveloped with
30 medium - density lots, ranging from 5,876 square feet to .11,545 square feet' size, and
will be improved with "production" type single-family detached homes.
Under the Site Plan, approximately 38.4% of the _Magnolia property will be, used for the
development df the 30 homes,.roadways and improvements. The balance of the site
consist of 8:28 acres of public open space,:and.2.21 acres of private open space. The public
open space: area, located in the northem" nd eastern portion of the site, will be reforested .
with approximately 200 native trees and offered to the. City of Petaluma'forpermanent open
space. 'The private open space, which will be owned and maintained by the project's
homeowners association, is .situated along the southern boundary of the property, and
represents the entry, window into the proj ect. In addition to the main collector road into the
2
` project, several pedesb an:`and bicyclist access easements, will be.provided to the proposed
public open space.
In order to maximize the amount of open .space, the Site Plan was carefully designed to
cluster the development area in the lower less visible areas of the property,. The Site Plan
follows the existing contours of the Magnolia property, which minimizes the amount of
grading to be performed.. The preliminary, grading calculations for the entire project site is
estimated at 28;800 cubic -yards of cut, and 26,400 cubic yards of fill. As the project
becomes more refined, it is anticipated that the, excess material will be used on site. More
importantly, no off - hauling or on- hauling of material is anticipated.
The width of the main collector road into the : project (Street A), and the two side roads
(Streets B and C) have been., designed to meet the City Standard of 32 feet, curb to curb.
Each of the three streets will terminate with a cul -de =sac, which have been designed with a
32 foot turning radius'bulb.Each street will be double- loaded with homes, and a 5 foot wide.
sidewalk. will be provided on both sides of the street and around each cul -de -sac.
Existing sewer, natural gas, and electrical infrastructure along Magnolia Avenue will be
utilized for this project. As - discussed, the stonnwater drainage pattern for the northern two -
thirds of the property.foll'ows the swale and flows northeast, off site to the Petaluma River.
Meanwhile; the southern third of the site drainage flows into the drainage channel, which
runs along MagnoliaAvenue. Drainage improvements will include three flood- control
detention basins .that will detain rain runoff during peak storm flows. The largest of the
detention. basins will be located of the northern portion of the property, while two smaller
basins will be constructed along the southern drainage channel.
D. Permitted' Primary Uses
The permitted primary uses for this PUD are:
® Single- family homes.
® Model homes along with temporary tract and property management offices and
associated project identifications signs are allowed until completion of sales.
o Temporary. y construction offices in a construction trailer or building on the site until
completion of construction: There may - also be a temporary workshop and storage
facility onsite.
E. Permitted Accessory Uses
The permitted accessory uses for this PUD are:
• Off - street parking areas;
• Covered patios or decks not to exceed 500 square feet of ground area coverage;
• Small family day care for 6 children, or less, in the single .family units subject to
State standards and licensing requirements
• Home_occupations or small businesses operated from any of the homes are subject to
permit. approval from the City of Petalurna.
• Rooming and boarding of not more than two (2) persons.
F Prohibited Uses
Prohibited uses for this PUD are:
• Building additions unless as specified in Section II.
• Garage, conversions into dwelling units or living space.
• Accessory buildings for storage or other uses.
Unspecified,uses;heremi permitted or prohibited shall.be subject'to determination by the City
of Petaluma Planning Director pursuant to the overall provisions of' these Development
Standards, the physical layout of the PUD and/or'the provisions of the Planned Unit District
as provided 'in the City of Petaluma Zoning Ordinance.
II. SPECIFIC CHARACTERISTICS OF THE PROPOSED PUD DEVELOPMENT
The project will :offer 4, two -story floor plans with various floor plan options. Each floor'
planwill feature two elevations; and provide two and three car garages. The combination of
varied architectural elevations and functional front porches will create a ` pedestrian;friendly"
'neighborhood. The variation of front yard setbacks and curvilinear streets will also provide
and interesting street scene. Borrowing architectural styles from established neighborhoods
from within the greater Petaluma area, the selected styles for these "production ". homes are
California Craftsman, Bay Bungalow, and Sonoma Farmhouse.
A maximum of 30 single - family detached homes will be constructed within the 17.05 acre
site. For detailed "plan assignments by lot refer to Exhibit A: Magnolia Place Production
Homes PUD Development Chart. The approximate unit -mix and gross square feet (GSF) are
provided below:
Plan
Bedrooms
#' of Units
G.S.F. (1)
Total G:S.F.
1
4
8
2,200
17,600
2 (2)
4
7
2,400
16$00
3.
4
7
2 -,600
18,200
4
4
8
2,800
22,400
TOTAL
30
75,0.00
(1) This is an, approximation only.
(Z) An optional 170 sq. ft. loft can be added to Plan 2.
III. DEVELOPMENT STANDARDS
z
A. Site Plan and Elevations
This PUD shall be developed in conformance with the Planned `Unit District, Vesting
Tentative Map, Site Plan and Landscape Plan along with the Architectural Drawings
submitted with this ,PUD. Minor modifications to the site plan, housing unit types, unit
distribution and elevations, shall be allowed subject to approval by the Planning Director and
in accordance with,the.provisions "of the City pfPetaluma Zoning ; Ordinance as applicable to
PUD Developments.
B. Parking
Plans 1, 2 and 3 will provide two car garages, while'Plan 4 will feature a recessed three car
garage: The garages have been,setback to provide ample parking for two additional cars.
Additionally, parking will .be allowed on both sides of the three public streets within the
project, however, no parking will be allowed along the cul -de -sac bulbs. The minimum
parking ratio for this 30 unit development will be 5 parking spaces per home, including off -
street parking.
C. Street Widths
The main collector road -into the project (StreetA), and the two side roads (Streets B and C)
will be 32 feet, curb to curb., and the cul -de -sacs at the end of street will provide a 32 foot
turning radius bulb.
D. Circulation
The primary road into the project will be Street A,, which .has direct access from Magnolia
Avenue. All three interior streets within the project will be:constructed to City standards. A
secondary emergency vehicle access road, a 20 foot wide paved road (Parcel C), will be
provided off of Eddie Way. The three interior streets and Parcel .0 will be dedicated to the
City of Petaluma.
E. Pedestrian Access
Pedestrian access is provided by 5 foot 'wide sidewalks on both sides the
entrance bridge into the project. The bridge connects to the three interior
streets, which are rimmed with a continuous 5 foot wide sidewalk, including
the cul -de -sac bulbs. The public open space area can be accessed at the
terminus of Streets A and B.
• The emergency access road (Parcel Q provides a secondary access point into
the project.
• A third public access point will be a pedestrian trail leading from the private
open space lot at the southwest corner of the Gossage property.
F. Maximum Coverage
The.,maximurn coverage,(buildirtg footprint/lot size) shall not exceed 35 %, excluding,patios,
decks and exterior stairs.
G: Maximum Building Heights.
The massing' and roof forms shall not exceed 30 feet in height 'excluding the architectural
and mechanical features such as chimneys,. ventilator hoods and housing, venting pipes for
plumbing and appliances, and other similar'architectural features. In no;`event, however,
shall the overall height of the structure, including architectural and mechanical features
exceed 35 feet.
H.- Setbacks
Un der the,Ste Plan, a development envelope has been established -for each.lot.: All Building
activity including porches, balconies, and fireplace structures must be- contained within the
designated development envelope, with the exception. of rear yard patios and decks, and
landscaping elements. As illustrated in Exhibit A, Magnolia Place Producton,Homes PUD
Development Chart, the minimum front yard setback for each lot will be 20 feet from the
front property line to the garage. The minimum rear yard setback is 20 feet, with the
exception of Lot `,26, which has a minimum setback of 15 feet. The minimum side yard
setback is 5, with a minimum aggregate side yard of 15 feet between homes.*
L Landscaping (The City, of .Petaluma is in the process of revising its Landscape
Ordinance with and emphasis on water conservation. Once the new ordinance is adopted,
those specific measures will be incorporated into this document.)
The front yard ofeach home, and the PUD common areas shall be landscaped by
the developer, in accordance with the Preliminary Landscaping Plan.
O Each individual homeowner 'shall be responsible for the landscaping and
maintenance. of the private fenced back and side yards, and for the maintenance
of the front yards.
® Landscaping of the common areas and private open space within the.PUD, shall
be maintained by the project's homeowners association.
I. Existing Trees
There are a wide variety of existingyoung'and mature trees on the site both native and non-
native. Genus include: Quercus agrfolia (Coast Live Oak), Salix B`ablonica (Willow),
Cupressus macrocarpa (Monterey Cypress), Robin a Pseudo acacia. (Black' Locus),, and
Eucalyptus globulus (Blue Gum). In addition, there are many seedling and scrubby
undergrowth trees intermixed with the larger trees..
Unfortunately, the proposed overall grading plan for Magnolia Place, utilities and drainage
improvements will require `the removal of ,approximately' 70 .trees, of which, 38 are native
(oak) trees and only- 1 is classified as. .a heritage''oak tree. For safety issues, any dead or
diseased tree within the development area will;also be „r,ernoved., The developer is proposing
to replant the site. with,,three:native trees; for'tach tree removed: This replanting proposal
does not inclu&.the reforestation ofthe former Eucalyptus grove site.
K. Fencing
Fencing!i alh be installed in accordance with the Preliminary Landscape Plan.
The primary fencing material will be solid wood fencing, and in areas where
privacy is not an issue, wire mesh fencing attached to wood post will be used.
No fence shall exceed 6 feet in height at rear or side of property lines.
Private fences shall be maintained by individual homeowners, including any
shared common fence line.
Any fence line within the private open space, rights -of -way and other common
areas, shall be maintained by the homeowners association.
L. Retaining Walls
After installation by the developer, any retaining wall within private property shall be the
responsibility of thetomeowner utilizing the wall. All,retaining walls, regardless of height,
shall be constructed of hard surface materials, such as concrete or masonry blocks.
M. Lighting
Proper lighting shall be accomplished with architectural scaled light posts. The posts used
for streetlights will,be twelve feet in height, The Illuminating Engineering Society of North
America recommends as a minimum standard for pedestrian traffic .5 foot candles of
uniform illumination. This standard is acceptable in some cities for residential streets and
parking lots. The streets of the PUD will be designed to meet this standard, which will
minimize glare, to the surrounding community but'be light enough to maneuver properly.
N. Mail Delivery
Centralized mail delivery will be at the end of ; each of the three cul -de -sacs. Centralized
Mail Delivery"provides greater protection against mail theft and mailbox vandalism than
unlocked mailboxes. Recent developments in the Centralized Mail Delivery Units
(CMDU's) have seen material change from metals to composites. These new units are
graffiti resistant and will not.rust. ' Where solder CMDU "s rust after approximately five years,
the new CMDU's have a life expectancy of twenty years. Other features include front
loading and unloading of mail thereby reducing, the size of the required concrete base
TV. DEVELOPMENT TIMETABLE
Grading and infrastructure improvements are projected to be completed within a 6 month
7
period. The homes will be constructed in multiple phases. The number and location of
individual phases have yet to be determined. Notwithstanding market and weather
conditions, the homes should be constructed and sold within 24 month cycle. At this
juncture, it is difficult to estimate wlen the construction process will :commence.
V. `OTHER EXHIBITS
Other exhibits, not contained herein, are on file with the Planning. Department and include
the following:
• Vesting Tentative Subdivision Map
• Preliminary Site.Plan
• Preliminary Grading Plan
• Preliminary Utilities Plan
• Preliminary Drainage Plan
• Preliminary Landscape Plan
q:3
EXHIBIT A
MAGNOLIA'PLACE.
PRODUCTION HOMES
PUD DEVELOPMENT CHART
December, 2001
Lot No.
Plan No.
House Plan'
Footprint
(sq..ft.)
Approximate
Lot Size
(sq':, ft.)
Coverage
( %)
Niin.Front
Yard- Setback
(InAL)
M'in. Rear
Yard Setback
(In. ft.)
Min. Side
Yard Setback
(In. ft.)
1
2
1,896
7,825
24.23
20
20
5 -10
2
4R
1,862
5,984
31.12
20
20
5 -10
3
2
1,,896
5,984
3.1.68
20
20
5 -10
4
3
2,042
6,439
31.71
20
20
5 -10
5
1
2,112
10,755
19.64
20
20
10 -20
6
1 R
2,112
11:,215
18.83
20
20
10 -20
7
3R
2,042
7,024
29.07
20
20
5 -10
8
4
1,862
11,545
16.13
20
20
5 -10
9
2
1,896
9,164
20.69
20
20
5 -10
10
4R
1,862
8,579
.21.70
20
20
5 -10
11
3
2,042,
6,752
30.24
20
20
5 -10
12
4
1,862
6,712
27.74
20
20
5 -10
13
1
2,112:
6 ; 389
33.06
20
20
5 -10
14
4
1,862
6,357
29:29
20
20
5 -10
15
2R
1,896
5,898
32.15
20
20
5 -10
16
1 R
2,112:
6,841
30.87
20
20
6 -10
17
4R
1,862
6,492
28.68
20
20
5 -10
18
1
2,112
6,191
34.11
20
20
5 -10
19
2R
1,896
6,191
30.53
20
20
5 -16
20
3
2,042
6,481
31.51
20
20
5 -10
21
1 R
2,1"12
6,156
34.31
20
20
5 -10
22
3R
2,042
- 6,756
30.22
20
20
5 -10
23
1
2,112
7,604
27.77
20
20.
5 -10
24
4R
1,862
7,417
25.10
20
20
5 -10
25
3
2,042
8,670
23.55
20
20
5 -10
26
4
1,862
10,052
18.52
20
15
45 -10
27
2
1,896
7,026
26.99
20
20
5 -10
28
2
1,896
5,876.
32.27
20
20
5 -10
29
1
2,112
6,192
34.11
20
20
5 -10
30
3
2,042
6,581
31.03
26
20
5 -10
Average
1,979
7,372 1
26.84
EXHIBIT ]B
LEGAL DESCRIPTION
Situated in the State of California Unincorporated Area, County of Son oma, and described as follows:
Being a parcel of land bounded on the Northeast, East and Southeast by the lands of Cypress Hill
Memorial Park, a corporation, and being more particularly described as follows:
Commencing at the most Westerly corner of the aforementioned lands of Cypress Hill Memorial Park,
as described in deed recorded October 9, 1957 in Book 1549 of Official Records, Page 267 under
Recorder's Serial No. F- 2549;8; .Sonoma Country Records; and running- thence South 16° 04' West
351.60 feet to a point; thence South 25° 05' West 757.0 feet to a point; thence South 2' 05' East 320.87
feet to a point on the Northerly line of Magnolia Avenue, the true point of beginning of the herein
described parcel; thence on axeuerse course North 2° 05' West 320.87 feet to a point; thence North 25
05' East 757.0 feet to a .point; thence North 16' 04' East 351.60 feet to a point; thence South 67° 08'
East 431.10 feet to a point; thence South 17° 42' 30" West 508.20 feet to a point; thence South 0 22'
30" West 853.40 feet to a point on the Northerly line of Magnolia, Avenue, to the true point of
beginning.
(048 - 141 -012 -000)
9
Planning Commission Minutes - April 9, 2002
r
ATTACHMENT B
City of Petaluma, California
City Council Chambers
City Hall, 11 English Street'
Petaluma, CA 94952
-Telephone 707 /778 - 4301 /Fax 707/77.8-4498
E -Mail Plan riim(a-ci petaluma.cams
.Web: Page http www:ci.petaluma.ca.us
1
2 Planning C®mmission Minutes EXCERPT
3 April 9, 2002 - 7:00 Pal
4
5 Commissioners: Present:1 Barrett, Glass, Monteschio, O'Brien, von Raesfeld, Vouri
6 Absent: Dargie
7 * Chair
8
9 Staff. .George White, Planning Manager
10 Betsi Lewitter, Project Planner
11 Jan Tolbert, Administrative Secretary
12
13. APPROVAL OF MINUTES: Minutes of March 26, 2002 were reviewed but requested
14 return to the next meeting with corrections.
15
16 PUBLIC COMMENT: Patricia'Tuttle.Brown — Entire Magnolia Place site should be
17 park with bicycle path through to cemetery.
18
19 DIRECTOR' REPORT:' George White — Status update of Development Impact Fee
20 Study indicated that the study was being conducted, however, would not be available
21 before Fall 2002.
22
23 COMMISSIONERS' REPORT: Commissioner Barrett Invited all. to attend film
24 this Friday at Petaluma Coffee Company — " Back from the Brink "; Commissioner Vouri
25 — Received traffic model from General Plan Administrator — It is complete and includes
26 Frates. Road and Adobe Road ,traffic counts — most state of the art tool available for use;
27 Add this as a discussion item regarding usm g this traffic model on all future development
28 proposals George White — Cumulative results not available now. They are not adequate
29 for evaluating development projects for, CEQA purposes. Commissioner O'Brien —
30 Traffic model,accurate for today but lan d use not accurate for'today inaccurate model
31 for future planning. — Council is waiting for census data. Chair Glass — Would like to
32 have model to review: Commissioner O'Brien Census data will not be ready by July.
33 Vote to add to agenda — Moti on /Commissioner Vouri — Second /Commissioner Barrett
34 (add as last item on agenda). Commissioner Glass — April 23, Petaluma Village
35 Marketplace project (EIR) will be 2 n item on agenda.
Planning Commission Minutes - April 9, 2002
1
2
3
4
5
6
7
CORRESPONDENCE: 29 letters/postcards 'regarding `Magnolia Place Subdivision.
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
9
10
NEW BUSINESS;
11
PUBLIC HEARING:
12
13
I. MAGNOLIA PLACE SUBDIVISION, 1.120 Magnolia Avenue /lilt Gossage
14
Avenue.
1.5
AP Nos: 048 -141- 012; 048 -132 -.027
1.6
File Nos; ANX00001; TSM00002;'PRE00011; PUD00006
17
Project Planner: B'etsi Lewitter
18
19
Applicant is requesting approval -for 47 residential lots on 2 contiguous parcels
20
outside City limits totaling 24.42 acres. Development to occur on 16+ acres; 8.28
21
acres to be. dedicated to the City lof Petaluma for parkland. Requires amendments
22
to General Plan Map, prezon ng to Planned Unit Development, approval of
23
Planned Unit Development Plan, approval of Tentative Subdivision Map and
24
Annexation.
25
26
Betsi Lewitter presented the staff report.
27
28
Chair Glass — (To Jim Carr, Parks and Recreation'Director) Would the proposed annuity
29
amount be sufficient for maintenance?
30
31
Jim Carr — First five years maintenance amount would be minimal—, $5 to $6,000
32
per year since park will'be passive use.
33
34
Chair' Glass - Would like to see financial analysis to make sure this annuity would be
35
adequate with future inflation; will the City be able to take over if annuity is inadequate?
36
_
37
Jim Carr. — This annuity will give us a buffer during this fiscal problem time — then
38
general funds will take over.
39
40
Commissioner vonRaesfeld —Will City design the
41
42
Jim Carr,— The'communtywill have opportunity for design input.
43
44
Commissioner Barrettt>— Will this park be similar to any other park in City?
45
46
' Jim Carr — McNear open space -- does not'have wetlands that this site has.
2
Planning Commission Minutes April 9, 2002
.1
2 'Commissioner Barrett — Does City have information. regarding park' maintenance
3 expenses for each park?
4
5 Jim Carr — Because of nature of the park no turf, minimal irrigation — expenses would
6 be half.of park with amenities; for first 5 years, developer would have to maintain; City
7 would have weed abatement, tree pruning, vandalism.
9 Commissioner Monteschio — How much would it cost to maintain park if entire site
10 were a park?
11
12 Jim Carr — Probably 4 -5 times the amount.
13
14 Commissioner Monteschio — where does park money come from?
15
16 Jim Carr — Development impact fees — can only be used for acquisition of park lands —
17 not maintenance.
18
19 Commissioner O'Brien Can we afford to buy this property as a park?
20
21 Jim Carr — We would have to defer- other projects /parks already promised in other areas.
22
23 Commissioner Barrett — (to Ms. Lewitter) The applicant would be replanting with
24 native trees — would that be in the park area and withinAhe residential project site?
25
26 'Betsi Lewitter — Native trees in park = combination of native and non - native trees in
27 residential areas.
28
29 Commissioner vouRaesfeld — Sidewalk from bridge heading west only? Sidewalk is not
30 shown along entire frontage :to cemetery property as required by conditions.
31
32 Betsi Lewitter — Conditions would change plans — plans haven't been updated.
33
34 Commissioner Monteschio— Ground water is contaminated — any tests done?
35
36 Betsi Lewitter.— Wells have been tested, some were contaminated, don't know what is
37 being done about this..
38
39 Commissioner Barrett — The cul -de -sac bulbs as shown on drawings are smaller than
40 conditions dictate — will that be revised?
41
42 Betsi Lewitter — Yes.
43
44 Commissioner Barrett — Regarding tree removal — how many trees slated to be removed
45 are greater than 6 inches?
