HomeMy WebLinkAboutAgenda Bill 2.J 03/03/2003b AD 2OC3
11h tR,
4
4
CITY OF PETALUMA, CALIFORNIA
AGENDA BILL
Agenda Title: Resolution Approving a Final Map and a
Meeting -Date: j March 3, 2003
, Resolution Approving, a Lot Line Adjustment for the Washington
Creek Subdivision.
Department:
rector:
Contact Person: -
Phone Number: 778-4311
'Community
Mike Moo
Curt Bates
Development
re
<:��
Cost of Proposal: N/A
Account Number: N/A
Amount Budgeted: N/A
Name of Fund: N/A
Attachments to Agenda Packet
Draft Final Map Approval Resolution
Draft Lot Line Adjustment Approval Resolution
Vicinity Map
Resolution No. 2002-023 Approving a Mitigated Negative Declaration for the Washington Creek
Subdivision
Resolution No. 2002-024 Approvlg a Tentative Subdivision Map for the Washington Creek Subdivision
Resolution No. 2002-025 Approving the zoning ordinance text amendment to adopt planned unit district
development guidelines for the Wash Creek Subdivision,
Resolution No. 2002-147 Authorizing Grading for Washington, Creek Subdivision Prior to Final Map
Approval
Site Plan and Architectural Review Committee Approval Letter
S umm a ry umm a rX S
umm Statement:
Washington Creek is a 37-lot subdivision located between East Washington Street, Noriel Lane, Redwood
Circle and Prince Park. The subdivision received tentative map approval on-February 25, 2002 and Site
Plan and Architectural Review Committee approval on August 8, 2002. On September 9, 2002, the City
Council authorized grading on the site prior to final map approval.
Council Priority: THIS AGENDA ITEM IS CONSIDERED To BE PART OF, OR NECESSARY To, ONE OR
MORE OF THE 2001 PRIORITIES ESTABLISHED By THE CITY COUNCIL ON JULY 21, 2001.
Priority(s): N/A
Recommended City' Council Ac6on/Sumested Motion:
Approve final map and lot line adjustment..
Reviewed by Finance Director:
Reviewed by City Attorney:
Approve City Manager:
Date:
Date:
Date:
ol
T oday's Da
Revision # and Date
File Code:
Revised:
February 3, 2003
S'\CC-City Council\Reports\Washington Creek Final
Map.doc
r�
•
CITY OF PET AI..UMA 19 C ALIFO RNI A
MARCH - 3,2003
AGENDA REPORT
FOR
RESOLUTION APPROVING A FINAL:. MAP AND A RESOLUT APPROVING A LOT LINE
ADJUS, TMTNT FOR. WASHINGTON CREEK SUBDIVISION
ExECUTiVE SuMmARY Washington Creek Subdivision is a 37 - lot subdivision located
between .East. Washington. Street, Noriel Lane, Redwood Circle and Prince Park. The
subdivision received, tentative map approval on February 25, 2002. On August 8, 2002,
the project was approved by the Site ; Plan and ; Architectural .Review Committee
(SPARC). On September, 9, 2002, the City Council authorized grading on this site prior
to final map approval. The developer, Cobblestone Homes is requesting final map and
lot line adjustment approval for the project. Staff recommends that the City Council adopt
a resolution approving a final map as well as adopt a resolution approving a lot line
adjustment for the Washington Creek Subdivision Project.
2. BACxGRotrivW The developer, Cobblestone Homes is requesting final map and lot line
adjustment approval for the project. The subdivision received tentative map approval on
February 25, 2002. On- August 8, 2002, the project was approved by the Site Plan and
Architectural Review Committee (SPARC). On September 9, 2002, the City Council
authorized grading_ on the site prior to final map approval. Rough grading for site has
been completed.
A 625 square 'foot lot line adjustment between lands owned by the City of Petaluma and
lands owned by the.project. developer was proposed as part of the tentative map process
for this 'projeet. The adjustment was originally proposed to straighten out a rear property
line for one of.:the proposed subdivision lots. Staff recommended a tentative map
condition of.approual requiring that the lot line adjustment be finalized as part of the final
map process. Additionally, the developer proposed to compensate the City of Petaluma
the fair market value of.the: affected land segment.. The developer has compensated the
City as addressed in section four, Financial Impacts, of this agenda report. The City
Council reviewed the lot line adjustment item at the -tentative map° stage and approved the
above mentioned concept.
The City Council repired. nine specific conditions with the tentative map approval. The
nine conditions�have been satisfied as follows:
1. When the- Plan and Architectural Review Committee (SPARC) .reviews the
project, they shall. approve a rear fencing standard (height: and materials) for those •'
yards that border the north side of the creek (Lots 16 through 27).