46
3
Planning Commission Minutes - April 9, 2002
1 Betsi Lewitter— Need to refer you to arborists report.
2
3 Dan Aguilar — Applicant, Mission Valley Properties — Lives in Novato — Has .developed
4 some relationships with people - living in area — has vested .interest. in how this area is
5 developed; has tried working with 'the neighborhood,— thinks this proposal is a win/win
6 solution; asked members of audience in support to stand up (15 -20 persons).
7
... 8 Steve Arago.:— , Applicant — Planning /Engineering. Firm _(CSW Stuber- :Stroel) - Was a•.
9 member of Tree Advisory Committee; and Parks and Recreation Committee — offered.
10 brief history of past proposals, eucalyptus tree removal by previous owner; Parks
11 Committee looked, at possible purchase of property with help from Open Space D'istri'ct
12 funds monies slated to be spent on Lucchesi soccer field could have been used ($1.4
13 Million) but City decided against doing that; a sub - committee was formed to look at
14 development of a partial portion of the site — natural passive park was preferred; high
15 point of knoll offers good views of area — drainage/boggy area can be enhanced and also
16 used as a detention pond area; preliminary plans submitted in summer of 1999 City"
17 Council did give project one housing' allocation; City can obtain a substantial ;portion of
18 this project free of charge to be dedicated as a park with this proposal; 2.21 acres should
19 be held as open space with detention basins; private open space areas proposed for
20 maintenance reasons, feels private maintenance will probably be of better quality than
21 what the City could provide; there won't be any soils removed or added to site; SPA-
22 "review required several. split -level units, units staggered back and forth on curvilinear.
23 streets, retaining walls reduced to only 3 small (3') walls, setbacks pulled back from
24 existing homes, wider connection between- proposed park site and units by clustering.30
25 units to minimize grading (20 -30 trees were saved by doing this).
26
27 Betsi Lewitter — Clarifies vehicle access off Gossage for two homes and emergency
28 vehicles:
29
30 zCommissioner Barrett — ( to Steve Arago) — Conditions state some grading needs to be
.31 eliminated, but °plans do not show this.
32
33 Steve Arago = Some conditions not yet reflected on plans.
34
35 Commissioner Monteschio — How are you proposing to keep private open spaces
36 private?
37
38 Steve Arago — Landscaping, etc.
39
40 Commissioner- Monteschio - You are calling, these areas private. as far as ownership; not
41 who could enter property?
42
43 Steve Arago — Yes, ownership would be private but allow public access.
44
45 Chair Glass — Would developer be willing to design and develop this park as a
46 condition?
4
Planning Commission Minutes - April 9, 2002
1
2 Steve Arago - Mr. Aguilar should respond; but must .be done in conjunction with
3 neighbors.
4
5 Dan Aguilar — Has stayed away from designing anything on this site, but would consider
6 installing an all- weather trail along with cleaning up the site and planting trees, would
7 also be required to pay $180,,,000 in Park Fees.
8
9 John Patoski — Architect = Petaluma is a pedestrian oriented' town; sense of place;
10 incredible architectural heritage in Petaluma - pleased to see so much public
11 participation took designs of homes from heritage homes in Petaluma (mix of styles,
12 garages staggered and taken to back in some cases) ;. sleeping porches and sun porches
13 included; low maintenance xeris'cape landscaping materials; "sunslate" roofing that
14 generates solar energy, other energy units.
15
16 Steve vonRaesfeld — Can all units be stepped up or down depending: on lot?
17
18 John Patoski — Yes.
1.9
20 Darlene Whitlock (Traffic Engineer) — Level of service standard "C" in ,this fairly rural
21 area; looked at impacts from 48 new homes; all intersections would continue to operate at
22 levels of service A or.B during peak hours; added impacts less than significant; stopping
23 site distance looked at — round -about is proposed — would .introduce a, calming movement
24 - speeding is an issue now, unsafe speeds for conditions exist now; character of roadway
.25 will be changed — speeds will be reduced; students will be able to walk to Cherry Valley
26 Elementary.
27
28 Christine Pillsbury — .CSW Stuber - Strough — Discussed. watershed areas of project;
29 several watersheds identified on site proposed storm drain system and detention ponds
30 described; no net increase in peak.,flows will result.
31
32 -Commissioner Glass What data was used?
33
34 Christine Pillsbury - Data from Sonoma County Water Agency.
35
36 Commissioner, Glass— FEMA information is different from studies of 1986; what storm
37 data was used?
38
39 Christine Pillsbury — SCWA —defined "C" factors based on slope and type of surface;
40 modeled on 10 year and 100 year storms — ` intensities of storm based on SCWA charts.
41
42 Commissioner` ®'Brien — Did you say there would be no net runoff increase?
43
44 Christine Pillsbury — No net runoff with proposed detention design.
45
46
5
Planning Commission Minutes - April 9 2002 =.
2 The public hearing was opened.
3
4 SPEAKERS:
5
6
Letter from Patricia Graham— in support of project.
7
Bill Phillips, -:824 Blossom Court — Representmg,.Committee for Magnoha;Park,.:,
9
number of supporters identified in audience (over 50); displayed proposed park "the last
10
best park chance"; only two parks (other than Shollenberger) are large parks, others are
.11
small neighborhood parks — fairly flat; proposes a "nature park" for this whole site;
12
Urban Growth areas, are primarily in west part of City; Urban Growth :.area for planned
13
growth will create another part of City as large as existing west side of City- presented
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petition with over 1,000 signatures in support of park; Advisory Board of;S'enior Center
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unanimously signed original petition; from experience with parks around the City; almost
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100% of adjacent neighbors want this to be a park presented projected parkland required
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to year 2020 — current park deficit 1.03.6 acres — will grow up to 162.1 by year 2020;
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educational nature park — nature garden, maintenance of oak trees live on -going
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experiences with nature and habitat for schools: in area; this should be a community park
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to bring parkland into adopted minimum. standards; General Plan Workshop participants
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want Magnolia Park as a preservation area; showed .slides of hydrology with "full park
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plan" and with housing and park as proposed by applicant; described. proposed "full
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park" showing a water storage tank, on -site parking (proposal does not have adequate
.24.
parking); area along border with cemetery not suitable for housing; proposed ,funding for
25 ..
"full park" 7 -1) zone 1 'water storage tank, 2) public /private partnership similar to Santa
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Rosa 's A Place to Play' Field Trust; 3 evaluate and pursue funds from just approved
27
Pro
Proposition 40 Sponsorship sorshi of trail building and construction ro
p ) p p g projects ects by community
28
organizations, businesses, -City and County and individuals; what is proposed: Deny
29
application; City of Petaluma work with Magnolia Park non -profit corporation to develop
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community park; seek additional fun_ ding or grants from: Sonoma Land Trust, Sonoma
31
Community Foundation, Trust for Public Land, Coastal Conservancy Bay.Institute. of
32
San Francisco, San Francisco Bay Area -Conservancy. Need time to create this great
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park; granting agencies might be interested since we are now a "poor city ".
34
35 Jim Becker — 953 Gossage Ave:.- Adjacent to Gossage, part'.of proposal; supports project
36 because it would eliminate chicken ranch concerns regarding nitrates and' odor; quality
37 of life has been diminished — odor on'warm days horrible; very impressed with quality of
3.8 proposed project; Mr. Aguilar is a quality developer — working on a win/win situation;
39 developer agreed to. supply (City) water to properties adjacent (with contaminated wells);
40 wants to see small passive park, maybe dog park:
41
42 Ray Petersen — 636 Gossage Ave.. The area, between Gossage/MagnolialPetalurna
43 Blvd. South should be subject to a Specific Plan; -City policy in water and I - control
44 would be, changed if this2 project is approved, as proposed; Jesse Lane Creek has a
45 tremendous amount of water flow; opines that since General Plan designation for this.
46 property is public park, ' allowing this development would be giving public lands to
Planning Commission Minutes - April 9, 2002
1 developer; a replacement area.need's to be found if this is given away Gossage is narrow
2 country street, speeding is prevalent now traffic is so 'bad that it is part of "Call CHP" to
3 report speeders license plate numbers; putting City Limits in center of public street is
4 really not a good idea.
5
6 John Fitzgerald — 1010 Lakeville Street — Past Parks and Recreation Commissioner —
7 developer has done a very good job answering early Parks and Recreation Commission
8 questions. Supports, proposal
9
10 Rick Ramstead — 95.5 Gossage — General Plan calls for diminished density as
11 development goes toward Urban. Growth Boundary - would be lost if this project goes
12 forward — density, inappropriate; chicken ranch is part of country atmosphere.
13
14 Mark Atkinson — 75.7 Elm - Magnolia Park is County land, if annexed General Plan
15 states this should be parkland; greatest value is as a park, educational value to City;
16 traffic concerns; this land needs to be a park; City could generate revenue by citing
17 speeders in this area; Petaluma doesn't need more housing in this area counter to what
18 Council has said.
19
20 John Mills —1315 D Street = also owns house on Keokuk (3 blocks from this property) —
21 past Parks and. Recreation Commissioner — park land proposed has grown and number of
22 houses has gotten smaller compared to previous proposals for this site, we do need more
23 parks but we need to look at reality; parks money is 'collected only through housing
24 development — we do not ;have money to ,purchase and develop, now; look to other ways
25 to obtain parkland — developer is -now willing to design, develop park and maintain it —
26 we need to use these public /private 'partnerships to get parklands that we need; slope is
27 too great to allow for .a .disabled, path without much greater expense than Mr. Phillips is
28 projecting; Proposition 40,.money is non- existent for City of Petaluma — too late to write
29 grants; Sonoma County Land Trust probably won't even fund. McNear Island which is a
30 very viable project; realizes there are trade -offs — this developer is proposing a win/win
31 situation.
32
33 Dr. Guy Gillian — Involved in this since eucalyptus trees were cut four years ago; thanks
34 everyone for being so polite; proposed project is unacceptable; this is not a win/win
35 situation for anyone; Magnolia Park Committee should be given 2 years to come up with
36 the money; pedestrians, bicycles, are already in danger, on these roads.
37
38 Judy Reynolds - 210 Paula. Lane _ Representing 60 families in the area - Paula Lane
39 Action Network — traffic concerns, more traffic would be generated onto Paula Lane —
40 very much against this :project; (to. Mike O'Brien) regarding,- terature put out during
41 election he stated he 'was in support of protecting neighborhood character and
42 supporting the General Plan.
43
44 Arisha Wenneson - . 1189 Gossage — Housing shortage in Petaluma — this is in -fill
45 project within the Urban Growth Boundary — appropriate for housing; this should be built
46 for the greater good of the community.
7
Planning Commission Minutes - April 9, 2002
1 Stan Gold = 615 King Road _ Quality of life — whose quality of life is paramount — out of
2 town developers or existing citizens of Petaluma? Parks and Recreation Commission
3 voted 5 to 1 against this project; follow the General Plan designation and keep this as a
4 park for the future; City's financial state. is not pertinent — they are not making, land.
5 anymore; only land already having a designation on General Plan — where will you
6 substitute?
7
.8 Pat •Sensency---934 Samuel. Drive - -What is..the'..compelling.reason�to. include -this -in the - - -
9 City Limits? Houses will be prohibitively expensive; views will be toward existing
10 houses; how much unimproved open space will there be?
11
12 Geoff Cartwright — 56 Rocca Drive —. Attended Water Agency meeting — housing
13 developments in planning stages; throughout Sonoma County will exceed water available
14 now = Water Agency is already asking fora 15 % reduction in water usage; regarding
15 flooding problems already in Petaluma —submitted many documents regarding existing
16 flood conditions; present General Plan has not ,completed water element — cumulative
17 effects not yet known; proposed Factory Outlet expansions Redwood Technology Center
18 -both in flood areas; this project would be at a cost City cannot afford.
19
20 Meg Locati 1351 Mountian View - Regarding City Limit line in middle of street —
21 insurance /Lability problems.
22
23 John Briscoe — (Applicant's Attorney) 1`11 Sutter Street, San Francisco —'five items to
24 act on — tonight's discussion has ;gone far toward narrowing the. issues; extensive.
25 staff /peer -review — well .done; land use entitlements are the hard issues question is
26 whether land:classification should be changed (62 o park) project approved.
27
28 Chair Glass — This is not about anyone's integrity, it. is totally a land -use .issue; staff
29 report is most comprehensive that has been presented in last four years on Planning
30 Commission.
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32 Public Hearing closed.
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34 Commissioner Vouri — (to Jim Carr) - is City benefactor to any trusts, etc:?
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36 Jim Carr — Yes, Prince Park ($3 Million).
37
38 Commission discussion, regarding General Plan aspect of proposal.
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40 Commissioner- Monteschio Applicant's proposal was very easy to _ follow, good '
41 proposal, but still thinks a park is needed; doesn't have problem with Gossage side being
42 developed; amount of park land' needs to be developed; Magnolia Committee not asking
43 for money, just time, should give them that`.
44
45 Commissioner Vouri — Thanked: . Mr. Aguilar and `project team, very professional
46 project; thanked community for their participation; as elected officials, take issue with
8
Planning Commission Minutes - April 9, 2002
1 annexing land already designated in General Plan as park; w. would be giving a gift of
2 enabling developer to develop land = park area is of low value to developer; if we do not
3 annex any of this property, the open. space, undeveloped land is like a bank account — this
4 land needs to be kept "in, the bank" to be able to develop at a,later date - current deficit of
5. park land already exists regarding statements that there is no money to purchase park
6 property is not accurate — this project would not ease, our housing shortage ($500,000
7 homes!); chicken ranch was there before existing homes; developer does not have right to
8 extend City water and sewer to existing surrounding properties; the citizens of Petaluma
9 have spoken tonight — .cannot consider annexing this land.
10
11 Commissioner O'Brien — There is only one elected official here tonight — Mr. Vouri
12 misspoke.
13
14 Chair Glass — Homes need to be on a different parcel; were there grave sites on this
15 property at some time? Is that why it appears as a park on current General Plan? report
16 states high possibility of finding human remains on this property; cannot make a General
17 Plan Amendment finding ;..in terms of financing — this is political Petaluma is short on
18 receiving Open Space District money — with political pressure, we should be able to
19 come up with money to save this property — confident that community could point that
20 out to Supervisors if given time; General Plan promised that this area would be Open
21 Space; this property should be a'park; (read from McCutchen Report) — this space must
22 be preserved — Petaluma needs a park.
23
24 Commissioner vonRaesfeld — This is a GP issue; Planning Commission is the keeper of
25 the General Plan; this, parcel was designated as public park very, clearlyin General Plan —
26 no choice but to support the General Plan —cannot support this project. '
27
28 Commissioner Barrett = Sat through two SPARC meetings s; agrees applicant tried to
29 mitigate effect of development; does not believe this is the right place for this project,
30 does not support a General Plan Amendment; should look at a western area Specific Plan
3.1 (put on agenda for a future Planning Commission meeting) for cumulative effects
32 (drainage, traffic, etc.)
33
34 Commissioner O'Brien, = Excellent project, reserves comments since project will be
35 going to City Council. Wants to check on some legal issues.
36
37 Discussion closed on General Plan Amendment.
38
39 Motion Commissioner. Vouri/Second Commissioner Barrett to recommend denial of
40 Mitigated Negative. Declaration on the basis that the project is not supported by the
41 General Plan.
42
43 Commissioner. Barrett: Yes
44 Commissioner Dargie: Absent
45 Commissioner , Monteschio: Yes
46 Commissioner O'Brien: Abstain
9
Planning Commission Minutes - April 9, 2002
1 Commissioner VonRaesfeld: Yes
2 Commissioner Vouri: Yes
3 Chair Glass: Yes'
4
5 GP Amendment
6
7 Motion Commissioner Barrett /Second Commissioner Vouri to recommend denial of'a
8. General Plan. Amendment .based: on :lack .,of-.corisistency with _General Plan .- Bicycle
9 Committee and Parks Commission twice voted against; the General Plan 'identified this
1.0 parcel as special park a "treasure" 'in the City, no compelling need for development,
11 possible to conserve this land.
12
13 Commissioner Barrett: Yes
14 Commissioner Dargie: Absent
15 Commissioner Monteschio: Yes
16 Commissioner WBrieni Abstain
17 ' Commissioner vonRaesfeld: Yes
18 Commissioner Vouri: Yes
19 Chair Glass: Yes
20
21 PUD Prezoning, PUD Development Plan. and. Vesting Tentative Subdivision Map.
22
23 Motion Commissioner Vouri/Second Commissioner - Barrett to recommend denial of
24 . the PUD Prezoniii :PUD. Development Plan and Vesting Tentative Subdivision Map .
25 based 'on the previous recommendation to deny a General Plan Amendment.
26
27 Commissioner Barrett: Yes
28 1Comm ssioner.Dargie: Absent
29 Commissioner' Vlonteschio: Yes
30 CommissionermO'Brien: Abstain
31 Commissioner vonR'aesfeld: Yes
32 :Commissioner'. Vourh Yes
33 Chair :Glass': Yes
34
35
36
37 Adjournment: 11:05 PM
38
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2
3 .
i .ATTACHMENT,C
RESOLUTION NO.
4 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PETALUMA
5 ADOPTING A MI'T'IGATED NEGATIVE DECLARATION' PURSUANT
6 TO THE CALIFORNIA' ENVIRONMENTAL QUALITY ACT
7 FOR THE MAGNOLIA PLACE SUBDIVISION
- - APN 048= 141 -012 &
9 WHEREAS, Mission Valley Properties submitted an application for approval of a
10 General Plan Map, Amendment, prezoning to Planned Unit Development District,
11 Planned Unit Development Plan; and Vesting Tentative Subdivision Map for property
12 located at 1120 Magnolia_ Avenue (APN —48- 141 -012) and 1111 Gossage Avenue (APN
13 048 -132 -027); and
14
15 WHEREAS, the Planning Commission held a public hearing on April 9, 2002,. wherein
16 public testimony was taken; and
17
18 WHEREAS, the Planning Commission recommended denial of the Mitigated Negative
19 Declaration based upon the finding that the project is not supported by the General Plan;
20 and
21
22 WHEREAS, the City Council held a public hearing on August 5, 2002, wherein public
23 testimony was taken and the Council determined that based upon the Initial Study and
24 comments received, potential impacts could be' avoided or reduced to a level of
25 insignificance by mitigation measures.
26
27 NOW, THEREFORE, BE IT RESOLVED that Petaluma City Council hereby finds
28 as follows:
29
30 Findings for a Mitigated ,.Negative'Deelaration
31 _
32 1. An Initial Study was prepared for the Magnolia Place project and proper notice
33 provided in accordance with CEQA and local guidelines.
34
35 2. That based upon the Initial Study, potential impacts resulting from the project
36 have been identified. Mitigation measures have' been proposed and agreed to by
37 the applicant as .a condition of project approval that wily` reduce potential impacts
38 to less than significant. In addition, there is no. substantial evidence that supports
39 a fair argument that the, project, as conditioned and mitigated, would have a
40 significant effect on the environment.
41
42 3. That the project does not have the potential to have a significant adverse impact
43 on wildlife resources as defined in the State Fish and Game Code, either
44 individually or cumulatively and is not exempt from Fish and Game filing fees.
45
1
1 4. That the project is not located on a site listed on any Hazardous Waste Site List
2 compiled by the State pursuant to Section 65962.5 of the California Government
3 Code,
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7.
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5. That the City Council reviewed the, Initial Study and considered public comments
before making a recommendation on the project.
6: ` That z Mitigation Monitoring Program has been prepared to ensure compliance
with the adopted mitigation measures.
That 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,
7
California.
15 BE IT FURTHER RESOLVED that the Petaluma City Council, in reference to the
16 potential impacts identified in the Initial Study,. hereby adopts the Mitigated ,Negative
17 Declaration including the following mitigation measures, to be attached as conditions of
18 approval for the Magnolia Place General Plan Amendment, prezonng to Planned Unit-
19 Development, Planned Unit Development Plan and Vesting Tentative Map.
20
21 Mitigation Measures and Monitoring
22 Geology and Soils
23 G -1. All earthwork, grading, trenching, backfill'ing and compaction operations shall be'
24 conducted in accordance with the City_ of Petaluma's Subdivision Ordinance
25 ( 91046, Title 20, chapter 20 -.04 of the Petaluma Municipal Code) and Grading,and
26 Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma
27 Municipal Code,
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29 G -2. The applicant shall submit an.Erosion and Sediment Control Plan prepared by a
30 registered professional engineer as an integral part of the grading plan. The
31 Erosion and Sediment Control Plan shall be subject to review and approval of the
32 City' Engineering and Community Development Departments prior to issuance of
33 a grading permit. The Plan shall include temporary erosion control measures to be
34 used during construction of cut and fill slopes, excavation for foundations, and
35 other grading operations at the site to prevent discharge of sediment and
36 contaminants into the drainage system. The. Erosion and Sediment Control Plan
37 'shall include the following measures as applicable.
38
39 a. Throughout - the construction process, disturbance of groundcover shall be
40 minimized and .the existing: vegetation shall be xetained to the extent possible to*
41 reduce soil erosion. All construction and ,grading activities, including short term
42 needs (equipment staging areas storage areas, and field office locations) shall
43 minimize the amount of land area disturbed. Whenever possible, existing
44 disturbed' areas shall be used for such purposes.
45
2
`v
I b. All drainage ways, wetland areas and creek channels shall be protected from silt
2 and
." � areas d an erson berms, and
3 check dames. osed runo thro
shall be mulched face the use of silt fences did reseeded and all
p
4 cut and fill slopes shall be protected with hay mulch and /or erosion control
5 blankets as appropriate.
6
7 c. Material and equipment for implementation of erosion control. measures shall be
8 on -site by October "1�`: All'g`r "-ding "activity shall' - °by October 15
9 prior to the on -set of the rainy season, with all disturbed areas stabilized and
10 revegetated by October 31�. Upon approval by the Petaluma City Engineer,
11 extensions for short-term grading may be allowed. Special erosion control
12 measures may be required by the City Engineer in conjunction with any
1J specially permitted rainy season grading. .
14
15 d. If required to prevent scour and erosion of channel banks, biotechnical erosion
16 control and bank stabilization measures shall be, incorporated into the grading
17 and landscape plans as described in the "Restoration Design and Management
18 Guidelines for the Petaluma River Watershed Vol. IF'. Channel modifications
19 shall be limited to specific problem areas.
20
21 G -3. All construction activities shall meet the Uniform Building Code regulations for
22 seismic safety (i.e. reinforcing perimeter and /or load' bearing walls, bracing
23 parapets, etc.).
24
25 G -4. Prior to issuance of a grading permit,, building permit or approval of an
26 improvement plan or Final Map, the Applicant shall provide a Soils Investigation
27 and Geotechnical Report prepared by a registered professional civil engineer for
28 review and approval of the' City Engineer and Chief Building Official in
29 accordance with the Subdivision Ordinance and Grading and Erosion Control
30 Ordinance and .as recommended by Geomatrix and as confirmed by Kleinfelder.
3 1 The soils report shall address site- specific soil conditions (i.e. highly expansive
32 soils) and include recommendations for: site preparation and grading; foundation
33 and soil engineering design, pavement design, utilities, roads, bridges and
34 structures.
35
36 G -S. The design of all earthwork, cuts and fills, drainage, pavements, utilities,
37 foundations and structural :components. shall conform with the specifications and
38 criteria contained in the geotechnical report as approved by the City Engineer.
39 The geotechnical engineer shall :sign the improvement; plans and certify the design
40 as conforming :to the specif cations. The geotechiucal ;engineer. shall also inspect
41 the construction work and shall certify -to the 'City; prior to acceptance of the
42 improvements or issuance of a certificate of occupancy, that the improvements
43 have been constructed in accordance with the geotechnical specifications.
44 Construction and''improvement plans shall be reviewed for conformance with the
45 geotechnical specifications by the City Engineer and Chief Building Official prior
46 to issuance of grading or building permits and/or advertising for bids on public
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improvement projects. Additional soils information may be required by the Chief
Building Inspector. during the plan check of building plans in accordance with
Title 17 and 20 of the Petaluma Municipal Code.
G -6. Foundation and structural design for buildings shall conform to the requirements
of the Uniform Building Code, as well as state and local laws /ordinances.
Construction plans shall be subject to review and approval by , the Building
Division prior to the issuance .of a'building permit*:.All. w. rk.shall,.be_subjeetKto,_
inspection by the Building Division and must conform to all applicable :code
requirements and approved improvement plans prior to 'issuance of a Certificate
of Occupancy.
G -7. Prior to issuance of a grading or building permit, the, applicant shall submit a
detailed schedule for field inspection of work in progress to ensure that all
applicable codes, conditions and mitigation measures are being properly
implemented through.construction of the project.
Air Quality
AQ -1. The applicant shall incorporate the follow' ing Best.Management Practices into the
construction and P m rovement Tans contractor shall clearly incorporate these measures the
p
specifications. The construction cont s into
the required Erosion and Sediment. Control Plan to limit fugitive dust and exhaust
.emissions during construction.
a. Exposed soils shall be watered periodically during construction, a minimum of
twice daily. The frequency of watering shall be increased "if wind speeds
exceed 15 mph. Only purchased city water or reclaimed water shall be used for.
this purpose. Responsibility for watering shall include weekends, and holiday,
when work is not in progress.
b During excavation activities, haul trucks used to transport soil sha11 utilize
tarps or other - :similar covering devices to reduce dust emissions.
c. Grading and construction ,equipment operated during construction activities
shall be properly mufflered and maintained to minimize emissions. Equipment
shall be turned off when not in use.
d. Traffic speeds on unpaved roads shall be limited to 15 mph.
e. Construction sites involving earthwork shall provide for :a gravel pad area
consisting of an impermeable liner and drain rock at the construction .entrance
to clean mud and debris from construction vehicles prior to entering the public
roadways. Street surfaces in the vicinity, of the project shall be routinely swept
and cleaned of- mud _and dust carried onto the street by construction. vehicles.
4
1 f. Hydroseed or apply (non= toxic) soil stabilizersi. to inactive construction areas
2 (previously, graded areas inactive for. 10 days or more).
3
4 g. Enclose,, covet, water twice_ daily or apply (non- toxic) soil binders to exposed
5 stockpiles (dirt sand, etc.).
6
7 h. Post- construction revegetation, repaving or soil stabilization of exposed soils
8. shall M bq completed m a, timely manner according ao the approved: Erosion_ and..__
9 Sediment Control Plan and verified by City inspectors prior to acceptance of
10 improvements or issuance of certificates of occupancy.
11
12 i. The Developer shall designate a person with authority to require increased
13 watering to monitor the dust and erosion control program and provide name
14 and phone number to the City of Petaluma prior to issuance of grading permits.
15
16 AQ -2. All residential units designed with -fireplaces -shall meet the requirements of
17 Ordinance 188.1 N.C.S., for clean- burning fuels.
18
19 AQ -3. Architectural coatings and asphalt paving conducted on the project site shall
20 adhere to rules and regulations stated in the BAAQNM Rulebook.
21
22 Hydrology and Water Quality
23 WQ1. All construction activities shall be performed in a manner that minimizes the
24 sediment and/or pollutants entering directly or indirectly . into the storm drain
25 system or ground 'water. The applicant shall incorporate the following provisions
26 into the construction plans ' and specifications, to be verified by the Community
27 Development Department, prior to issuance of grading or building permits.
28
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a. The applicant shall designate construction staging area and areas for storage
30
of any hazardous materials (i.e. motor oil,- fuels, paints, etc.) used during
31
construction on the improvement plans. All construction staging areas shall
32
be located away from any stream and adjacent .drainage areas to prevent
33
runoff from construction areas from entering into the drainage system.
34
Areas designated for storage of hazardous materials shall include proper
35
containment features to prevent contaminants from entering drainage areas
36
in the vent of a spill or leak.
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b. No debris, soil,. silt,. sand, cement, concrete or washings - thereof,, or other
39
construction related' materials -or wastes,. oil or petroleurn products or other
40
organic or earthen' material shall be allowed to enter any drainage 'system.
41
All discarded material including washings and any accidental spills shall be
42
removed. and disposed of at an approved disposal .site. The applicant shall
43
designate appropriate disposal methods and/or facilities on the. construction
44
plans or in the specifications.
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M
I c. No heavy equipment shall be operated in any live creek channel: All in-
2 stream channel work shall be limited to the dry season (typically defined as
3 May I" through October 15t and performed in accordance with.. conditions
4 specified by the Department of Fish and Game in a Streambed Alteration
5 Agreement. The Department of Fish and Game may require a more limited
6 construction period in stream channels that support anadromous fisheries.
7 Applicant shall provide copy of the approved Streambed' Alteration
8 Agreement and proof of compliance "witYi the' permit :conditions prior to
9 approval of improvement plans or issuance of grading permits 'for work
10 within any channel.
11
12 WQ2. The applicant shall submit the required Notice of Intent for compliance with. the
13 conditions _for a general permit under the National Pollutant*Discharge Eliminate
14 System (NPDES) stormwater permit for construction activities administered by the
15 State of California Regional Water Quality Control Board. The conditions require
16 development and implementation of a Storm . Water Pollution Prevention Plan
17 (SWPPP), which may also meet the City's' requirement for an Erosion and
18 Sedim6nt Control Plan, noted above:
19
20 WQ3. Prior to issuance of a grading or building permit or approval of any improvement
21 plans for eartliwork within any creek corridor or identified wetland site, proof of
22 authorization from all applicable responsible agencies including, but-not limited to,
23 the U.S. Army .Corps of Engineers; the California Regional Water Quality Control
24 Board, and the California Department of Fish and Game; shall be submitted by the
25 applicant to the Community Development Department.
26
27 WQ4. The applicant shall submit .a detailed grading and drainage plan for review and'
28 approval by the Community'Development .Department prior to approval . of a final
29 map, improvement plan, grading or building permit. The project .grading and all it
30 drainage improvements shall be designed and constructed in conformance with the
31 City of Petaluma Community Development Department's "Standard
32 'Specifications" and the Sonoma County Water'.Agency s Flood Control Design
33 Criteria". Channel -modifications and bank stabilization improvements within a
34 natural .stream channel shall be designed in conformance with the City's
.35 "Restoration Design. and Management Guidelines ". The drainage plans shall
36 include supporting calculations' of storm drain and culvert size using acceptable
37 engineering methods. No,lot -to -lot drainage : shall be permitted. Surface runoff shall
38 be. addressed within each individual lot, and then conveyed to an appropriate storm
39 drain system. Ali hydrologic, hydraulic and storm drain system design shall be
40 subject to review and approval. of the Sonoma County Water Agency (SCWA) and
41 the City Engineer.
42
43 WQ5.. Building envelopes adjacent to the Magnolia Avenue drainage ditch shall comply
44 with the'Sonoma County Water Agency creek setback (measured from the toe of
45 the streambank, outward a distance, of 21/2 times the height of the streambank plus
46 3.0 feet or 30 feet outward from the top of the streambank, whichever is greater).
v
1
2 Biological Resources
3 BRl. The drip line of all trees and r parie egetation and the footprint of wetland areas
4 shall be surveyed and accurately depicted on the grading and construction plans as
5 . sensitive areas to be avoided and protected during construction. Before the start of
6 construction in an , area where existing trees are to be retained and protected,
7 exclusion fencing shall be installed. Fencing shall be installed as shown on the Tree
at a minimum, around.the perimeter of he trees,, drip ,line or at... _
9 the limit of grading when grading encroaches into the drip line. Drip line is defined
10 as the point where the distance from the edge of the tree canopy to the trunk is the
11 greatest. This radius shall be used in establishing the perimeter of the exclusion
12 fencing. Fencing materials shall be highly visible and sturdy such as a portable
13 cyclone fence or comparable fencing material. Signs shall be posted on fencing
14 prohibiting parking, of vehicles or storage of materials within the trees' drip line.
15 '
16 BR2. Grade changes that affect surface and subsurface drainage around the tree shall be
17 avoided. Adequate drainage shall be maintained to prevent any ponding of water
18 around the base of trees.
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-am
Trenching within the drip .line of the trees shall be minimized. Trenches shall not
be excavated. closer than half the distance from the trunk to the edge of the tree
canopy. An alternative to trenching is to place utilities in a conduit that is bored
through the soil. This minimizes root damage. If trenching within the drip line is
unavoidable, 'a joint trench shall be. used for all utilities to minimize the damage
caused by multiple trenching. If possible, roots three inches in diameter and larger
should not be cut.
Trees with greater than' 30 percent root loss shall be provided with supplemental
seasonal irrigation. The 'irrigation shall be deep and infrequent — monthly during
the growing season. Supplemental irrigation shall be provided for one to three
years, depending on the degree of root damage or loss. Care shall be taken to keep
the zone around the root crown (6 -10 foot radius around the trunk) dry.
BR5. All turf areas shall be graded to drain away from valley oaks and creek corridors
to avoid long -term impacts of irrigation and chemical use of pesticide and
herbicides. A minimum 6 -foot radius around the base of the tree should be dry
and well drained. The grading and drainage plans shall maintain the root -zone
areas of the large valley oaks and riparian areas in a natural state, such that turf
areas, irrigation and drainage shall be avoided in these areas. The landscape and
drainage plans shall be submitted for SPARC approval and reviewed. for
conformance with this requirement by the Community. Development Department
priorto - issuance of grading or building permits.
43
44 BR6. Soil compaction around the trees shall be avoided. When possible, a thick layer
45 of crushed rock underlain by a geotextile as an alternative to soil compaction for
46 road based preparation within or near the drip zone of trees shall be used. A thick
7
H
I
layer of organic mulch such as.wood chips is to be placed within areas subject to
2
light traffic. Vehicle and :equipment parking and materials storage shall, not occur
3
within. tht drip line of trees at any time.
4
5
BR7.
All trees shown on the Tree Location. Map as "impacted" shall have their- trunks
6
protected b attaching straw bales to the trunk. Bales shall be tied to the trunk on
P Y g
7
the s facmg,.grading operations to prevent bark damage from construction
y..
, ..
"equipment. • .. �..._- _ ._ _
9
10
BR8.
Crown thinning to compensate for root los . s; shall be avoided.
11
12
BR9.
Tree removal associated with construction shall be mitigated at a 3:2 :1
13
(replacement: removal) ratio with 15- gallon size trees for a total of 224
14
replacement trees. All replacement trees shall be native species.
15
16
BRIO.
Certain areas, of the site are identified as jurisdictional "Waters of the United
17
'States" as defined by the Army Corps. of Engineers; the applicant shall. apply to the
18
Army Corps for a Section 404 of the Clean Water Act permit. The applicant shall
19
avoid impacts to: wetlands to the maximum extent practicable. If avoidance is not
20
practical, then a Wetland Mitigation Plan. and Monitoring Program shall. be
21
prepared and submitted to the Corps of Engineers and Community Development
22
Department for review and approval, prior to SPARC' review of approval of
23
improvement plans or final map.
24
25
BR11.
Revegetation of areas damaged or destroyed by grading, .construction of access
26
bridge or ,detention basins shall be implemented to restore full habitat value. A
27
vegetation `restoration plan shall be submitted to the Community Development
28
Department at the time of SPARC application.
29
30
BR12.
All construction activities in and 'immediately adjacent to potential nesting area
31
for .raptors and other birds should be conducted outside the normal breeding
32
season (generally January 15 Ito July 15). If - the project occurs within this season,
33
however, a biologist shall survey the site prior to construction and mak all raptor -
34
nesting trees with flagging. A construction, setback of 50 feet from such trees will .
35
apply.
36
37
BR13,.
A .contractor education program that includes an on -site briefing shall bey
38
implemented to ensure that all construction personnel are fully informed of the
39
biological- sensitivities associated with the. project and about how to best avoid
40
impacts to these'sensitivities.
41
42
43
Noise
The following measures shall be.specified;'in the construction contract:
44
N -1.
All construction, activities shall complywith applicable Performance Standards in
45
the Petaluma Zoning Ordinance and Municipal Code.
46
H
0
I
N -2.
All construction activities shall, be limited to 7:00 a."m. to 6.00 p.m. Monday
2
through Friday and 9 :00 a.m. to 5 : "00 p..m. on Saturdays. Construction shall be
3
prohibited on Sundays and` all holidays recognized by the City of Petaluma. There
4
will be'no start up of machines nor equipment prior to 8 :00 a.m., Monday through
5
Friday; no delivery of materials nor equipment prior to 7:30 a.m. nor past 5:00
6
Monday through Friday; no cleaning of - machines nor equipment past 6:00
p.m.,
Friday; and no servicing of equipment past 6:45, Monday
8
through Friday Thedevelo:per''s phone number be made --available- for - noise --
9
complaints.
10
11
N -3.
Pile driving activities; shall be limited to 8:00 a.m. to 5:00 p.m. weekdays only:
12
13
N -4.
All construction equipment powered by internal combustion engines shall be
noise. Equipment shall be turned off
14
properly muffled and maintained to minimize
15
when not in use.
16
17
N -5.
Construction mntenance, storage and staging areas for construction equipment
ai
1 g
shall avoid proximity to residential areas to the maximum extent practicable.
be
19
Stationary construction , equipment, such as compressors, .mixers, _etc. shall
and/or with acoustical shielding. Quiet
20
placed away from residential areas provided
21
construction equipment shall be used when possible.
22
23
N -6.
The developer shall designate a Project Manager with authority to implement the
24
mitigation measures who.will be responsible for responding to any complaints form
25
the neighborhood, prior to issuance of a building/grading permit. The Project
26
Manager's phone number shall be conspicuously posted at the construction site.
27
The Project Manager shall determine the cause of noise complaints (e.g. starting too
28
early, faulty muffler, etc:;) and shall take prompt action to correct the problem.
29
30
N -7.
All single- family residences located adjacent to an arterial street or within a
31
projected 65 Dba noise contour shall be constructed using appropriate construction
32
techniques and materials to achieve compliance with the noise standard for interior
33
living area (45 Dba maximum noise level) and the General Plan standard for
(60 Db a): Placement of .buildings to shield . roadway noise from
34
35
exterior yards
exterior yards and/or installation of a 6 foot freestanding sound wall or earthen
36
berm along the property line shall be. required to meet General Plan Noise
developer an acoustical report prepared. by a qualified
37
38
Standards. The shall ,provide
acoustical engineer, which demonstrates that the proposed. building construction
39
will meet both interior and exterior noise standards. Said report shall be submitted
40
by the. developer for. review and approval of the Community Development
41
Department pnorto issuance of building permits.
42
43
N -8.
All land uses shall conform to the Performance Standards listed. in Section 22 -300
44
of the Petaluma Zoning Code.
45
46
0
I Visual Quality
2 VQ -1. All exterior lighting shall be directed onto the project site and access ways and
3 shielded to prevent glare and intrusion onto. adjacent residential properties •and
4 natural/undeveloped areas. Plans submitted -for SPARC review and approval shall
5 incorporate lighting plans, which reflect the location and design of all proposed
6 streetlights, and any other exterior lighting proposed.
8 VQ 2. Development plans shall be designed to avoid vehicular lighting impa'cts` to'`
9 bedroom areas and other light- sensitive living areas of any nearby residential lot,
10 home or facility. Development plans for-lots proposed at street intersections or in
11 other potentially light - sensitive locations shall incorporate architectural or
12 landscape design features to screen interior living space from the headlight glare.
13
14 VQ 3. No illumination shall' be installed within the designated open space/park area except
15 for low level lighting along designated pathways adjacent to public streets or across
16 pedestrian bridges. The improvement drawings and landscape plans prepared for
17 the project shall reflect the location and design details of all light fixtures proposed.
18 Said' locations and. details shall be reviewed and approved by the Site Plan and
19 Architectural Review Committee and the Parks and Recreation Director prior to the
20 approval of the final map, improvements plans, or advertising for bids..
21 Q g p p,
streets and .within parking areas in, conformance with the City's S along public
22 V =4. Shade trees shall be incorporated into building, and improvement laps
23 p g Site - Plan, and
24 Architectural Review Guidelines to reduce glare and provide shade.
25
26 VQ -5. All new` and existing overhead utilities (except for high voltage fransmission lines)
27 shall be placed underground.
28
29 VQ -8. Architectural details, landscape plans and specifications, and detailed' site plans, shall
30 be subject to review and approval by the Site Plan and Architectural Review
31 Committee , prior to issuance of building permits.
32
33 Cultural Resources
34 CR -1. Trenching for utilities and irrigation line shall be kept to as shallow a depth as
35 practical to avoid disturbingpotential 'subsurface resources.
36
37 CR -2. An archaeologist shall monitor . ground-disturbing activities in the Magnolia
38 parcel. Initial checks should' occur. on a daily basis, with the interval reduced to
39 s per week at the monitoring archaeologist's discretion. The.Gty shall.retain
40 and administer the contract for the monitoring archaeologist. The applicant shall
41 be responsible for, the costs of mitigation monitoring, _including contract
42 administration costs to the City. The contract with a qualified archaeologist shall.
43 be executed and funds deposited. with the City prior to, issuance of .a grading
44 permit. Monitoring is needed during ground level construction work only and
45 shall be. concluded with a written report submitted to the City prior to , 'issuance of
46 certificates of occupancy.
10
1 .
2 CR -3. Per Section 7050,5: of the California. health and Safety Code, in the event of
3 discovery or recognition of any human remains in any location other than a
dedicated cemetery, there shall be no further excavation or disturbance of the site
4
5 d any nearby area reasonably suspected to overlie adjacent remains until the
6 coroner of the county in which the human. remains are discovered has determined
7 whether or not the remains are subject to the
8 � coroner's authority: If human
r emains are encountered' - work'withi'n 50 feet the find. shall.h.alt.and_the. County.