SPARC- addressed this item by requiring open wire fencing and agate for each of
the above mentioned lots..
2. When, the Site Plan and, Architectural Review Committee (SPARC) .reviews the
project they shall pay special' 'attention to the height /number of "stories of garages
and homes on Lots 1.1 -15 in order to minirnize the impact on the abutting
Alderwood units, some of which are one story.
Single story residences were designed for lots 11, „13 and 15. Two story
residences "were designed for lots 12 and 14 with detached garages restricted to
one. story.
�. Prior to submittal to the Site Plan and.Architectural Review Committee (SPARC),
the Development Plans shall be modified to include a minimum of 1 °0% of the
units (4 units) with photovoltaic electric generating systems. The:PUD Guidelines
shall. be, revised to indicate which units are to be built with these systems. "The
revised PUD Guidelines: shall be reviewed. and, approved by the City's
Community Development Department and SPARC. Prior to Certificate of
Occupancy of the four units, these panels shall be operational.
7
The PUD; guidelines have been modified to address this item, Staff will ensure the
required`uiits are operational prior to certificate of occupancy issuance.
4. A privately owned and maintained drainage pipe shall be installedatthe rear of
Lots 11 -15 that allows abutting Alderwood Subdivision neighbors the option to
connect their drainage into this pipe. Private storm drain ease inerits and
maintenance agreements are required prior to Final Map approval.
A storm drain line will be installed per the improvement plans to allow abutting
Alderwo.od Subdivision neighbors`to drain their backyardsthrough.lots 11 -15.
The appropriate drainage easements and maintenance declarations have been
created and will record with the final map.
5. A Deed Restriction - shall be'recorded.on the Title Report of Lot 15 prior to its
occupancy stating that the lot was reengineered and that the home was partially
built on the former creek bed.
Staff will ensure that this deed'restriction is. recorded against lot 15 once the lot is
created and prior °issuance of a of occupancy for the lot.
6. Prior to submittal to the Site Plan .and' Architectural. Review Committee (SPARC),
the Development Plans shall be. modified to include a twelve (12) -foot wide path- •
constructed of quarry fmds 'or a similar all- weather surface. Removable bollards
foruse, Police and other,emergency personal shall , be , . shown,at.Linnet Lane and
•
the Prince Park property line.. The north side path shall be.a minimum of ten (10)
feet from.rear property lines except where (1) narrowness between top of creek
and the. property. line (2) unnecessary grading, ,and /or (3) ,preservation of existing
nattive trees does not allow. Exact path placement,, landscaping, and lighting shall
be reviewed by the Police and Parks and Recreation Departments and approved
by Site Plan and Architectural Review Committee (SPARC).
This item has been addressed and approved by SPARC, and is indicated on the
improvement, plans as well as the landscape plans.°
7. Prior to Occupancy; the Fair Disclosure Covenant .as required by Mitigation
.Measure 7b shall be recorded on the title of each property and shall also reference
the noise and light-associated with the Redwood Empire Sportsplex Association
(RESA) facility.
Staff will ensure that these deed restrictions am recorded against each once the
lots are created and prior issuance of a certificate of occupancy for each lot.
8. The Lighting and Landscaping Assessment District. (LLAD) language shall grant
Washington Creek. Village residents the ability to amend their LLAD to include
assessing themselves to maintain Washington Creek as it runs through the
• subdivision, subject to Sonoma County Water Agency's (SCWA's) approval of a
maintenance plan. The LLAD language shall be submitted. to the Planning
Division and Parks and Recreation Department- for their review and acceptance
prior to Final Map approval.
The LLAD language has been amended to allow. Washington Creek Village
residents the ability to amend their LLAD to include - assessing themselves to
maintain Washington Creek as it runs through the subdivision. The wording has
been reviewed and approved by the Planning Division and Parks and Recreation
Department.
9. Prior to Final Map, the applicant shall indicate on the Improvement Plans a pipe
for tertiary recycled water (purple pipe) subject to Water Resources and
Conservation Department direction. The tertiary recycled water is intended to be
used for, landscape needs.
A tertiary recycled water (purple pipe) will be installed per the improvement
plans: The location.and size of the pipe have been reviewed and approved by the
Water Resources and Conservation Department.
3. ALTERNATWES Disapprove the final map.
C,
4. FINANCIAL IMPACTS: The developer °has posted bonds and agreements to complete the
public improvements, estimated to be` $734,275.00. The developer is responsible for all •
costs of public 'improvements and, once completed and accepted by the City; the
improvements will be dedicated to the City for maintenance. There is no cost to the City
for construction of public improvements otherthan inspection services by City personnel.
This plan review and inspection cost is covered by the Engineering; fees already collected
with the project application. (4% of estimated $734,275.00 = $ 29,371.00 paid to the
City for inspection and design review).
Additionally, the developer has provided the City of Petaluma financial compensation in
the sum of $1000.00.for the portion of City owned'land proposed to be finalized as part
of the final map process. The $100. N amount was determined by an independentl real
estate appraisal. firm. The firm provided a high/low ($10001$500) range of land values .
based. on current market values and chose to pay the City the highest land value :amount
($1000:00) determined by the appraisal.
5. CONCLUSION The developer has met all the requirements of the City to,obtain City
Council approval. Once the final map and lot line adjustment are approved and the
necessary building permits are issued, !construction in addition to previous grading for the
subdivision. should commence immediately.
6. OUTCOMES OR PERFORMANCE MEASUREMENTS THAT WILL IDENTIFY SUCCESS OR
COMPLETION: N/A
7. RECOMMENDATION Staff recommends that the City Council adopt a resolution
approving a final map and adopt a resolution: approving a lot line adjustment for the
Washington Creek Subdivision.
SACC -City CounciRReports \Washington Creek Final Map.doc
l
2
,,• DRAFT RESOLUTION
4
5
6
7 APPROVING THE FINAL MAP
8 FOR WASHINGTON CREED SUBIDIVISION
9
10 WHEREAS the Community Development Director and the City Engineer have reviewed the
11 final map of Washington Creek Subdivision and have reported it to be in conformity with the
12 Subdivision. Ordinance, and such reports have been forwarded to and reviewed by this Council;
13 and,
14
15 WHEREAS, the certifications required. bylaw have been endorsed on said map; and,
16
17 WHEREAS, this Council finds that the final map conforms to the requirements of this City's
18 Subdivision Ordinance and is consistent with, and conforms to the general plan for the area; and,
19
0 0 WHEREAS, this Council finds the final map 'is in substantial compliance with the tentative map
21 previously approved for the subdivision by Resolution No. 2002 -024 N.C.S., the findings of
22 which are hereby incorporated by this reference as if fully set forth herein.
23
24 NOW, THEREFORE, BE IT RESOLVED;
25
26 1. That said final map of Washington Creek Subdivision is hereby approved, provided that
27 the conditions, which have been previously set forth mi said Resolution No. 2002 -024
28 N.C.S., incorporated herein by reference, shall be carried out; and,
29
0
1 2. That upon execution of the Subdivision Public Improvements Agreement in the form
2 approved by the City Attorney, and the furnishing, of the required improvement security
•
3 arid. insurance, approved as to form by the City Attorney and as to sufficiency by the City
4 Manager, the City Clerk is hereby authorized and directed to sign the certificate on said
5 final map certifying that the City Council has approved the same and accepted all. streets
6 and other dedications thereon: The City , Clerk shall thereupon cause said final maps to be
7 recorded in the Office of the Sonoma County Recorder.
8
9
10
1 1 SXC -City Council\resolutioris \Wasl .:Crk.;FM`Reso.doc
1
2
�3 DRAFT RESOLUTION
4
5
6
7 APPROVING A LOT LINE ADJUSTMENT
8 FOR WASHINGTON CREEK SUBDIVISION
9
10
11
12 WHEREAS, the Community Development Director and the. City Engineer have reviewed the lot
13 line adjustment application for the Washington. Creek Subdivision and have reported it to be in
14 conformity with the Zoning Ordinance, Subdivision Ordinance and Subdivision Map Act and
15 such reports have been forwarded to and reviewed by this Council; and,
16
17 WHEREAS, the Planning Commission reviewed the lot line adjustment concept as part of the
18 Washington Creek Subdivision tentative map review process and recommended approval of said
19 lot line adjustment to the City Council; and,
�0
21 WHEREAS', the City Council reviewed and approved the lot line adjustment concept as part of
22 the Washington Creek Subdivision tentative map process at it's regular meeting dated February
23 25, 2002; and,
24
25. NOW, THEREFORE, DE IT RESOLVED;
26
27 1. That said lot line adjustment of Washington Creek Subdivision is hereby approved in
28 accordance with the conditions set forth in said Resolution No. 2002 -025 N.C.S.,
29 incorporated herein by reference, shall be carried out; and,
30
0
1 2. The City Engineer is hereby authorized and directed to sign and seal the' Notice of Lot
2 line Adjustment certifying that the City Council has approved the same. The City Clerk
shall thereupon cause said Notice of Lot Line Adjustment to be recorded in the Office of
4 the Sonoma County Recorder.