,
9 Coroner notified immediately. At the same time, an archaeologist shall be
10 contacted to evaluate the situation. If the graves cannot be avoided by project
11 activity, an archaeological excavation program shall be implemented to remove
12 the burials and :associated grave goods, analyze the remains and prepare a report
13 of findings. If possible a most likely descendent should be identified and
14 consulted for the proper treatment and disposition of the remains. If acceptable to
15 the most likely descendent, or if a most likely descendent is not identified,
16 reburial of the remains shall be as close as possible to their original location. The
17 Cypress Hill Cemetery would be an appropriate location. If the human remains
18 are of Native American origin, the Coroner shall notify the Native American
19 Heritage Commission within 24: hours, of this identification. The Native American
20 Heritage Commission will identify a Native American Most Likely Descendent to
21 inspect the site and provide recommendations for the proper treatment of the
22 remains and associated grave goods.
23
24 CR -4. If any artifacts, . cultural. remains or potential . resources are encountered during
25 construction activities work within 5.0 feet of the find shall cease and the
ll notify the Community Development Director.
26 construction contractor sha
27
Prehistoric materials can in flaked - stone tools (e.g: projective points, knifes,
28 shoppers) or obsidian, chert or quartzite tool = making debris; cultural darkened soil 1.
29 (i.e. midden soil often containing heat affected rock, ash and charcoal, shellfish
30 remains, and cultural materials); and stone milling equipment (e.g. mortars,
31
estles handstones). Historical materials might inc , stone, concrete or
p
32 adobe footing s, walls. and other structural remains;. debris .filled wells or privies;
33 and deposits of wood, metal, glass, ceramics and other refuse. An archaeologist
34 shall evaluate the finds and make a recommendation. The applicant shall comply
35 with all mitigation recommendations of the archaeologist prior to commencing
36 work in the of the archaeological finds. The applicant shall be responsible
37 for all costs associated with the consulting cultural resource specialist.
38
39 'ADOPTED this. day of
2002, by the following vote:
�
40
41 AYES:
42
43 NOES:
44
45 ABSENT:
46
11
1 ABSTAIN:
2
3 Mayor
4
5 ATTEST`. APPROVED AS TO FORM:
6
7
9 City Clerk City Attorney
12
ATTACHMENT D
I 'A RESOLUTION OF THE CITY COUNCIL OF THE,CITY OF PETALUMA
2 APPROVING AN AMENDMENT TO THE GENERAL PLAN USE NLAY
3 FOR THE MAGNOLIA. PLACE PROJEC T
4 1120 MAGNOLIA. AVENUE (APN 048-441-01.2) &
5 1111 GOSSAGE AVENUE (APN 048-132-027)
6
7 WHEREAS, an application was filed by Mission- Valley Properties for amendments to
8 the General Plan-Land'
Use Map to- redesignate the, appro?dmately 6.55 acre development
9 area and the 2.21 acres of Private open space on the Magnolia Avenue site from Public
p
10 Park to Urban.Standard and to redesignate the 7.37 acre Gossage Avenue site from
11 Suburban Residential -to Urban Standard to allow development of'
a 47 unit residential
12 subdivision, which includes the dedication of 818 acres of parkland to the City of
13 Petaluma; and
14.
15 WHEREAS, the Planning Conunission held. a duly noticed, public hearing on April 9,
16 2002, and considered all written and -verbal communication on these matters before
17 rendering their recommendation for denial to the City Council'; and
18
19 WHEREAS, all reports. and recommendations to the Planning Commission were
20 forwarded to the City Council; and
21
22 WHEREAS, the -City Council held a duly noticed public hearing to consider this
23 amendment on - August 5, 20,02,' and ..considered all written and verbal communications
24 before rendering its de&ision; and
25
26 WHEREAS, the potential environmental impacts of the project were considered and
27 proper action has been taken- by the City Council in compliance with the California
28 Environmental Quality Act and local 'environmental guidelines.
29
30 NOW, THEREFORE, BE IT RESOLVED that the Petaluma City Council herby
31 approves the requested amendments to the General Plan Land Use Map to change the
32 designations as outline'&aboye based upon the following findings:
34 1. That the proposed amendment is deemed to be in the public interest.
3.5
36 The Amendment to the General Plan map will allow the City to obtain additional
37 parkland at no cost to the City as well as provide additional housing A, park. is
u , - 1 vitally
38 needed in the neighborhood. The City does not have the necessary funds, to acquire or
39 maintain the parkland. The developer 'is also . offering a maintenance annuity. - The
40 - Gossage Avenue site currently contains a chicken. ranch that is not compatible with the
41 adjacent residential uses. The land proposed for development is within the _City's Urban
42 Limit Line and Sphere of Influence and was slated for development. The proposed
43 drainage system will'handle not only increased drainage from the Proposed development,
44 but wilt'handle a portion of the current drainage and storm water flows during peak flows
45 as well. Improvements to Magnolia Avenue will increase safety for pedestrians.
46
47 2. That the proposed General Plan amendment is consistent and compatible with the
48 rest ofthe General Plan, and' any implementation programs that may be affected.
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The General Plan. amendment furthers a number of objectives, policies and :goals of'the
General Plan, which are listed in the Initial. Study. The development will be within the
Urban Limit Line and Sphere of Influence, be harmonious with its setting ;and, enhance
the appearance, function and safety of Magnolia Avenue;
the City's image; improve
provide additional parkland p the Cit y 'and to help meet its adopted minimum standards.; assist
P
in providing a range 1�of housing- types, :-including higher- value housing; and improve
drainage in the area.
3. That the potential impacts of the proposed amendment have been assessed and
have been determined not to be detrimental to the public health, safety, or welfare.
An Initial Study of Environmental Significance was completed and it was determined that
the project, with the :incorporation of mitigation, measures, will reduce potential impacts
to less than significant. In addition, the provision of a new neighborhood park, street and
drainage improvements will be beneficial °to the. public health, safety and welfare.
4. That the ,proposed amendment has been processed in accordancel, with the
applicable provisions of the California Government Code and the California
Environmental Quality Act.
The applicant provided an Environmental Impact Questionnaire and numerous
environmental studies with the application. An Initial Study of potential .environmental
impacts was prepared and referred to all responsible - agencies and agencies with
jurisdiction over natural, resources ,affected by the' project held in trust by the State. A.
Notice of Intent to adopt a Mitigated` Negative Declaration, which delineated the' review
period, was published in a newspaper of general circulation, as well as sent to all
residents and property owners within 500 feet of the proposed development. The
potential for the significant impacts to geology and soils, air, hydrology, 'and water, noise;.
visual quality and aesthetics, biological. resources and cultural resources were. identified.
Mitigation measures were proposed acid `agreed_ 'to by the applicant that will reduce
potential impacts to less than significant.
ADOPTED this day of _
2002, by the following'vote:
AYES'
NOES:.
ABSENT
'ABSTAIN:
Mayor
ATTEST:
APPROVED AS TO FORM:
City Clerk
City Attorney
ATTACHMENT E
ORDINANCE NO.. N.C.S.
Introduced by Councilmember Seconded by Councilmember
PREZONING OF'24.42 ACRES, APN' 048 - 141 -012 AND 048 - 132 -027, TO
PLANNED UNIT DEVELOPMENT DISTRICT, TO ALLOW FOR 47
RESIDENTIAL LOTS, KNOWN AS MAGNOLIA PLACE
1120 MAGNOLIA AVENUE AND 1111 GOSSAGE AVENUE
WHEREAS, the City Council finds that the Planning Commission filed with the City
Council its report set forth in its minutes of April 9, 20:02, recommending the denial of
adoption of an amendment to Zoning Ordinance ;Section 1072, N.C.S., as. amended, to
classify and prezone certain lands being more particularly described as Assessor's Parcel
Nos. 048 - 141 -012 AND 04:8 -132 -027; and
WHEREAS, the City Council further finds that said Planning Commission held a public
hearing on said proposed' amendment - on April 9, 2002, after , giving notice 'of said
hearing, in the manner, for the period, and in the . form required by said Ordinance No.
1072 N.C. S., as amended; and
WHEREAS, the City Council held, a public hearing on the Magnolia Place proposal on
August 5, 2002, after giving notice of said hearing in the manner, for the period and in
the form required by said Ordinance No. 1072 N.C.&, as amended, and considered all
written and verbal communications; and
WHEREAS, pursuant to the provisions of .Zoning Ordinance No. 1072 N.C.S., as
amended, the City Council finds as follows:
That the Planned-Unit District will result in a more desirable use of land and a
better physical - environment than would be possible under any single zoning
dis'tr'ict or combination of zoning districts. The Planned Unit 'District allows the
clustering of homes within the development in order to preserve an 8.28 -acne
portion of the site for a neighborhood park, which will allow the City to expand
its park .'acreage and bring it more into compliance with adopted minimum
standards. If developed under county regulations; the entire parcel could be used
for housing,, eliminating the potential for parkland: The range of lots sizes results
in a lessening of developmenvintensity at the edge of th e`L7rban Limit Line.
2. That the proposed rezoning , to PLTD is consistent. with 'the provisions of Article.
19A, Planned Unit District, of the Zoning Ordinance. The applicants submitted
the required' materials including a Unit Development Plan and applicable fees,
with the application.
3 . That the PUD is proposed on property which has a suitable relationship to one or
more thoroughfares; and that said, thoroughfares, are adequate to carry any
additional traffic generated by the development. Traffic studies were completed
for the project to analyze the potential traffic impacts. It concluded that the traffic
generated by the proposed project is expected to have only a minor. impact on
. _ b u_tio7 , l. will"
;
dabout at the Magnolia. Avenue
m et: ntrsecn
roan e __ ..... _.
traffic
operation in the area.
'Pro osed street improvements, mcludrn mstallation
of sidewal
have a beneficial impact: on Magnolia Avenue vehicular, pedestrian and bicycle
traffic.
4: That the proposed project, as conditioned, will not be detrimental to the public
welfare, will be in the best interests of the City, and will be in keeping with the
general. intent and spirit of the .zoning regulations of the City and with the General
Plan. The project will occur within the City's: Sphere of Influence 'and'U.6an..
Limit Line on property slated for development. The developer will dedicate 8:28
acres the City fora neighborhood park and provide a maintenance annuity,
helping the City to expand its park acreage and bring it more into compliance. with
adopted, minimum standards. The infrastructure improvements will contribute to
the health, safety and welfare of the 'community.
5. 'The requirements of the °California Environmental Quality. Act (CEQA) have been
satisfied through the preparation of an Initial Study and the draft ing of a
Negative Declaration to avoid..or reduce to a level of insignificance, potential
"impacts generated. by the proposed project. A*notice was published it, the,
Courier and provided to residents and occupants within 500 feet of the site, in
compliance with CEQA.requirements.
NOW, THEREFORE, BE IT ORDAINED BY'THE COUNCIL OF THE CITY OF
PETALUMA.AS FOLLOWS:
Section 1: Pursuant to the provisions of Zoning Ordinance No. 1072 N.C.'S., andlased
upon the evidence it has received and in accordance with the findings made; the City
Council hereby adopts an amendment to said'Zoning, Ordinance No. 1072 N.C.S., so as to
prezone Assessor's Parcel `Nos. 048 - 141 -012 AND 048 -132 -027 to Planned Unit
Development '(PUD) District.
Section 2. The City Clerk is hereby directed to .post this Ordinance for the period and in
the manner required bythe, City Charter.
IF ANY SECTION, subsection, sentence; clause or phrase or word of this Ordinance is
for any reason- held to be unconstitutional, unlawful or otherwise invalid by a court of
competent, jurisdiction, such decision shall not affect the validity of the remaining portions
of this Ordinance. The City Council of the City of Petaluma hereby declares that it would
have passed and adopted this Ordinance and each and all provisions thereof irrespective: of
the fact that any one or more of said provisions be declared. unconstitutional, unlawful or
otherwise invalid.
INTRODUCED and ordered Posted/Pub. lished this day of
ADOPTED this day of , 2002, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST: APPROVED AS TO FORM:
City Clerk
City Attorney
ATTACHMENT F
1 A RESOLUTION: OF THE CITY COUNCIL OF THE CITY OF PETALUMA
2 APPROVING THE iTNIT DEVELOPMENT. PLAN; FOR
3 THE MAGNOLIA PLACE PLANNED' UNIT DEVELOPMENT
4 1120 MAGNOLIA AVENUE AND 1111 GOSSAGE AVENUE
5 APN 048 - 141 -012 AND 048- .132 -027
6
7 . WHEREAS, by .Or..dinance N,..o,. N.C.S., Assessor's Parcel Numbers APN 048-
8 132 -027 and a portion of APN 048 - 141 -012 were prezoned to Planned Unit Development
9 District (PUD); and
10
11 WHEREAS, the Planning Commission held a duly noticed public hearing on April 9,
12 2002, and considered all written and verbal communication 'on the matter, and
13 recommended denial of the Unit Development Plan; and
14
15 WHEREAS, the City Council held a duly noticed public hearing on August 5, 2002, and
16 considered all written and verbal communications on the matter.
17
18 NOW, THEREFORE, BE IT RESOLVED that the Petaluma City Council, pursuant to
19 section 19A -504 of Zoning Ordinance No. 1072 N.C.S., as amended, hereby approves the
20 Unit Development Plan for the Magnolia Place Planned Unit Development on file in the
21 Community Development Department based on the following findings:
2 2
23 1. That the PUD Development Standards allow for the continued operation of the
24 existing uses, and will ' result in- more appropriate and compatible uses in the
25 district. The Development Standards provide for single- family residences, one of
26 which exists on each site. A residential subdivision occurs. within the City limits
27 west of the project .site A chicken ranch also operates on the Gossage Avenue
28 parcel that currently impacts adjacent residential uses with noise and odors.
29 Presently, trespassers use the Magnolia Avenue site, which is private property, for
30 passive recreational uses. 'The dedication of a portion of this parcel to the City for
31 a neighborhood park will allow its development into a formalized' passive park
32 with trails and easy access.
33
34 2. That the plan for the proposed development presents a unified and organized
3 5 arrangement of buildings and service facilities which are appropriate in relation to
36 adjacent. or nearby properties; and that adequate landscaping and /or screening is
37 included to ensure 'compatibility. The proposed' General Plan designation for the
38 developable portions . of the project site is the same as the adjacent residential
3 9 subdivision within the' City limits. Lot sizes on the Magnolia parcel will be similar
40 to - the adjoining development. Pursuant to General] policies, the 'lots on the
41 Gossage site are proposed to increase in size towards the Urban Limit Line.
42 Architectural controls will assure continued' compatibility with surrounding
43 residential uses. The residential portions of the development are to be landscaped
44 with native plants, and the park site is to be reforested.
45
ATTACHMENT `G
. s
1 'A RESOLUTION OF THE CITY COUNCIL OF'THE CITY OF PETALUMA
2 APPROVING THE! MAGNOLIA PLACE VESTING TENTATIVE MAP
3 1111 GOSSAGE AVENUE (APN 048132 -027) AND
4 1120'MAGNOLIA AVENUE (048 -141 -012)
5
6 WHEREAS, an application for a Vesting Tentative Map was submitted by 'Mission
T. Valley _Properties in order to subdivide: an approximately 7 37 acre parcel (APN 048 -13,2-
v. _.
8 027) and a 8.76 portion of a 17.05 acre parcel (APN 048 - 141 -012) into 47 residential lots
9 ranging in size from 5,876 to 25,248 square feet; and
10
11 WHEREAS, the Planning Commission also considered applications submitted by
12 Mission Valley properties for an amendment to the General Plan Land Use Map to
13 designate. the development site as Urban Standard, for prezoning to Planned Unit
14 Development and for approval of a Planned. Unit' Development Plan; and
15
16 WHEREAS, the potential environmental impacts of the project were considered and
17 based upon the Initial Study and comments received it was determined that potential
18 impacts could be avoided or reduced to a level of insignificance by mitigation measures;
19 and
20
21 WHEREAS, the Planning Commission held a duly noticed public hearing on.April 9,
22 2002, and considered all written and verbal communication on these matters; and
23
24 WHEREAS, the Planning Commission, recommended to the City Council denial of a
25 Mitigated Negative Declaration based upon the fact that the proposed project is not
26 supported by the General Plan; and
27
28 WHEREAS., the City Council held a duly noticed public hearing on
29 August 5, 2002, and considered all written and verbal communication on these matters.
30
31 NOW, THEREFORE, BE IT RESOLVED that the ,Petaluma City Council,: approves the
32 Vesting Tentative Map for the Magnolia Place Planned Unit Development_ based on the
33 following findings and subject to the following conditions:
34
35 Findings
36 1. That the Tentative Subdivision Map, as conditioned, is consistent with the
37 provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision
38 Ordinance) and the State Subdivision Map Act.
39
40 2. That the proposed, subdivision, together with provisions for its design and
41 improvements, is consistent with the General Plan, and will not be detrimental to
42 the public health, safety, or welfare. A General Plan amendment was granted to
43 change the designations to allow for the proposed development. Adequate public
44 facilities will be .installed, including roads, sidewalks, water, sewer, stoiin drains
45 and other infeastrueture, which will be beneficial to the public health, .safety and
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welfare.. In addition, an approximately 8.28 acre. site will lie dedicated to the City
for parkland in conjunction with the development.
3. That the site is h sic
' p ' y ally suitable 'for the density and the type of development
proposed. The project is compatible with surrounding ,uses. Homes on the
Magnolia Avenue site have been clustered to avoid the steeper slopes and to
maximize the amount of open space to be dedicated to the City for parkland.
4. That reasonable public access on public roads is provided for the proposed lots.
Magnolia Avenue.is a public street, which, in conjunction with the development,
will , be improved to provide additional vehicular, pedestrian and bicycle safety
with sidewalks, curb and gutter. In addition, a roundabout 'Is be installed in
Magnolia Avenue that will slow traffic and provide a safe crossing for
pedestrians.
5. That the design of the subdivision and the proposed improvements will not cause
substantial environmental damage, and that no substantial or avoidable injury will
occur to fish or wildlife or their habitat., An Initial Study was prepared indicating
that there would be no significant, unmitigatable environmental impacts.
Conditions of Approval
From the Planning Division:
1. Approval is grante
d for Vesting Tentative Map: to subdivide an approximately
7.37 acre parcel (APN" 048 -132 -027) and a 8.76 portion of a 17.05 acre parcel
(APN 048- 141 - 012 ).into 47 residential lots in size from 5,876 to 25,248 .
square feet which shall. be ,substantially as shown 'on sheet C2 of plans received in
the Petaluma Commuriity Development Department on January 11, 2002, except
as modified by these conditions.
2. LAFCO shall approve annexation of the property to the City of Petaluma within
one year of approval of Vesting Tentative Map or such approval shall be null
and void.
3. Within' five days of the City Council approval, the applicant shall submit the
"'$315.00 Notice -of Determination filing fee and the .$1,250.00 Fish and Game filing
fee to the Community Development Department. The fees may be paid with one
check and shall be made payable to the Sonoma County Clerk:
4. Prior to 'dedication of the 8.28 + - acre portion of the Magnolia Avenue site to the
City; the; developer shall clean up the site, remove the eucalyptus tree debris,
including stumps _and „new sucker growth, and reforest the site with approximately
150. native trees. The plan shall be developed in conjunction with the
Recreation, Music and Parks Commission and the Petaluma Tree Advisory
Committee. The Petaluma Parks and Recreation Department shall prepare plans
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That the proposed project has complied with, the requirements. of CEQA through
the preparation and adoption of a Mitigated Negative Declaration prepared ,for
this project, which addresses the potential .environmental impacts associated with
its development; and no further environmental analysis is necessary Pursuant to
the requirements of the California Environmental Quality Act (CEQA), .an Initial
Study of potential environmental impacts was prepared. The potential for
significant impacts to geology and soils; air, hydrology and water, noise visual , -
quality and aesthetics, biological resources and cultural resources were identified.
Mitigation measures were proposed and agreed to by the applica that will
reduce potential impacts to less than ignifcant:.There is no substantial evidence
that supports a fair argument that the project,. as mitigated,, would have a
significant effect on the environment.
14 ADOPTED this day of
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16 AYES:
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18 NOES:
19
20 ABSENT:
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22 ABSTAIN
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24
25
26 ATTEST:
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29 _
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City Clerk
2002, by the following vote:
Mayor ' -
APPROVED AS TO FORM:
City Attorney
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I for the park. A $100,000 annuity, for maintenance. of the, park shall be paid by the
2 developer upon :acceptance of the parkland by the City.
3
4 5. The elevations, landscape plan, bridge design, signage, Design Guidelines and
5 Development Standards are. subject to the review and approval of the Site Plan
6 and Architectural Review Committee prior to issuance of any grading or building
7 permits.
8
9 6. All work within a public right-of-way requires an encroachment permit from the
10 Department of Public Works.
12 7. A reproducible copy of the finalized PUD Development, Plan and written PLM
13 Standards and Design 'Guidelines incorporating all ,project conditions of approval
14 shall be submitted to the Community Development Depaitment prior to Final
15 Map recordation.
16
17 8. A reproducible copy of the Tentative Subdivision Map, reflecting all ' adopted
is conditions of approval, shall be submitted to the Community Development
19 Department prior to Final Map recordation.
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21 9. At a minimum, PGE will require the following Public Utility Easements (PUE) in
22 order to provide gas and electric service to the development.
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24 a. A 7.5 -foot wide Public Utility Easement ,along the, front of Lot 1 through Lot
25 30, bordetin 9 i :the road and courts as the Tentative Subdivision Map
_ .-
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26 dated July 2000 be.offered for dedication bythe property owner,
27 b. A 7.5-foot wide PUE along the front of Lot 3.1 through Lot 37, bordering the
28 road as shown on the Tentative Subdivision Map dated July 2000 be offered
29 for dedication by the property owner.
30 c. A 7.5-foot wide, PUE along the front of Lot 44 through Lot 48, bordering the
road as shown -on the Tentative Subdivision Map dated July 2000 be offered
32 for dedication b I y the property owner.
33 d. A 7.5-foot wide PUE along the front of Parcel A, designated 20' pedestrian
34 access, bordering the road and Lot 31 and Lot 48 as shown on the Tentative
35 Subdivision Map. dated July 2000 be offered for dedication by the property
36 owner.
37 e. A'7.54bot wide PUE along the front of Parcel D, extending from Gossage
38 Avenue.an'd bordering Lot 37 through Lot 44, bordering the road as shown on
39 the Tentative Subdivision Map dated July 2000 be' offered for dedication by
40 the prQperty.owner.
41 f. A 6-foot wide PUB along the west side of Lot 39, adjacefit to Lot 40 as shown
42 on the Tentative Subdivision Map dated July 2000 be offered for dedication
4 by the owner.
44 g. A 5.0-foot wide PUE along the east side of Lot 40, adjacent to Lot 39 as
45 shown on the Tentative entative Subdivision Map dated July '2000 be offered for
46 dedication by the property, owner.
3
1 h. Parcel D be offered for dedication as a PUE'. This will provide the necessary
2 land rights for utilities to all lots bo'rderi'ng parcel D.
3 is All streets and courts be as shown on the Tentative Map dated July .2,000 be
4 offered for dedication as PUE's or franchise streets by the property owner'.
5
6 .10. The! Developer shall enter into .an agreement with the City prior to the issuance of
.7- building,' ermits stating that the D;evelopenis.responsible for payment 9f ongoing,.,
8 costs related to future monitoring of mitigation measures or conditions of
9 approval
10
11 Mitigation. Measu -res as Conditions of Approval
12 11. All 'earthwork, grading, trenching, backfilling and compaction operations shall be
13 conducted in accordance with the City of Petal Subdivision Ordinance
14 ( 41046, Title 20, chapter 20 -04 of the Petaluma Municipal Code) and' Grading and
15 Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the Petaluma
16 Municipal Code.
17
18 12. The applicant shall submit as Erosion and Sediment 'Control Plan prepared by a
19 registered professional engineer gas an - integral part of the grading plan. The
20 Erosion and.Sediment Control Plan shall be subject to review and approval of the
21 City Engineering and Community Development Department, prior to "issuance of
22 a grading °permit. The Plan shall include temporary erosion control measures to be,
23 used during :construction of � cut and fill slopes, excavation for foundations,. and
24 other grading operations .at the site to prevent discharge of sediment. and
25 ' contaminants into the drainage: system. The Erosion and Sediment Control Plan
26 shall include the following measures as applicable.
27
28 a. Throughout the construction process, disturbance of groundcover shall be
29 minimized and the existing vegetation shall be retained to the extent possible
30 to reduce soil erosion. All construction and grading activities, including short -
31 term needs '(equipment: staging areas; storage areas, and field office locations)
32 shall;minimize the amount of land area disturbed. Whenever possible, existing
33 disturbed areas shall be used for such purposes.
34 b. All drainage ways, wetland areas and .creek channels shall be protected from
35 silt and sediment in storm runoff' through the use of silt fences, diversion
36 berms, and check darns. All exposed surface areas shall be mulched and
37 reseeded and all cut and -fill slopes shall be protected with hay mulch and/or
38 erosion control blankets as appropriate.
39 c. Material and equipment for implementation of erosion control measures shall
40 be on -site by October 1 All grading activity shall be completed by October
41 15 th , prior to: the on -set of the rainy season, with all disturbed areas stabilized
42 and revegetated by October 31". Upon approval by the Petalura City
43 Engineer, extensions for short-.term grading may be allowed. Special, erosion
44 control measures may be required by the City Engineer! in conjunction with
45 any, specially permitted rainy season grading.
C!
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d. If required to prevent ,scour and erosion of channel banks; biotechnical erosion
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control and bank stabilization measures shall be incorporated into the grading
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and landscape�plans as described in the "Restoration Design and Management
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Guidelines.for the Petaluma. River Watershed, Vol. II ". Channel modifications
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shall be- limited to specific problem areas.
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7 13.
All construction activities shall :meet the Uniform Building Code regulations for
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seismic safety - -- -reinforcing - perimeter 'and/or load bearing walls, bracing
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parapets, etc.).
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11 14.
Prior to issuance of a grading permit, building permit, or approval of an
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improvement plan or Final _Map, the Applicant shall provide a Soils Investigation
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and Geotechnical Report prepared by a registered professional civil engineer for
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review and approval of the City Engineer and Chief Building Official in
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accordance with the Subdivision Ordinance and Grading and Erosion Control
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Ordinance and as recommended by Geomatrix and as confirmed by Kleinfelder.
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The soils .report shall address site- specific soil conditions (i.e. highly expansive
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soils) and include recommendations for: site preparation and grading; foundation
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and soil engineering design, pavement design, utilities, roads, bridges and
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structures.
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22 15.
The design of all earthwork, cuts and fills; drainage; pavements, utilities,
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foundations and structural components shall conform with the specifications and
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criteria contained in the- geotechnical report, as approved by the City Engineer.
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The geotechnical engineer shall sign the improvement plans and certify the design .
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as. conforming to the specifications. The geotechnical engineer shall also. inspect
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the construction work and shall certify to the City, prior to acceptance of the
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improvements or issuance of a ,certificate of occupancy, that_ the improvements
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have been constructed in. accordance with the geoiechnical specifications.
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Construction and.mprovement plans shall be reviewed ,for conformance with the
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geotechnical specifications by the -City Engineer and Chief Building Official prior
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to issuance of grading or building permits and/or advertising for bids on public
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improvement projects. Additional soils information maybe required by the Chief
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Building Inspector duririg the plan check of building plans in accordance with
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Title 17 and 20 of the PetalumaMunicipal Code.
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37 16.
Foundation and structural design for buildings shall conform. to the requirements
38
of the . Uniform' Building Code, as well as state and local laws /ordinances.
39
Construction plans shall be. s ect to review and approval by the Building
40
Division prior to the issuance of a building permit. All work shall be subject to
41
inspection by the Building Division and must conform to all applicable code
42
requirements and approved improvement plans .prior to issuance of a Certificate
43
of Occupancy.
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45 17.
Prior to issuance of a grading or building permit, the applicant shall submit a
46
detailed schedule for field inspection of work in progress to ensure that all
1 applicable codes, conditions and mitigation measures are being properly
2 implemented through construction of the,project.
3
4 18. The applicant shall incorporate the following Best Management Practices into the
5 construction and improvement plans and clearly indicate these provisions in the
6 specifications. The construction contractor shall incorporate. these measures into
7 the required Erosion and Sediment Control Plan to limit fugitive dust and exhaust .
8 emissions during construction.
9
10 a: Exposed soils shall be watered periodically during constriction, a minimum
11 of twice daily. The frequency of watering shall be increased if wind speeds
12 exceed 15 mph. Only purchased city water or reclaimed water shall. be used
13 for this. purpose. Responsibility for watering shall include weekends and
14 holidays when work isl not. in progress.
15 b. 'During excavation acti vities, haul trucks used to transport soil shall utilize
16 ..tarps or other similar covering devices to>reduce dust emissions.
17 c. Grading and construction equipment operated during construction activities
18 shall be properly mufflered and maintained to minimize emissions. Equipment
19 shall be. turned off, when, not in use.
20 d. Traffic speeds on roads shall be limited to 15 mph.
21 e. Constriction sites involving earthwork. shall provide for a gravel pad: area
22 consisting of "an impermeable 'finer and drain rock at the construction entrance
23 to clean mud debris from'constriction vehicles prior to entering the public
24 roadways. Street surfaces in the Vicinity, of the project shall be routinely swept
25 and cleaned of mud and dust carried onto the street by coristructiori.vehcles..
26 f Hydroseed or apply (non- toxic) soil stabilizers to inactive construction areas
27 (previously graded areas inactive ,for 10 days or more):
28 g. Enclose, cover, water twice daily or apply (non- toxic) soil binders to` exposed
29 stockpiles (dirt, sand, etc.).
30 h. Post - construction revegetation, repaving or soil stabilization of exposed soils
31 shallbe. completed in a timely manner according to the approved Erosiori and
32 Sediment Control Plan and verified by City inspectors prior to acceptance of
33 'improvements or issuance,of certificates of occupancy.
34 i. The Developer shall designate a person with authority to require increased
35 watering, to,monitor the dust and erosion control program and provide name
36 and phone number to the City of Petaluma prior to issuance of grading
37 permits.
38
39 19: All residential units designed with fireplaces shall meet the requirements of
40 Ordinance 1881 N.C.S. for clean- burning fuels.
41
42 20. Architectural coatings and :asphalt paving conducted on the.' roject site shall
43 adhere to rules and regulations stated in the BAAQMD Rulebook.
44
45 2.1. All construction activities ; shall be performed in a manner that minimizes the
46 sediment and/or pollutants entering directly or indirectly into the 'storm drain
R
1 system or ground Water. The applicant shall incorporate the following provisions
2 into the construction plans and specifications, to be verified by the Community
3 Development Department; prior to 'issuance of grading or building permits.
4
5 a. The applicant, shall designate construction staging area and areas for storage of
6 any hazardous materials (i.e: motor oil, fuels, paints, etc.) used during
7 construction on the improvement plans; All construction staging areas shall be
8_ located away from any stream and adjacent drainage areas to prevent runoff
9 from construction areas from entering into the drainage system. Areas
10 designated for storage; :of hazardous materials shall :include proper containment
11 features to prevent contaminants from entering drainage .areas in the vent of a
12 spill or leak.
13 b. No debris, soil, silt, sand, cement, concrete or washings thereof, or other
14 construction related materials or wastes, oil or petroleum products or other
15 organic or earthen material shall be allowed to enter any drainage system. All
16 discarded material including washings and any accidental spills shall be
17 removed „and disposed: of at an approved disposal site. The applicant shall
18 designate appropriate disposal methods and/or facilities on the construction
19 plans or in the specifications.
20 c. No heavy equipment shall be operatedt in any live creek channel: All in- stream
21 channel work shall be limited to the dry season (typically defined as May 1St
22 through October 15 and performed in accordan ce with conditions specified by
23 the Department of Fish and Game in a Streambed Alteration Agreement. The
24 Department of Fish:arnd Game may require amore limited construction period
25 in dream channels that support anadromous fisheries. Applicant shall provide
26 copy of the approved ;Streambed Alteration Agreement andproof of compliance
27 with the permit conditions prior to approval of ; improvement plans or issuance
28 . of grading permits for work within any channel.
29
30 22. The applicant shall submit the required Notice of Intent for compliance with the
31 conditions for a general permit under the National Pollutant Discharge Eliminate
32 System (NPDES) stormwater permit for construction activities administered by the
33 State of California Regional Water Quality Control Board. The conditions require
34 development; and implementation of a Storm Water ;Pollution Prevention Plan
35 (SWPPP), which may. also meet the City's requirement for an Erosion and
36 Sediment Control Plan, noted.above.
37
38 23. Prior to issuance of a grading or building permit or approval of any improvement
39 plans. for earthwork within any creek corridor or identified wetland site, proof of
40 authorization from all applicable responsible agencies including but not limited to,
41 the U.S. Army Corps of Engineers, the California Regional. Water Quality Control
42 Board, and the California Department of Fish and Game, shall be submitted by the
43 applicant to the Community Development Department.
44
45 24. The applicant shall submit a detailed grading and drainage plan for review and
46 approval by the Community Development Department'prior.to approval of a final
7
I map, improvement plan, grading or buildingperrnit. The project grading and all site
2 drainage improvements shall be designed and constructed in conformance with - the
3 City of Petaluma Community Development Department's "Standard
4 Specifications" and the Sonoma County Water Agency's "Flood Control Design
5 Criteria ". Channel modifications" and bank stab improvements . within: a
6 natural stream channel shall be designed in conformance with the City's
:`Restoration.. Design and Management Guidelines" The drainage plans shall
_.
8 include supporting calculations of storm drain and culvert ' size using. acceptable
9 engineering methods. No lot -to -lot drainage shall be permitted. Surface runoff shall
10 be addressed within each individual lot, and then conveyed to an ,appropriate storm
11 drain system. All hydrologic, `hydraulic and. stone drain system design shall. be
12 subject to review and approval of the Sonoma County Water Agency (SCWA) and
13 the City Engineer.
14
15 25. Building envelopes adjacent to the Magnolia Avenue drainage ditch shall comply
16 with the Sonoma. County Water Agency creek setback (measured from the the of .
17 the streambank, outward a distance of 2 %z times the height of the streambank plus
18 30 feet or 30 feet outward from the top of the streambank, whichever is greater).
19
20 26. The drip line of `all trees and riparian vegetation and the footprint of wetland, areas
21 shall be surveyed and accurately depicted on the grading and construction plans as
22 sensitive areas to be avoided and protected during construction. Before the start of
23 construction in an area where existing trees are to be retained and protected,
24 exclusion fencing shall be installed. Fencing shall be installed as shown ,on the Tree
25 Location ,Map or, at a minimum, around the perimeter of the trees' drip line or at
26 the limit of grading when grading encroaches into the drip line., Drip line is defined
27 as the point where the distance from, the edge of the tree canopy to the trunk is the
28 greatest., This radius shall be used in establishing the perimeter, of the exclusion
29 fencing. Fencing materials shall be highly visible and sturdy such as a portable
30 cyclone, fence or comparable fencing material. Signs shall be _posted on fencing
31 prohibiting parking of vehicles lot storage of materials within the trees' ,drip line.
32
33 27. Grade changes that affect surface and subsurface drainage around the tree shall be
34 _ avoided. Adequate drainage shall be maintained to prevent any ponding of water.
35 around the base of trees'. -
36
37 28. Trenching within the drip line of the trees' shall be minimized. Trenches shall not
38 be excavated closer, than half the distance from the trunk to the edge of the tree
39 canopy. An alternative to trenching is to place utilities in a :conduit that is bored
40 through the soil. This rrLn � zes.root damage. ,If trenching within the drip line is
41 unavoidable, a joint trench shall be used for-all utilities to minimize the damage
42 caused by multiple trenching. If possible, roots three inches in diameter and larger
43 should not be cut.
44
45 29. Trees with greater than 30 percent root loss .shall be provided with supplemental
46 seasonal irn'gation.,The irrigation shall be deep and infrequent — monthly during
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the growing season. Supplemental irrigation shall be provided for one to three
years, depending.on the, degree of root damage or loss. Care ,shall betaken to keep
the zone around the roof crown (6 -10 foot radius around the trunk) dry.
30. All turf areas shall be graded to drain away from valley oaks and creek corridors
to avoid long -term irnpacts' of irrigation and chemical use of pesticide and
herbicides. A minimum 6 -foot radius around the base of the tree should be dry
and' - well drained.-The .grading and drainage plans maintain °the -- root -zone
areas of the large valley oaks and riparian areas in, a natural state, such that turf
areas, irrigation and drainage, shall be avoided in these areas. The landscape and
drainage plans shall be submitted for 'SPARC approval and reviewed for
conformance with this, requirement by the Community Development Department
prior to issuance !of grading or ,building permits.
31. Soil compaction around the trees shall be avoided. When possible, a thick layer
of crushed rock underlain by a geotextile as an alternative to soil compaction for
road based preparation within or near the drip zone of trees shall be used. A thick
layer of organic mulch such as wood chips is to-be placed within areas subject to
light traffic. Vehicle and equipment, parking and materials storage shall not occur
within the drip line r of trees at any time.
32. All trees shown on the Tree Location Map. as "impacted" shall have their trunks
protected by attaching straw bales to the trunk. Bales shall be tied to the trunk on
the side facing grading' operations .to prevent bark damage from construction
equipment.
33. Crown thinning to compensate for root loss shall be avoided.
34. Tree removal associated with construction shall be mitigated at a 3.2:1
(replacement: removal) ratio with 15- gallon size trees for . a total of 224
replacement trees. All replacement trees shall be native' species.
35. Certain areas of the site are identified as jurisdictional "Waters of the United
States" as .defined by the Army Corps of Engineers;, the applicant shall apply to the
Army Corps for a Section 404 of the Clean Water Act permit. The ap plicant. shall
avoid impacts to. wetlands to the maximum extent practicable. If. avoidance is not
practical, then a Wetland Mitigation Plan and Monitoring Program shall be
prepared and submitted to the Corps of Engineers and 'Community Development
Department for review and approval, prior to SPARC review or approval of
improvement.plans or final map.
36. Revegetation of`areas damaged or destroyed by grading, construction of access
bridge or detention basins shall be implemented to restore full habitat value. A
vegetation restoration plan shall be submitted to -the Community Development
Department at the time of SPARC application.
0
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37.
All construction activities in and immediately adjacent to potential nesting area
2
for raptors and other birds should be conducted outside the normal breeding
3
season (generally January 15 to July 15). If the project occurs w i thin-this season,
4
however, a biologist shall survey the site prior to construction, and mark all raptor-
5
nesting trees with flagging. A construction setback of 50 feet-from such trees will
6
apply.
7-
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38:
'A 'contractor education program that includes an on -site briefing shall ' be
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impleimented to ensure that all construction personnel are fully informed of the
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biological sensitivities associated with the project and about how to best avoid
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impacts toathese sensitivities. .
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The following measures shall be specified in the connstruction contract:
14
39.
All construction activities shall complywith applicable Performance, Standards in
15
the Petaluma Zoning Ordinance and Municipal Code.
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40.
All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. ' Monday
18
through. Friday and 9:00 a.m. to 5:0.0 p.m. on Saturdays. Construction shall be
19
prohibited on Sundays and all holidays recognized by the City of Petaluma. There
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will be no start up of machines nor equipment prior to 8:00 a.m.,,Monday through
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Friday; no delivery of materials nor equipment prior to 7 :30 a.m. nor past 5:00
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p.m., Monday through Friday; no cleaning; of machines nor "equipment past 6:00
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p.m., Monday, through Friday; and no servicing of equipment past 6:45 ", Monday
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through Friday. The developer's phone number shall be made available for noise
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complaints.
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Pile driving activities shall be limited'to 8:00 a.m. to 5:00 p.m. weekdays only
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All construction equipment powered by internal combustion engines shall be.
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properly muffled' and maintained to minimize noise. Equipment shall be turned off
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when not-in use.
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Construction maintenance, storage and staging areas for construction equipment
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shall avoid .•proximity to residential areas. to the maximum extent practicable.
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Stationary construction equipment, such as compressors, mixers; etc. shall be
36
placed away from "residential areas and/or provided with acoustical shielding. Quiet
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construction, equipment shall be used when possible.
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The developer shall,designate a Project Manager with authority to implement the
40
mitigation.measures who will be responsible for responding to;any�complaints form
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the neighborhood_, prior to issuance of a building/.grading permit.: The Project
42
Manager's phone number shall be conspicuously posted at the construction site.
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The Project Manager shall determine the.cause of noise complaints (e:g. starting too
44
early, faultymuffler, etc.) and shall take prompt action to correct the'problem.
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45. All single- family ;residences located adjacent to an arterial street- or within a
projected 65. Dba noise contour shall be constructed using appropriate: construction
techniques and materials to achieve ,compliance with the noise standard for - interior
living area (45 Dba maximum noise level) and the General Plan standard for
exterior yards (60 Dba), Placement of buildings to shield roadway noise from
exterior yards and/or installation of a 6 foot freestanding sound wall or earthen
berm along the property line shall be required to meet General Plan Noise
Standards. The' developer shall provide -an acoustical report- prepared by a qualified
acoustical engineer, which demonstrates that the proposed building construction
will meet both interior and exterior noise standards. Said report shall be submitted
by the developer for review and approval of the Community Development
Department prior to issuance of building permits:
46. All land uses shall confonn to the Performance Standards listed in Section 22 -300
of the Petaluma Zoning Code.
47. All exterior lighting shall. be directed onto the project site and access ways and
shielded to prevent. _glare and intrusion onto adjacent residential properties and
natural/undeveloped areas. Plans submitted for SPARC review and approval shall
incorporate lighting plans,, which reflect the location arid design of all proposed
streetlights, and any other exterior lighting proposed.
48. Development plans shall be designed to avoid vehicular lighting impacts to
bedroom - areas and other light - sensitive living areas of any: nearby residential lot,
home or facility. Development plans for lots proposed : at 'street intersections or in
other potentially light- sensitive locations shall - incorporate architectural or
landscape design features to .screen interior living space from the headlight glare.
49. No illumination shall be installed within the designated open space /park area except
for low level lighting along designated pathways adjacent to public streets or across
pedestrian bridges. 'The improvement drawings and landscape plans prepared for
the - project shall reflect the location.and design details of all light fixtures proposed.
Said locations and details shall be reviewed and approved by the Site Plan and
Architectural Review Committee and the Parks and Recreation Director prior to the
approval of the final map; improvements plans or advertising for bids.
50. Shade trees shall be incorporated into building. and improvement plans along public
streets and within parking areas in conformance with the City's Site Plan and
Architectural Review Guidelines to reduce glare and provide shade. .
51. All new and existing roverhead utilities (except for high voltage transmission lines)
shall be placed underground.
52. Architectural. 'details, landscape plans and specifications, and detailed site plans
shall' be subject to review and approval by the Site Plan and Architectural Review
Committee prior to issuance of building permits.
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2 53. Trenching for :utilities and irrigation line shall be kept to as shallow a depth as
3 practical to avoid disturbing potential subsurface resources.
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An archaeologist shall monitor ;ground- disturbing activities in the Magnolia
parc,el.. Initial checks should, occur on a daily basis, with the interval reduced to
three per week at the monitoring archaeologist's, discretion. The City shall retain
and administer the contract for the monitoring archaeologist: The applicant shall
be responsible for the costs of mitigation monitoring, including contract
administration costs'to the City. The contract, with a qualified archaeologist shall
be 'executed and funds. deposited with the City prior to issuance of :a grading
permit. Monitoring is needed during ground level construction work only and
shall be concluded with a written report submitted to the City prior to 'issuance of
certificates of occupancy.
Per Section 7050.5 of the California health and Safety Code, in the event of
discovery orL recognition of any human remains, in any location other than a.
dedicated cemetery, there shall be no further excavation or disturbance of the site
or any. nearby area reasonably suspected to overlie adjacent remains .until the
.coroner of the county in which the human remains are discovered has determined
whether or not the remains are subject to the coroner's authority. If human
remains are encountered, work within 50 feet of the find shall halt and -the County
Coroner notified immediately. At the same time, an archaeologist shall be
contacted to evaluate the situation,. If the graves cannot. be avoided by project
activity, an- archaeological excavation program shall be implemented to remove
the burials and ,associated grave goods, analyze the remains and prepare a, report
of findings. If possible a most likely descendent should be .identified, and
consulted for the proper treatment and disposition of the remains. If acceptable to
the most likely descendent, or if _a most likely descendent is not identified;
reburial of the remains shall be as close as possible to their original location. The
Cypress Hill Cemetery would be. an appropriate location. If 'the human remains
are of Native American origin„ the Coroner shall notify the Native American
Heritage Commission within 24 hours of this identification. The Native American
Heritage Commission will identify a Native American Most Likely Descendent to
inspect the site and provide "recommendations for the proper treatment, of the
remains and associated grave goods.
56. If any artifacts,. cultural remains or potential resources are encountered dun -ing
construction, activities, work within. 50 feet of the find shall cease and the
construction contractor shall notify the Community Development'' Director.
Prehistoric materials can include flaked-stone tools (e.g. projective points, knifes,
shoppers) or- obsidian, chert`or quartzite tool- making debris; cultural darkened soil
(i.e. midden soil often containing heat affected rock,, ash and charcoal, shellfish
remains, and' cultural materials); and stone milling equipment (e..g, mortars,
pestles, handstones). Historical materials might include wood, stone,, concrete or
adobe footings, walls and other structural remains; debris filled wells or privies;
12
I and deposits of wood, metal,. glass, cerainics and other refuse. An archaeologist
2 shall evaluate the finds and make a recommendation. The applicant shall comply
3 with all mitigation recommendations of the archaeologist prior to commencing
4 work inhhe- vicinity of he archaeological finds. The applicant shall be responsible
5 for all costs associated with the consulting cultural resource specialist.
6
7
8 From the Bicycle AdvisoryCommittee:
9 57. Any private open space in this development shall have 'a permanent public
10 easement on its entirety.
11
12 58. There shall be two benches on the proposed open space view corridor lot (parcel
13 D).
14 .
15 59. Lighting shall not glare into pedestrian/cyclists' eyes.
16
17 60. Under no circumstances shall any pesticide/herbicide be' applied in areas used by
18 pedestriansibicyclists .anywhere in this project or the surrounding areas without
19 appropriate signs warning of the use of chemicals a policy currently employed by
20 the Music, Recreation and Parks Department. This project shall utilize Best
21 Management Practices regarding pesticide/herbicide use and fully commit to
22 Integrated Pest Management techniques for the protection of pedestrians and
23 bicyclists.
24
25 From the Engineering Division:
26 61. Frontage Improvements
27 Magnolia Avenue
28 a. Frontage improvements _shall include, but not . be limited to, half - street
29 reconstruction; curb, gutter, sidewalk, storm drains, sanitary sewer, water
30 mains, street lights,' pavement markers, traffic signs, fire hydrants and
31 landscaping. The half- .:street width shall be 18 -feet (one 12- foot travel lane and
32 6 -foot bike path). A half- -street right -of -way width of 30 -feet shall be
33 dedicated. The minimum pavement thickness shall be six inches.
34 b. The proposed roundabout at street "A" and Magnolia Avenue shall meet the
35 latest industry guidelines and standards. Pedestrian crossing on Magnolia Ave.
36 shall be incorporated in the .roundabout with adequate safety features for this
37 location. The final :roundabout design shall include a peer review by a firm
38 with,roundabout design experience.
39 c. There.,shall be no parking along Magnolia Avenue.
40 d. Place existing overhead utilities underground that- traverse this subdivision or
41 exist along the frontage of Magnolia Avenue.
42 Gossage: Avenue
43 e. Dedicate right -of -way and provide frontage improvements as required by the
44 Sonoma County Publics Works Department.
45
46 62: Grading
13
I
a.
The Grading plan °shall conform to the soils investigation report prepared for
2
this ;subdivision. Graded swales with a slope greater than 5% shall be
3
protected with a permanent method other than planting.
4
b.
Any existing structures above 'or; below ground, that are to be abandoned or
5
are not necessary to the function of this 'subdivision, shall be removed.
6
c.
Grading cuts or fills shall remain at least 5 -feet from the boundary of the
7 -
existing subdivision.
8
d.
The developer shall pre a storm water pollution prevention plan; submit
9
an erosion control plan and file a notice of intent.
10
11 63.
Streets
12
a.
All proposed streets shall have a minimum width of 32 -feet with , parki n g
13
allowed on both sides as shown on the vesting tentative map. The cul -de -sac
14
bulb radius shall be a minimum of 43 -feet. Curb ramps shall be located at all
15
intersections. The minimum pavement thickness shall be 4- inches. The: face -
16
of - curb radius at intersections shall be 25 -feet for interior streets and 40 7feet
17
at street "A" and Magnolia Avenue (or as specified by the roundabout design).
18
b.
Streets, signs, pavement markings and streetlights shall be constructed and
19
installed per City Standards.
20
c.
The proposed emergency vehicle access roads at Eddie Way and the end of
21
street "D" shall have an- =all- weather surface capable of supporting emergency
22
vehicles. A lockable vehicle barrier shall be installed at each of the access ,
23
roads providing a minimum 4 -foot wide passage for pedestrians and bikes.
24
d.
Vehicle barriers .shall be installed at the -end of street "A" & "B" with agate
25
and driveway .approach. for fire equipment.
26
e:
Access to lots 39 & 40 shall be from the. private .drive between the two
27
properties, not directly from Gossage Avenue.
28
f.
Parking,islands shall be lallowed in cul -de; sacs upon review and approval by
29
the Fire Marshal's office for fire truck turning radius.
30
31 64,
Site Drainage and Storm Drain
32
a.
The property owners shall maintain the proposed storm drain and detention
33
systems within the .public right -of- -way and parcels A, B, C and D. A
34
maintenance agreement-shall be recorded for the storm drains and detention
35
facilities.
36
b.
The storm drain outfall at lot 13 shall be directed through the south side of lot
37
13 in a public storm drain easement to street "A" and to the catch. basin at the
38
end of street "A ". An all- weather access road shall be provided over this
39
easement.
40
c.
Street' "C" shall, slope to street "A" and eliminate the proposed catch basins .
41
and storm drains.
42
d.
Remove the first two catch basins in street "D" or direct the storm drains from
43
those catch basins to the catch basin at lot 47. Eliminate the skewed storm
44
drain-crossing`in street "D".
45
e.
Lot to lot surface drainage in swales shall not be allowed. Storm drains and
46
inlets may be provided to direct surface drainage across private property.
14
1
2
3
.4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
65. Sanitary Sewer and Water Systems
a. The proposed water main system ishall be capable ,of delivering a continuous
fire flow as :directed by the Fire Marshal, while maintaining a minimum
residualpressure'of 20 pounds per square inch.
b. The water and sanitary sewer services for lots 38, 39, 40 and 41 shall be
connected to the. proposed public water and sanitary sewer systems in street
" „ . .
c. The public water and sanitary sewer systems' shall conform to City standards
and the Water Resources and Conservation Department.
d. The water meters shown on the tentative map adjacent to lots 42, 43, 46 and
47 shall:notbe allowed.
e. All water services shall be 1 -inch in diameter and all water meters shall be
located .in the public right -of -way, or easement as reviewed by Water
Resources and Conservation Department.
f. Any existing wells shall be abandoned per Sonoma County requirements.
g. Provide an 8 -inch diameter, water.main connection from Eddie Way to street
"A” through the proposed emergency vehicle access.
h. Install a fire hydrant on Gossage Avenue at the emergency access vehicle
road.
66. Offsite Improvements
a. Any existing public 6 -inch diameter sanitary sewer pipe downstream from
Samuel Drive,,shall be replaced with a minimum 8- inch - diameter pipe.
67. Final Map
a. Show all existing and proposed easements that are within the subdivision
boundary.
b. The proposed emergency vehicle access locations shall also include public
pedestrian and bicycle access.
c. Provide the,.- necessary easements for public or private water, sanitary sewer
and storm drain facilities.
d. Provide standard 10400t wide public utility easements along both frontages
and both sides of proposed right -of -ways.
68. All hydrologic, hydraulic and storm. drain system design shall be subject to the
review and approval of the Sonoma County ,Agency.
69. Public water, sanitary sewer and storm drain easements shall have paved surfaces
capable or supporting maintenance vehicles.
70. The developer shall keep the existing public streets clean that are used for access
to this site during construction.
15
1 71. The developer shall prepare the necessary private roadway, water line sanitary
2
sewer, and storm drain maintenance agreements for the proposed shared facilities.
3
Agreement documents shall be recorded with the final map.
4
5
72.
The final' map and improvement plans shall be prepared per the latest City
6
policies, standards, codes, resolutions and ordinances.
7
8
_.
From. the Fire,Marshal:
9
73.
Provisions for Annual Weed/Brush Abatement of the urban interface and the
10
developed area shall be theresponsibility of the 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 for the project. This plan shall include conditions for fire safe landscaping,
1 -4
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
74.
Prior to beginning of construction, provide documentation for entrance bridge of a
22
minimum of .61,500 lbs. load capacity for fire apparatus.
23
24
75..
Prior ' to beginning of construction, provide drawing with dimensions of
25
roundabout for fire apparatus access.
26
27
76.
The minimum fire flow for this project is 1,500- GPM at 20 pounds per square
28
inch. Proof that required fire flow is available shall be supplied to the Fire
29
Marshal prior to construction.
30
31
77.
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
3.3
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
78.
For the emergency vehicle access to Eddie Way, provide turn radius R =25° at
39'
street A.
40
41
79.
Provide pipe gates at each end of emergency vehicle access and at access to parcel.
42
A and B,
43
44
ADOPTED this day of , 2002', by the following vote:
45
46 AYES:
16
1
2
NOES:
3
4
ABSENT:
5
6
ABSTAIN:
7
.8.
9
10
11
ATTEST:
12
13
14
15
City Clerk
16
17
18
19
Mayor
APPROVED AS TO FORM:
City Attomey
17
ATTACHMENT J
IT. Y OF PETALUMA
POST OFFICE Box 61
PETAL UM , CA 94953 =U061`
E: Clark Thompson
Mayor
Janice Cader- Thompson
Michael Healy
Matt Maguire
Bryant Moynihan
Mike O'Brien
Pamela Torliatt
Councilmembers
Community Development
Department
11 English Street
Petaluma, CA 94952
Planning Division
Phone (707) 778 -4301
Fax (707) 778 -4498
E -Mail
planning@ci. petaluma. ca.us
Building Division
Phone (707) 778 =430,
Fax (707) 778 -4498
E -Mail
building@ci.petaluma. ca. us
Housing Division
Phone (707) 778 -4301
Fax (707) 778 -4498'
E -Mail
housing@ci.petaluma. ca.us
Notice of Public Hearing:
MAGNOLIA PLACE SUBDIVISION
1120 Magnolia,Avenue and 1111 GossageAvenue, APNs 048- 141 -012 & 048 - 132 -027
(City File Nos. ANX00001, TSM00002, PRE00011, PUD00006)
* *You are invited to attend a City Council meeting on a project in your
neighborhood **
NOTICE IS HEREBY GIVEN that the Community Development Department of the
City of Petaluma has ,received applications f onir Mission Valley Properties for the
following:. 1) a General Plan Amendment to change the current designation for a 8.76
acre portion of 1120 Magnolia Avenue (APN 048- 141 -012) from "Proposed Public Park"
to "Urban Standard Residential" (retaining 8.38' acres as Proposed Public Park) and to
change the current designation of a 7.37 acre site at 1111 Gossage Avenue (APN 048 -
132 -027) from "Suburban Residential to "Urban Standard: Residential'; 2) a Vesting
Tentative Map; 3`) prezoning to Planned Unit Development (PUD); and 4) annexation.
The project includes two contiguous parcels of approximately 17.05 and 7.37 acres which
are located outside the current Petaluma city limits, but within the City's Urban Growth
Boundary and ; Sphere of Influence. The site contains a drainage swale and a roadside
drainage channel along Magnolia Avenue that are subjectto Army -Corps of Engineering
regulation. The project would' include the construction of three detention .basins and two
underground detention :systems to detain storm water. flows and ensure any increase in
peak flows due to the increase.,of impervious surfaces will be mitigated.
The applicant is ,proposing to divide the 7.37 acre site (1111 Gossage Avenue) into 17
custom, single- family residential lots ranging in size from 8,834 to 25,248 square feet
plus 11,665 square feet of ,private open space. The main access to the 17 custom homes
on the Gossage parcel would be from Samuel Drive; two lots would be accessed directly
from Gossage Avenue. The Gossage Avenue site 'is currently developed with four
chicken houses, two mobile homes and an accessory structure.
The approximately 17:05 acre parcel (1120 Magnolia Avenue) is to be divided into 30
single - family residential' lots ranging in size from '5,876 to 11,545 square feet plus 2.21
acres of private. open. space. Approximately 8.38 acres of this site >is to be dedicated to the
City for a public park. Eucalyptus trees on this. parcel were logged in 1998 by the
property owner. The developer will clean up and reforest the parkland site with native
trees; the City, will prepare refined plans for the park site after entitlements are obtained.
The main access to the 30 single - family homes would be directly from Magnolia Avenue
via a, rock -clad bridge over a drainage channel with pedestrian walkways on "both sides of
the structure. The Magnolia Avenue parcel is currently developed with a single - family
residence, outbuilding and concrete water tank.
The preliminary grading calculations for the entire project site are estimated at 28,800 cubic yards of cut
and 26,400 cubic yards of fill. The proponents anticipate that as the project becomes more refined, all
excess material will be used, on the site. No off- hauling or on- hauling of material is expected. The two
sites will be graded and improved at the isame time. However, construction of the Magnolia Avenue site
homes is to occur in phases of 5 to 1.0 homes while the: custom home. lots are to be sold on an individual
basis.
NOTICE IS HEREBY ALSO GIVEN that pursuant to the California Environmental Quality Act
(CEQA) the Planning Division staff has conducted an Initial Study of potential environmental impacts
and has identified the potential for significant impacts to: geology and soils; air; hydrology and water;
noise; visual ,quality and aesthetics; biological - resources and cultural resources. As a result of this study,
mitigation measures to avoid, substantially reduce or compensate for the environmental impacts are.
identified and have been agreed to by the applicant and/or incorporated into the project.
City Council Meeting;Date /Time: Monday; August 5, 2002 at or after 7:00 p.m..
Location: ,City Council Chambers, Petaluma CityHall, 11 English Street, Petaluma, CA 94952
The Planning Commission has made a recommendation to the City Council that the City Council deny the
project. The City Council will render a final .decision on the Mitigated Negative Declaration - and on the
project.
Efforts will be made to; accommodate disabilities. The City Manager's office must be notified at (707)
778 -4345 within 5 days from date of publication of this: notice if you need special accommodations.
If you cannot attend, you can send a letter to the Community Development Departments Planning
Division, City of Petaluma,. l I English Street, Petaluma California, 94952. You can also hand deliver it
prior to the meeting. Both meetings will be televised on the Petaluma Community Access Cable, Channel
28. For More Information: You can contact Betsi Lewitter, the project planner, lat (707) 778 -4301, or at
planning:(&ci.petaluma.ca.us You can also come to the Planning Division to look at the; Initial Study,
project plans and other associated application materials. The :office is located in City Hall, 11 English
Street. The office is.open from 8:00 am to 5 :00 pm weekdays.
If you challenge in court the matter described above, you.may be limited to raising only those issues you
or someone else raised at the public hearing described in this notice, or in written, correspondence
delivered at, or.pnor to; the above - referenced public hearing. {Government Code Section 65009(b)(2) }.
Judicial review of an administrative decision of the City Council must be filed with the Court not later
than the 90th day following the date of the Council's decision. (Code of Civil Procedure Section 1094.6)
S: City council/Notices/Mignolia Place 8 -5 -02
RE: PARCEL # 006012,016
OCCUPANT
000962 CHERRY ST
PETALUMA, CA 94952-0000
RE: PARCEL 4 00'601211.;'-
OCCUPANT
000864 .- ST
PE70,L-tfMA, CA 94952-0000
RE: PARCEL #k 006402011
OCCUPANT
000555 MAGNOLIA AVE.
PETALUMA, CA 94952-0000
RE: PARCEL # 006510004
OCCUPANT
000663 CHERRY ST
PETALUMA, CA 94952
RE. PARCEL.
OCCUPANT
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RE: PARCEL 4 0065-10007
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PETALUMA, CA 94952-0000
RE: PARCEL #k 00
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000007 AZEN WY
PETALUMA, CA 94952-0000
RE: PARCEL #k 0 -0.09
OCCUPANT
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0 0 0 0 0 9
PETALUMA, CA 9495:2-0400
RE: PARCEL 4 00
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P F-T. ALLJMfA , CA 94952-0000
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RE: PARCEL 4 0 0.
OCCUPAN
KAZEN WY
PETALUMA, CA 94952-0000
RE: PARCEL 4k 006012016
eENNETT JAMES H TR
16 MESA AUE
MLLL VALLEY CA 94941-1336
RE: PARCEL4 006012017
THOMPSON STEUEN H & PATRICIA A
864 CHERRY ST
PETALUMA CA 94952-2059
RE. PARCEL 1 4 006402011
W,OODI PHILIP 9 & ALICE L TR
PO BOX 314
POINT ARENA CA 9546e-
RE.' PARCEL • 006510004
PETALUMA CITY SCHOOL DISTRICT
2,01 FAIR ST
PETALUMA CA 94952-2516
RE. PARCEL # 006
ELIOT JOHN G JR ET AL
I KAZEN WAY
PETALUMA CA 94952-1839
RE: PARCEL # 006510006
TOTH NEWART 11 TR
3 KAZEN WAY
PETALUMA CA 94952-1839
RE.' PARCEL 4 006510007
HENOR ' ICKSON SCOT
5 k ' AZEN WAY
' I
PETALUMA CA 94952-1939
RE: PARCEL 4 00651000e
EV CAROL
7 KAZEN WAY
PETALUMA CA 949,52-1839
..RE:: PARCEL 4 006510009
CURME ARTHUR A & MARY A TR
9 KAZEN WAY
PETALUMA CA 94952-1839
RE'. PARCEL 0 006510010
LUTHER FRANCIS C &ELAINE D TR
11 KAZEN WAY
PETALUMA CA 94952-1939
RE', PARCEL 4 0.06510011
ESKENAZI-ALSERT N & HANNE FILE
12 KAZEN WAY
PETALUMA CA 94952-1e39
RE: PARCEL 4k65z0012
RE: PARCEL 4 ;006510012
OCCUPANT,,!
HOLBERTSON TERRY H IV & MELISS
0 0 U 0111� KAZEN W'(
10 KAZEN WAY
PEyiCUMA, CA 94952 -0000
PETALUMA CA 94952-
RE: PARCEL 4k 0065.1.0013
RE: PARCEL 4 006510013
OCCUPANT �- - --"'
ROSS GERALD L TR
8 KAZEN WAY
00Ci0,0 8. __KtZrN_WY
PETaLU A, CA 94952 -0000
PETALUMA CA 94952 -1239
RE: PARCEL 4 '0.06510014._- -....
RE: PARCEL dk .006510014'
-
OCCUPANT
KUBEN I K DAVID M 81 MARGARET M
6 KAZEN WAY
0000 Aft ZEN W`(
PE✓THLUMA, CA 94952 -0000
PETALUMA CA 94952 -1239
RE. :, PARCEL 4k 0065.1E - - --:
RE: ,PARCEL 4 00o510U15
OCCUPANT -�
TOTTOSY STEPHAN & ROSEMARY
��
0000G'�� �'rA Ehd WY
4 KAZEN WAY
PETpaMA:, CA 94952 -0000
PETALUMA CA 94952 -1839
RE: .PARCEL 4k 006510016
RE: PARCEL, 4 00`5.10.016
OCCUPANT __ -
WILLIAMS JUDITH `E.
00.0 0 0 ". CH'EN W'(
2 KAZEN WAY
PETALUMA, CA 94952' -0000
PETALUMA CA 94952 -
RE: PARCEL # 006510017
REa PARCEL 0065100,17
OCCUPAh, ''
GA88ERT DAVE B &.MICHELLE L
0010 01 - -MAGNOL I R AV
1001 MAGNOL I AVE'
PETALUMA, CA 94952-0000
PETALUMA GA 9495;2 -1518
RE: PARCEL 4k 006510018
RE: PARCEL 4k U;17651,001 -6
OCCUPANT -
DEMORALES MICHAEL J
0'01&05 MAUN LIA AU
1005 MAGNOLIA AVE
J :.=
PETALUMA CA . 94952- 000,0
PETALUMA CA 94952 -1819
RE': 'PARCEL 4 00651.0019
RE.: PARCEL 4k 006:51&019
OCCUPANT
PETERSEN WI LLIAM M & DIANE I
&01009 MAGNOLIA AV
6251 ORCHARD STATION RD
" PETALUMA, CA 9.4952 -0000
SEBASTOPOL CA 954;'2 -6225
RE:' PARCEL 4k 004'. --- -
RE: PARCEL dk 006510 020
OCCUPANT
VCALB CHRISTINE J
001013 - - MAGNOLIA AV
10'13 MAGNOLIA AVE
PE A UL'�MA, CA 9495.2 -0000
PETALUMA CA .94
RE: `PARCEL 4k 0`0'6510021
RE: PARCEL # 006 :510.021
OCCUPANT
VAN WINKLE LEWIS D
001017 M A AU
1017 MAGNOLIA AVE
PETALUJI 94952 -0.000
PETALUMA CA 949'52 -1018
RE: PARCEL 4 006510022
RE: PAFRCEL 40 0 :0,651002.2
OCCUPANT
DIXON LINDA.
001:021 M1A�1�4TJ IA' :AV
1021 MAGNCILJA AVE
�-
PETi+L- t�i `1A, CA 94952 -0000
PETALUMA CA 94952 -1818
RE: PFiRCEL 4 0 '06510025
RE: PARCEL ;p 0'06510025
OCCUPANT
KNAPP L MARTIN & 1`1ARY LEE TR
001056 ANi"ONE WY'
225 HI,LLS'IDE AVE
PETALUMA, CA 94952 -0000
PIEDMONT CA' 94611 -+011
YARU L 4, U,U6510U26
OCCUPANT
001062 ANTONE WY
PETALUMA, CA 94952 -0000
RE.: PARCEL # 006510027
OCCUPANT
001090 AN HE WY
PETALUMA.; 5A 94952 -0000
RE: PARCEL 4 006510028
OCCUPANT
Ob1094 . ANTONE WY
PETALUMA, CA 94952 -0000
RE: PARCEL 4 006,510029
OCCUPANT
000951 MAGNOLIA AV
PETALUMA, CA 9+952 -0:000
RE: PARCEL 4 0069'110:031
OCCUPANT
0 010 5 2 �aC� FErt t W'Y
PET�UMA, CA 94952- 0.0.00
RE: PARCEL 4 0.06510032
OCCUPANT
000674 __- ( ST
PE'T Al: CA 94952 -01]00
RE: PARCEL 4 006F1OQ'„3 -_ - -.
OCCUPANT
000870 - _ ST
PET,ALUmA, CA 94952 -0000
RE: PARCEL 4 006510034
OCCUPANT
00086t�y --=- "CHERRY ST
PETALUMA, CA 94952 -0000
RE: PARCEL dk 006521001
OCCUPANT
000826 ELM DR
PETALUMA, CA 94952 -0000
RE`: PARCEL 0 0[16521002
OCCUPANT --
O'0'082:4 --- ELM DR
PET�CGMA, . CA 949,52 -00.00
RE: ;PARCEL 4 006`52'1003
OCCUPANT
000 LM DR
PETALUMA, CA 94952 - 0000
RE: .PARCEL 4 006521004
OCCUPANT
000816 ELM DR
{ PETALUMA, CA 94952 -0000
Rtlq F'RWLEL UU6h1UU26
KNAPP' L.MARTIN & MARY LEE TR
225' H`I LLSJ bE AIDE
PIEDMONT CA 94611 -4011
RE: PARCEL 4 006510027
CURT JEANNE RACHELLE
1090 ANTONE WAY
.PETALUMA CA 94952 -1834
RE: PARCEL. 4 006!:'10028
GUTI'ERRE2 JOSE & ELISA
327 A'CADIA DR
PETALUMA CA 94954-6656
RE: PARCEL # 006510029
M I CKLES LINDSAY M TR
1.19 WARD ST
LARKSPUR CA 94939 -1326
RE:: PARCEL # 006510031
BERNIKLAU KEN A ET AL
1052 AN'TbNE WAY
PETALUMA CA 94952 -1834
RE: PARCEL 4 006510032
SHIVES ROBERT 8 & DONNA J
874 CHERRY ST
PETALUMA CA 94952 -2058
RE: PARCEL 4 006510033
MACHADO CINDYLEE CINCER'A & LUI
870 CHERRY ST
PETALUMA CA 94952 -2058
RE, PARCEL # 006510034
LEESE PAUL H &- NANCY A
86e CHERRY ST
PETALUMA CA 94952 -2056
RE: PARCEL 4 006521001
PULVI:RENT'I ANTHONY K & KAREN E
139 DUBLIN CT
PETALUMA CA 94952 -7521
RE PARCEL 4 006521002
BREEDLOVE VIRGINIA A
824 ELM DR:
PETALUMA CA 94952 -1845
RE: PARCEL 4 006521003
GOLDMAN BEN E & CONNIE G
820 ELM DR
PETALUMA CA 94952 -1845
RE: PARCEL 4 0065211004
HELMS HARRY & DEBORAH LARSON
729 ENGLISH ST
PETALUMA CA 94952 -2425
' RE: PARCEL 4 006521005 —�
Rt: NAbiULL
UU67Y1uu
OCCUPANT — "�
KEARL KURTIS
J & MELISSA G
000812— ELM DR
812 ELM DR
PETALUMA., CA 949.52 -0.000
PETALUMA
CA 94952 -1845
RE: °PARCEL 4 006522 - - - `
RE': PARCEL 4'00,652-2s001
OCCUPANT —`'
NETTLETON JOhI
E & MAR'' A
0008 5= --'"`'ELM GR
625 ELM DR.
PETALUMA, CA 94952 -0000
PETALUMA
CA 9=49 .18.12
RE: PARCEL dk 0:06522002
RE; PARCEL.
0065220`02:
• OCCUPANT --- — M —`
CAMPBELL ANTHONY S & HEATHER M
_.�.
0008 <1 ''ELM DR
821 ELM DR
P.ETACGMA, CA 9495.2 -0000
PETALUMA
CA 9495.2 -1012
RE: PARCEL 0 006522003
RE: PARCEL 0
00E
OCCUPANT _..__. --
ALBERTONI ANN
000817 ELM DR.
817 ELM DR
PETALUMA., CA 94952 -0000
PETALUMA
CA 94:52 -1812
RE: PARCEL ;k 006522004 _ —___
RE: PARCEL dk
006h22004
OCCUPANT_
SMITH HAROLD
A
0u08 DR
y13 ELM
813 ELM DR
PETALUMA, CA 94952 -0000
PETALUMA
CA 9=95.2'_1812
RE,: PARCEL # ___ --
FEE: PARCEL #
006522005,
OCCUPANT --�'
PAINTER JEFF
W 6, PAM R
0009,95-` ELM DR
809 ELM OR
PETALUMA CA 949.52 -0000
PETALUMA
CA 94952 - 1212
RE: ,PARCEL # 006522006
RE: PARCEL 4
006.522000`
OCCUPANT
LEONARD DENNIS
H & OWENDOL• YN R
01 08 u' — ELM DR
805 ELM DR
-.
PETAL NA CA 94952 -0000
PETALUMA
CA 943F2 -1812
RE PARCEL # 006522007
RE: PARCEL 4
0`0652200,7
OCCUPANT —
EVANS PAUL R,.&'
TRHC'� L
0,00801 - -" ELM DR
801 ELM DR
PETALUMA; CA 94952 -0000
PETALUMA
CA 949521,_
RE: PARCEL 4 006522008
RE: PARCEL #
006522008,
T.DMPKINS WILFRED
G 8, LOUISE R
001104 - - BI RCH DR
1104 BIRCH DR
PETALUMA, CA 94952 -0000
PETALUMA
CA 94952 -1807
RE: PARCEL # 006522009
RE: PARCEL 0
00'6522009
OCCUPANT
ORCHARD ELLIS
D & JUNE B
001109; 'NCH DR —�
11.08 BIRCH DR
PETALUMA; CA .94952 -0000
PETALUMA
CA '94952 -1807
RE: PARCEL 0 004522010
RE: PARCEL
006`5220;1,0
OCCUP'ANJ
MANCILL W H: &
MARJ;OR`(' A
0 01112'— ' 8 I ^RCH DR
1.112 BIRCH DR
PET�CIJMA, CA 94952 -0000
PETALUMA
CA 94952 -1807
RE: PARCEL # 0'06522011
RE: PARCEL. #
006`522O'11
OCCUPANT
HENNING EUGENE RUSSELL JR
001125 MAGNOLIA AV
6097 DAWN 'CT
PETALUMA, CA 94952-00-00
ROHNERT PARK
CA 94928 —^ -200
RE: PARCEL # 006523014
. . ........ .
OCCUPANT
0008'08r1P4 0R
PE.T
ACUA, CA 94952 -0000
RE: PARCEL # 0065
OCCUPANT
0(
ELM DR
PETALUMA, CA 94952-0000
RE: PARCEL 4
OCCUPANT
0008 04 ELM DR
PETALUMA, CA 94952-0000
RE:PARCEL 4 006523014
COOK 'LEL(-iND G & CAROL ANN
609'EL.M
PETALUMA, CA 94952-1813
RE: PARCEL # 006523014
COOK LELAND G & CAROL ANN
1308
PETALUMA CA 94952 -18'13
RE: PAR ' CEL 4 006523015
MURPHY CHARLES EDGAR & GLEE-CA
804 ELM DR
PETALUMA CA 949521-1813
RE: PARCEL 4 00652
RE. PARCEL
4 006524001
OCCUPANT
W I LCOk RICHARD
W & DOROTHY W T
001113 BIRCH DR
11.13 BIRCH
DR
PETALUMA, CA 94952-0000
PETALUMA
CA 94952-
RE: PARCEL 4 006
RE:: PARCEL
0 006524009
OCCUPANT
COX BLLL G
& LINDA F
0 u 11 U9 BIRCH DR
1109 BIRCH
DR
PETALUMA, CA 94952-0000
PETALUMA
CA 94952-1806
RE: PARCEL 4 006.52401
RE. PARCEL
# 006524010
OCCUPANT -
ADA ' 1IS-ATKINSON DEBORAH ET AL
00075.7** DR'
757 ELM DR
PETALUMA, CA 94952-0'000
PETALUMA
CA 94952-1810
RE: PARCEL dk 0'0661!0001
RE: PARCEL
# 006610001
OCCUPANT .... . ......
FRITZ FREDERIC 0 & LINDA
001120. BIRCH DR
112.0 e'IRCH
DR
PETALUMA, CA 94952-0000
PETALUMA
CA 94952-1807
RE: PARCEL dk 006610002
RE: PARCEL
4 006610002
OCCUPANT
WICKS CRAIG & CARRIE
1301128 9 ... IRCH DR'
1126 BIRCH
DR
PETALUMA, CA 94952-0000
PETALUMA
CA 94952-leO7
RE: PARCEL 4 006610003
RE: PARCEL
dk 006610003
OCCUPANT
BREITH
BRADLEY M & K DIANE
0 011' -36`' BIRCH DR
1136 BIRCH
DR
PETALUMA, CA 94952-0000
PETALUMA
CA 94952-1807
RE: PARCEL 0 1306610004
RE. PARCEL
4 006610004
OCCUPANT
GORMAN MICHAEL J & PATRICIA M
,
0 0114.4
1144 BIRCH.DR
PETALUMA; CA 94952-0000
PETALUMA
CA 94952-1807
RE: PARCEL 0 .00661 5----- -_._.,
RE: PARCEL
# .006610005
1
OCCUPANT —
`
MC KENNA DONNA
b o i 1 5 , BIRCH DR
1152 BIRCH
DR
PETALUMA., CA. 94952-0000
}PETALUMA
CA 94952-1807
...
RE: PARCEL 4 0066_lQ_o_oA ... .......
RE' PARCEL
0 006610006
OCCUPANT - --l-7 .. ......
SHIN HARRY
K & MARY K TR
001160 DR'
1160 BIRCH
DR
PETALUMA, MA, CA 94'952 -0000
PETALUMA
CA 94952 -1807
RE: PARCEL # 006610007
OCCUPANT
00 11 -9 RCH DR
PETALUMA, CA 94952-0000
RE: PARCEL dk 0'06610006
OCCUPANT
- 1 ,
0 0 51, BIRCH DR
PETpl:UMA, CA 54952-0000
RE: PARCEL # 0066100199
OCCUPANT
001147..- BIRCH DR
PETALUMA, CA 94952-0000
RE: PARCEL # 0
OCCUPANT R - .. ..-.
00,1143- D
--191
P CA 949
PARCEL 4 0066'10011
occuppt-'IT
BONITA WAY
PETALUMA, CA 94952-0000
RE: PARCEL # 006610013'
OCCUPANT,
000804 — -BL CT
-PETPLUMA, CA 94952-0000
RE: PARCEL.dk 006610,014
OCCUPANT
000803 BLOSSOM CT'
PETALUMA, CA 94952-0000
RE: PARCEL 4 006610016 -
OCCUPANT
'00:11 MAGNOLIA AUE
PETALUMA, CA 94952-0000
FE: PARCEL # 048105030
C - CU PA
C T
0&08 ----GIJ,SSAGE AV.
PE- CA
RE PARCEL 4
- OCCU
00 5 0 GOSSAGE AU
Pt-TALUMA,. CA
RE: PARCEL # 048132-01 OCCUPANT
00126 I.OSSAGE AV
PETALUMA, CA 54952
RE:, PARCEL. 048,1320-11 . ... ... .
0
1001371.- GOSSAGE AV
PETALU CA 94952-0000
RE: PARCEL 4k 0,0661000
OWENS•BLYTHE R
1159 BIRCH DR,
PETALUMA . CA 94952-
RE: PARCEL 4 006.6
ABBOTT JAMES BRYAN & JANET MAR
1151 BIRCH DR
PETALUMA CA 94952-190
RE PARCEL 4 bb661'0009
WELCH CRAIG K ET AL
1147 BIRCH OR
PETALUMA CA 94952-1806
RE.- PARCEL 0 &066100,10
CARPENTER. CHRISTOFER P ET AL
1143 BIRCH DR
PETALUMA CA 94952-1306
RE: PARCEL 4 006610011
DUBIN ROBERT L & RE'buBIN
802 BONITA WAY
PETALUMA CA 94952-1849
RE PARCEL, 0 0065-10013
BORDESSA ALFRED 5
804 BLOSSOM CT
PETALUMA CA 949,52-1e37
RE: PARCEL 00661
MC MILLAN ROBERT T & PATRICIA
e03 BLOSSOM CT
•PETALUMA CA '94952-1848
RE. PARCEL # 0,06610016
C/O SOUSA DEVELOPMENT CORP
3773 FARM HI BLUD ,
REDWOOD CITY CA `94061-182;0
RE' PARCEL #`
PIGNEY DAVID j
e"50 GOSSAGE" AVE
PETALUMA ;C , A 94952
RE: PARCEL. # 048 1,05031
RIGNEY GERALD & CAROL
850 GOSSAGE AVE .
PETALUMA CA 94952-1929
RE: PARCEL 4 Z48132010
FORM AN MILTON LAWRENCE & BILLI
12-65 GOSSAGE AVE
PETALUMA . CA. 94952-1983
RE. PARCEL # 048132011
MC LEAN RTCHARD W & PATRICIA E
13 GOSSAGE "AVE
PETALUMA CA 94952-1945
RE: PARCEL 4, b4&13 2'
Kt: HRKUEL 4 U4UI.32U1'Y
OCCUPANT
'
RASONSKY KATHER'I'NE M TR
. .. ... 3 t
001:7. GOSSAGE At)
1373 . GOSSAGE 'AVE
PETALUMA, CA ?= +452` -0040
PETALUMA CA 94952 -1945
RE: PARCEL �k 048132021
RE: PARCEL 0 04813202.1
OCCUPANT
I MS I CK ICHARD F & BEVERLY J
0048?h GOSSAGE AV
^ R
875 GOSSAGE AVE
PETALUMA, CA 94952 - 0.0.00
PETALUMA CA 94952 -1929
RE: PARCEL 0 046132022
RE: PARCEL 048132022
OCCUPANT
AZZOLI WT1_L I'AM J & L I L L I A N E
000951 GOSSAGE AV
2 BOULEVARD CT
PETALUMA, CA 94952 -0000
NOVATO CA 94947 -
RE: PARCEL 4 048132023
RE: PARCEL. 048132023
OCCUPANT __.._
- - -"—
BECKER J'AM'ES D & MARC I A B
-� �GOS
�
000' rS GE AV .
95..3 GOSSAGE AVE
PETALUMA, CA 949.52 -0000
PETALUMA CA 94952 -1918
RE PARCEL x_!1.4..0 -L3 :0.2.4
RE: PARCEL .0 04813.2024
OLL'U..FAN9`'
RAMSTEAD RICHARD DOUGLAS & CLA
0 U`Ci "955 GOSSAGE AV,
955 GOSSAGE AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1918
RE: PARCEL # 048132025-..
RE: PARCEL # 048132025
OCCUPANT - M ^_ f` --� -- .._.._.........
MA T TSON WILLIAM V
00095:7 - GOSSAGE AV
957 GOSSAGE AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1918
RE: Pf;RCEL 4 046132026
RE:: PARCEL 4p 04813202E
OCCUPANT
WENNESON GREGORY J & ARISHA K
0131189 GOSSAGE AV
1111 GOSSAGE AVE
PETALUMA, CA 94952-0000
PETALUMA CA 94952 -1493
RE: PARCEL 4 048132028
RE': PARCEL 048132028
OCCUPANT
LOWR'IE JAMES W & JENNY A TR
_
000791 . ".- GOSSAGE AV
791 GCSSAGE. AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1938
RE: PARCEL dk 048132029
R£:: PARCEL 048132029
OCCUPANT
EBSESEN CARL T
00030'1 GOSSAGE`AV
PO BOX 7.53
PETALUMA, CA 94952 -0000
PETALUMA CA 94953 -0753
RE: PARCEL 0 04813203'0
RE: PARCEL 04813.2030
OCCUPANT
AYERS'ROBERT H & DOLORES R
_._�.�__.____..._..__........
000835 _ ;GDSSA�E flV
835 GOSSAGE AVE
PETFLGJ A, CA 94952 -0000
PETALUMA CA 94952 -1929
RE: PARCEL 'dk 048'132031
RE: PARCEL 4 0481320.31
OCCUPANT
GOLJ JOSEPH TR
0007 GOSSAOE'AV
777 GOSSAGE AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1938
RE: 'PARCEL 4 048`133004
RE: PARCEL # 048133004
OCCUPANT
NIELSEN BERN'LCE C TR
001264 GOSSAGE AV
1272 GOSSAGE AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1983
RE: PARCEL 4 046 __—
Kt: PHNIEL �k U4N1iy1J -U?
OCCUPANT `
NIELLEN BERNICE C TR
001? GOSSAGE AV
1272 GOSSAGE AVE
PETALUMA., CA 94952 =0000
PETALUMA CA 94952 -1983
PE: PARCEL 4 048133008
RE: PARCEL 4 048133008
OCCUPANT
TARRANT MARY ANN TR
000900 GOSSAGE AV
PO BOX 75.00'67
PETALUMA, CA. 94952 -0000
PETALUMA CA 9:4975 -0067
PE'.- PARCEL 0481330'09
RE: PARCEL dk 048133009
OCCUPANT -. _
ANNETT HAROLD 'N & JO N
0 b 0904 - " _'GOSSAGE AV
904 GOSSAGE AVE
PET'ALUMA,'CA 94952 -0000
PETALUMA CA 94952 -1918
RE':' PARCEL 4 048133010
RE: PARCEL 4 0481330-10
OCCUPANT -- _.._._
W I THOF PETER H 8, E I LEE*4 C
U U- yU }: @'"' GOSSAGE 'AV
110 0 GOSSAGE AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 34952:-1943`
RE: PARCEL 4 048133011
RE: PARCEL It 048
OCCUPANT
W I L L I A M S KENNETH 0 RHONDA K
0011.1aT GOSSAGE AV
111.0 GOSSAGE AVE'
PETALUMA, CA .94952 -000'0
PETALUMA CA 94952-
RE: PARCEL dk 048133012
RE,. PARCEL 4 048:133012'
OCCUPANT ..._= '. ... .
BORDESS•A DOREEN B TR ET AL
0.0 0:9:4_0'" - GOSSAGE AV
940 GOSSAGE. AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 94952. -1918
RE`: PARCEL 048133013
RE: PARCEL dk 0.41133013'
OCCUPHN'f
BOROESSA DOR".EEN .8 TR ET AL
00.088,0 GOSSAGE AV
940 GCIESAGE AVE
PETALUMA, CA 94952 -0000
PETALUMA CA. 94952 -1918
RE:- Pi! iRCE 4 048.141031
RE: PARCEL 4 04
OCCUPANT - - -• -- -- --
BOUCH PRISCILLA VO,IGT
_
0002'00' - JESSTE LN
200 JESS'IE LN
PETALUMA, CA 94952- 0000
PETALUMA. CA 94952 -1930
RE: PARCEL # '048 >141,057
RE: PARCEL dk 048.141037
OCCUPANT
HEI,L RICHARD R u HILDA R TR
000157 JESSIE LN
4377 BODEGA AVE
PETALUMA, CA 94952 -.0000
PETALUMA CA 9495`2 -1233
RE: PARCEL 4 048141038
RE; PARCEL 4 048141038
OCCUPANT _._ -•_ -.:
BROWN HELEN S TR
00019. - ZESSIE LN
198 JESS3E LN
PET- ALUMA, -CA 94952 -0.000
PETALUMA CA 94952 -1906
RE: PARCEL dk, 048141039
RE: PARCEL 0;41814103:9.
OCCUPANT'
HELL RICHARD R. KILDA R TR
000175 JESS`IE LN
4377 BODEGA AVE
PETALUMA, CA 949'52- 0000
PETALUMA CA' 94952- 1233
RE': PARCEL' 4 048141047
RE: PARCEL 4 048141047
OCCUPANT - ` `N• A
NELSON PATRICK J 'C a THERESA L
000191'. ESSIE LN
192 JESSIE:LN
PETALUMH, CA 94952 - 0''000
PETALUMA CA 949'52-
RE: PARCE Ak 048.1+ 8
RL: PARCEL U48141048
OGCUF
SCHNEI;DER HAP4S U! € BETTY LOU A
1 •0 JESS3E LN
1 JESSIE LN
PETALUMA, CA 94952 -'0000
PETALUMA CA 94952 -1906
RE: PARCEL dk 048.141049
RE.: PARCEL 0 048141049
OCCUPANT
SCHNEIDER ROBERT CYNTHIA
000000 ;]ES;I1 =-1 I:-=
196 JES'SIE LN
PE_T- ALbM' CA 94952- OU0'0
PETALUMA CA 94952 -1906
RE: PARCEL .0;4011.41O56
RE: PARCEL 4 048141056
OCCUPANT
TOMASINI TIMOTHY N
0 0 04.x% MAGNOL I,H AV -
43'0 MAC -10L I H .AVE
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -2063
RE: PARCEL k 048141
RE: PAN',L'EL # 048141059
OCCUPANT
CYPRESS. HILL MEMORIAL PARK
0 0 0 - �`P AGNOL'I;A taV
430 MAGNOLIA AVE
P.E- LUMA, CA -
PETALUMA CA 94952 -2063
RE: PARCEL 0 150,03 U -003
RE: PARCEL 4 150030003
OCCUPANT
JOHNSON DOUGLAS E 8 MARIE G TP.
0011H A A
1150 MAGNOLIA AVE
PETALUMA, CA 949 -0000
PETALUMA CA 94952 -1819
RE. PARCEL 4k 1500;3`0008
RE: PARCEL 4k 150030008
OCCUPANT - _ ---- -- --
KROLL JOERN W a CATHERINE W
OUO�cEL DR
906 SAMUEL DR
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1830
RE: PARCEL .4k, 1500.3000;9
RE: PARCEL 0 150030009 .
OCCUPANT
WINSLOW REBECCA Y
001154_.- PIA NOLIA 'AV
1154 MAGNOLIA AVE
PEAL - GMA, CA 94952 -0000
PETALUMA CA 94952 -1919
Rt: PARCEL 4k 1500
RE-: PARCEL 4 150030010
OCCUPANT .r -- -
MOL.LOY JOHN J & JANE I
0014043 SAMUEL DR
1008 SAMUEL DR
PETALUMA, CA 94952 -0001]
PETALUMA CA 94952 -1832
RE: PARCEL 4 '150030011
RE: PARCEL 4€ 15003
OCCUPANT
.DR•............
LEWIS RICHARD KEITH 2 COURTNEY
0u10L4 SAMUEL
1004 SAMUEL DR
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -
RE: PARCEL 4 150.03'0012
RE: PARCEL 4k 150`030012
OtCUFANT
OTTINGER GARY W & LESLIE A
001,000 - SAMUEL DR
27 LAWRENCE DR
PETALUMA, CA 94952 -0000
NOVATO CA 94945-
RE: 'PARCEL,'4 ,15003;0013
RE: 'PARCELk 1500300.13
OCCUPANT
RAY PATRICK A S, SALLY F
000,.942` SAMUEL D!q
942 SAMUEL DR
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1856
RE: PARCEL 4k 150030014
RE: PARCEL 4k 150030014
O.L'CUPAh
MC NAMEE BONNIE
0009.315' SAMUEL DR
938 SAMUEL DR
PETALUMA, CA 94952 -0000
PETALUMA CA 94952-
RE: PARCEL 4k 15003001.5 Kt: H.RNLLL 4p 1.�UU.sUU,11.)
OCCUPANT SENSENEY PATRICIA K
0. 009, 34,:. - --= A'MOEL C7R -' 934 SAMUEL OR
PETALUMA, LA 94952 -0000 PETALUMA CA 94952 -1856
RE.: PARCEL 4k 150030016
OCCUPANT - - --
0009'30 SAMUEL DR
PETALUMA, CA 94952 - 0000
RE: PARCEL Q 150030017
OCCUPANT _.__._.___......._......__....
O,y 09-%6 ' SAMUEL DR
PETALUMA, CA 94952 -0000
RE: PARCEL -4 150030018
OCCUPANT
0.009,22 SAMUEL DR
PETALUMA, CA 94952- 00.00
RE PARCEL 4k 150030019
OCCUPANT
0 0 Ct91..F1 -- SA TEL
IU..GR ..
- - ...._..._._..- _...:..
PETALUMA, CA 94952 -0060
RE: PARCEL 4k 1500.30020
OCCUPANT
000914 SAMUEL DR
PETALUMA, CA 94952 -0000
RE PARCEL 4k 150030021
OCCUPANT
O.O Q:910 -- SAP1UEL DR
PETALUMA CA 949,52 -0000
RE: PARCEL # 150030022
OCCUPANT
011.10 SAMUEL DR,
PET;ALJMA - C.. _._.._._..4952 =0000
RE: PARCEL dk 150030,023'
OC=CUPANT
00:1001 . ............-
PETAL -IMA„ CA 94952 -0000
RE: PARCEL 41V 150030016.
BA:XMAN RICHARD H & ROSAL'INE M
930 SAMUEL DR
PETALUMA CA 94952 -1856
RE: PARCEL 4k 150030017
WALSH GLENN M ET AL
9.26 SAMUEL OR
PETALUMA CA 94952 -1856
RE: PARCEL IV 1500300
OCC iPr�ntT _
00)120`4 KATHILEE I
PETALUMA, CA 94952 -0000
RE: PARCEL # 15, 0030025
0012013 KATHILEEN WY
PETALUMA, CA 94952-0000
RE: PARCEL 0 .1.50030026
OCCUPANT -
U 2 KATHILEEN UJY
PETALUMA, CA 94952 - .00'00
RE: PARCEL 4k :150030,018
MALOON CHARLES 6 & YUO_NNE 1 .7 TR
922 SAMUEL OR
PETALUMA CA 9.4952 -1863
RE: PARCEL 4 ' .150 03001'9
BECKLUND PH:ILIiP A & JANA M
918 SAMUEL DR .
PETALUMA CA 94952 -1803
RE: PARCEL #i 1'5OiO3'0020
FIRESTONE THOMAS,D';& JACKLYN P
914 SAMUEL OR
PETALUMA CA 94952- ,1,83O
RE: PARCEL "dk 15;OiU30021
SMITH JAMES E & KARLITA J.TR
910 SAMUEL 'DR
PETALUMA, CA 94952 -1 830
RE: PARCEL 4 15
WAKSMONSKI HELCA G`TR
1005 SAMUEL DR
PETALUMA CA 94952 -1857
RE. PARCEL 4k 150030023
KEIM JOAN T TR
1001 SAMUEL DR
PETALUMA CA 94952 - -1857
RE: PARCEL 4k' 15003D024
MC MINN DONALD C & SANDRA C
1204 KATHLEEN WAY
PETALUMA CA 94952 -1817
RE: PARCEL 4k 150 03. 0'025 .
0 HARE RICHARD 'C.& HEIDI M
1208 KATHLEEN WAY
PETALUMA CA 94952 -1817
RE; PARCEL # 150030026
WATERMAN J SCOTT '& DEANNA J
1212 KATHILEEN WAY
PETALUMA CA 94952 -1817
RE: PARCEL 4 15'0030027
RE; PARCEL " #- 15003002,
OCCUPANT -
SACCOMOHTO CAROL & COLEMAN THO
00121 KATHILEEN WY
1216 KATHLEEN WAY
PETALUMA, CA 94952 -0000
PETALUMA CA 9495'2 -1e17
RE: PARCEL 0 150030028
RE: PARCEL 150030028
OCCUPANT
MERRILL GERALD L & DAROLYb•IE
0 012211 KATH I LEEN WY
1220 KATHLEEN WAY
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1817
RE: PARCEL 1 9`_
RE PARCEL Jk 150030029
OCCUFft4T- -
PLOURDE FRED J €. RENE
o 12Ti KATHILEEN WY
1224 KATHLEEN WAY
PETALUMA, CA 94952 -0000
PETALUMA CA 94952 -1817
REi PARCEL # 15OC130030
RE: PARCEL dk 150.030030
OCCUPANT - ^ -- -
FORD JOHN W
001 4:A'THtLEEha W'(
:1221 KATHLEEN WAY -
PETALUMA, CA 94952 -0000
PETALUMA CA 94952-1516
RE: PARCEL 15003003.1
RE: PARCEL. 4 150030031
OCCUPANT
S'ITTON JAY F
001217._ - - -1<F I FILEEr� G1�f
1217 KATHLEEN WAY
PE.7 LUMA, CA 94952 -0000
PETALUMA CA 94952-
RE: PARCEL # 150;03
RE: PARCEL # 150030032
OCCUPANT l .—� —' -- - _
TAYLOR MI CHAEL M & JUNE E
0012J:3 - KATHILEEN WY
1213 KATHLEEN WAY
PETALUMA, CA 94952 -0000
PETALUMA CA 9 -1616
RE: PARCEL dk 150030033
RE: PARCEL # 150030033
OCCUPANT - - -- -
SOSEMAN BRENDA 8
._.
0012.0 KATHlLEEN WY
1209 KATHLEEN WAY
PETALUMA, CA 94952 -0000
PETALUMA CA 94452 -1A16
RE: PARCEL dF, 15..0_0. 10 '
RE: PARCEL # 150030034
OCCUP�)N-T "- -_ -� -
FOUNTAIN RICHARD F
001205 KATHLEEN WY
1205 KATHLEEN WAY
PETALUMA, CA 94952 - 0000
PETALUMA CA 94952 - 1816
RE: PARCEL 4 .150`tl3A'D35
RE. PARCEL # 150030035
OCCUPANT
MAC'LEOD BRUCE G a DONNA
O
010 SAMUEL DR.
446 20TH AVE APT 3
PETALUMA, CA 94952 -0000
SAN FRANCISCO CA 94121 -3145
RE: ,PARCEL 0 150030036
RE: PARCEL # 150030036
OCCUPANT _ -- - -- _
STODDARD JAMES A & ALYCE B
00,0$2-9 - -. S UEL. OR'
929: SAMUEL DR
PETALUMA, CA 94952- 000.0
PETALUMA CA 94952-
RE: PARCEL.. dk_.L5D03E}0yz. -.•-
RE: PARCEL 0- 150030037
OCCUPAN T- --
ERW I N LAWRENCE L
000'. SAMUEL DR
925 SAMUEL OR
PETALUMA, CA 94952 -0000
PETALUMA CA 949F2 -1831
RE: PARCEL # 1500.3'0039
RE: PARCEL 0 150030038
OCCUPANT
BANZET ROBERT C a LAURA M TR
000,01 ' - EDDIE CT
17 EDDIE CT
f PETALUMA, CA 94952 - 00'0'0
PETALUMA CA 94952 -1809
RE: • PARCEL 4
0 +U 0,0 EDD I.E CT
PETALUMA, CA 9'4952-
RE: PARCEL 4 150030040
OCCUPANT
01000'13 EDDIE CT.
RE-1 CA 94952-.0600
RE: PARCEL 4 i5003OO41
OCCUPANT
00001'1 EDDIE CT
PETALUMA, CA 94952-0000
RE. PARCEL 4 150030042
OCCUPANT
00.0009 ---- C
PET-A7LUMA,, CA 94952-0000
RE: PARCEL 4 150030:045
-OCCUPANT
oo -- 'EDDIE CT
PETALUMA, CA 94952-:0000
RE: PARCEL # 15,0
OCCUPANT
06000.1., --- i�bDIE CT
PET-gL'uMA CA 94952-0000
RE: PARCEL # 1
OCCUPANT ......
00 -,JAMES WY
PETALUMA CA 0 4952-OOIDO
RE: PARCEL # 150030049
OCCUPANT
001204 JAMES WY
PETALUMA, CA 94952
RE: PARCEL 150030049
OCCUPANT
0012 Els
6 WY
PETA CA 94952-0000
RE:, PARCEL # '1 5'0'03 0 050
OCCUPANT
001212 - .j.8MES-.-W-Y— . ........
PETALUMA, CA 94
RE: PARCEL 0 150030051
0012.09 JAMES WY
PETALUMA,'CA 94952-0000
RE: PARCEL 150030052
OCCUPANT
0:0120' ......
P'ETALb 'A, CA 94952-0000
MANNIt,4G HOWARD L. & JO ANN
15 EDDIE CT
PETALUMA CA 94952-1809
RE PARCEL 0 150030040
NORTHEN THOMAS H & C,HERILYN S
13 EDDIE CT
PETALUMA CA 94952.-1809
RE: PARCEL 4 1500 3'0041
SANFILIPPO SALUATORE J TW41LA
PO BOX 635
PETALUMA CA 94953-0635
RE PARCEL # 150030042
GULLION GUY R
9 EDDIE CT
PETALUMA CA 94952"18
RE: PARCEL # 150030045
C/O E SEGUE IRA
3 EDDIE C7
PETALUMA CA 94952-1809
RE: PARCEL 15soo30iD46
41ILSON BEVERLY C
1 EDDIE CT
PETALUMA CA 94952-'1809
RE: PARCEL 15`0:030047
BOSSERT PAUL R & EDNA 8 TR
1200 JAMES WAY
PETALUMA CA 94952'-1915;
RE' PARCEL 15003
VALMASSOI NORMAN P
PC BOX 26
PETALUMA CA 949
RE: PARCEL, .0 150030'049
LATHROP ERIC E & PATRICIA J
1208 JAMES WAY
PETALUMA CA 94952-1e15;
RE: PARCEL 4 11 ,0.30050
FRIMAN IRWIN ET AL
1212 JAMES WAY
PETALUMA CA 9-4952-1815
RE: PARCEL # 150
SOBIESKI RALPH ROBERT TR
1209 JAMES WAY
PETALUMA CA 94952-1e55
RE: PARCEL 4 1
MORRIS ANI' TR
1205 JAMES WAY
PETALUMA CA 949132-1895
J
RE PARCEL 4
OCCUPANT
0 0 08 =01.. SAMUEL OR
PETALUMA, CA 94952 -0.000
RE: PARCEL �k 15003005'6
OCCUPANT
000905 —9 DR
PETALUMA, CA 94952 -0000
RE: PARCEL 4 15003005/
OCCUPANT
000909 SAMUEL DR
PETALUMA, CA 94952 -0000
RE: PARCEL dk 150030058
OCCUPANT ............_.._._.. <. .......
o000Ti7 EDDIE CT
PETALUMA, CA 94952 -0000
RE: PARCEL 4 15003;0059
OCCUPANT _ ._._..�._.......- _....__.._...:
0000.0 EDDIE CT
PETALUMA, CA 94952 -0000
RE: PARCEL # 150030'061
OCCUPANT =- .._.::....:.....
00'1242 MAGNOLIA AV
PETL" . A A, CA 94952 -0000
RE: PARCEL 4 150030062 "
OC C U PA -T.-.- __,...._..._,__....._.::,,...
001238 MAGNOLIA AV
PETALUMA, CA 94 -0000
RE: PARCEL # 15003.0'063
OCCUPANT .......,_.....�___.__..._....
001246 .- MAGNh7L I H AU'
PETALUMA, CA 94952 -0000
RE: PARCEL 4 15004
001297 MAGNOL I A--AV°
PETALUMA, CA 94952 -0000
RE: PARCEL # '150 - 041002
OCCUPANT
000812 ---- PAULA LN
RET UMA, CA 94952 -0000
RE -: 'PARCEL 1500410.03
OCCUPANT
000BA8` PAULA LN
PETALUMA, CA 94952 -0000
RE: PARCEL # 150041004
OCCUPANT _
I O I] 08 04:,x- -.: PAULA Lt•� _""_-------- --....,.
PETALUMA, CA 94952 -0000
RE; PAkCEL # 15U 0SU05
MILANI JOSEPH & PATRICIA
901 SAMUEL DR
PETALUMA CA 94952 -1829
RE: PARCEL 0 150 03:0056
EDWARDS JOHN THOMAS & JENNAY
905 SAMUEL OR
PETALUMA CA 94952 -1829
RE: PARCEL 0 150030057
KILPACK KAY S
2153 CAULFIELD LN
PETALUMA CA 94954 -4619
RE: PARCEL # 150030056
RICKARD CRAIG EDMOND& DAWN LO
7 EDDIE CT
PETALUMA CA 94952 -1809
RE: PARCEL '# 150030059
HERGERT CLYDE E & ELINOR L TR
5 EDDIE CT
PETALUMA CA 94952-
RE: PARCEL 0 150030061
BELTER ERIK
1242 MAGNOLIA AVE
PETALUMA CA 94952 -1820
RE: PARCEL o 150030062
BRUNSL.I K LEANORA A TR
123 -8 MAGNOLIA AVE
PETALUMA CA 94952 -1820
RE: PARCEL 4 150030063
PAYNE CL -IVE,& KAREN
1246 MAGNOLIA AVE
PETALUMA CA 94952-
RE: PARCEL 0 15004100
MERRY WILLIAM J & CHARLOTTE S
1297 MAGNOLIA AVE
PETALUMA CA 94952 -1820
RE: PARCEL # 15004`1002
BECKMAN HERBERT W TR ET AL
812 PAULA LN
PETALUMA CA 94952 -1858
RE: PARCEL t .150041003
RYAN GERALD V JR & EILEEN H
808 PAULA LN
PETALUMA CA 94952 -1858
RE: PARCEL 4 150041.004
WARNECKE DONALD C & WANDA A TR
804 PAULA LN
PETALUMA CA 94952 -1858
RE :- PARCEL 4 1
OCCUPANT . ... .....
0o' 0 ap. o" PAULALN
PETALUMA, CA - 94952-0000
Rh - HAH;L;LL 4 1';
HAKEWILL TIMOTHY
Goo PAULA LN
PETALUMA CA, ;94952-1958
c
DA"IE. 02,
TILME.: 10:5.0
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