5
6
7
8 S: \CC -City Council\ resolutions \Wash. Crk. LLA Reso.doc
•
0
•
C
TALUVA
'SI TE
6
� s
s �
N sT O his
L
1 2
� W.I
s h
_LWNE7 JAKE 1 Z
i I
d 37
I6 I 35 34 33 32 31 30
17 36
\ I
I
'PARCEL '9�!
HAWK DR/VE
1
N 19 I 25
20 21 23 ' 25 25
i
�� 26
r
I
15 22 27
PARCEL 'A'
14
60RDE35A
COURT 1
i
13
/ 2
12
t
7
6
5
d
3
I
1,1
I
I
EA57 WA5MiNGFON STRE£7 "
2' I.
$;
�esOlut on No. 2002 -023 N. c. .
of the City Of Petaluma, California
0
APPROVAL OF A MITIGATED NEGATIVE DECLARATION WOULD ALLOW FOR
DEVELOPMENT OF A 37 -UNIT RESIDENTIAL SUBDIVISION,
LOCATED ALONG EAST WASHINGTON STREET SOUTHWEST OF PRINCE PARK,
APN 149- 180 -015 AND 0,10
WASHINGTON CREEK VILLAGE
WHEREAS, an Initial Study was prepared and the results of the study indicated that the
proposed Washington. Creel: Village project, as mitigated, will not cause any significant adverse
environmental impacts; and,
WHEREAS, the Planning Commission of the City of Petaluma held a public hearing on August
28, 2001 and November 27, 2001 on the subject application, heard testimony and concluded that
the findings and conditions as amended were adequate.-and recommended to the City Council
approval of the proposed developi - rent; and
WHEREAS, the City Council considered the Washington Creels Village proposal on February 4,
2002, and considered all written. and verbal communications concerning potential environmental
impacts resulting from the project before rendering a decision;
NOW, THEREFORE BE IT RESOLVED that the City Council ,approves a Mitigated Negative
Declaration subject to the following Findings and Mitigation Measures:
FINDINGS FOR APPROVAL: OF A MITIGATED NEGATIVE DECLARATION:
1. An Initial Study was prepared and demonstrated that there is no substantial evidence that
supports a fair argument that the project, as conditioned, would have a significant effect
on the environment.
2. The project does not.have the potential to affect wildlife resources as defined in the State
Fish and Game Code,, either individually or cumulatively, and is exempt from Fish and
Game filing fees because it is proposed on a small undeveloped site surrounded by
development with none of the resources as defined in the Code.
3. The project is not located on a site listed on any Hazardous Waste Site List compiled by
the State pursuant to Section 65962.5 of the California Government Code.
4. The Planning i Commission reviewed the Initial Study and considered public comments
before malting a recommendation on the project.
5. That a Mitigation Monitoring Program has been prepared to ensure compliance with the
adopted mitigation measures.
Resolution No. ?(I(17_fln N.C.S.
6. The record of proceedings of the decision on the project is available for public review at
the City of Petaluma Planning Division, 'City Hall, 11 English' Street, Petaluma, •
California.
Mitigation Measures
All mitigation measures, as identified in the Initial Study for the Washington Creek Village
proposal, are. herein incorporated (Attachment 5 sub= attachment 3 of the City Council Staff
Report, Initial Study).
Under the power and authority conferred.upon this Council' by the Charter of said-City.
REFERENCE: I hereby certify the foregoing Resolution. was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) (Adjourned) (Special) meeting I m
on the ........7.$th ......... day of ........F t kj:Y' ................................ 20.02., by the
following vote: ...... .. ... .......:.............
Ci Aitorne .Y
AYES:
NOES:
ABSENT:.
ATTEST:
Vice.Mayor Healy, Moynihan, O'Brien,. Mayor, Thompson Torliatt
Cader- Thompson, Maguire
None ,
City'Clerk
Jr ➢�l K0P1� & 'I� t�4 q{ Council File ... ...............................
Res. No.- ..... 2001.oZ3.........N.C.S.
......... ... .... ...
............ ...............................
Mayor 2
•
Resolt%tion No. 2002 -024 N.C..S.
of the City 'f Petaluma, California
APPROVAL OF °A TENTATIVE SUBDIVISION MAP FOR A 37 -LOT
"WASHINGTON CREEK VILLAGE" RESIDENTIAL SUBDIVISION,
LOCATED ALONG EAST WASHINGTON STREET SOUTHWEST OF PRINCE PARK,
APN 149- 180 -015 AND 016.
WHEREAS, the Planning Commission held a public hearing on the proposed Tentative
Subdivision Map on August 28 -, : 2001 and November 27 2001, after giving notice of said
hearing, in the, manner, for the period, and in the form required by Ordinance No. 1072 N.C.S.,
as amended; and
WHEREAS, at the end of the public hearing the Planning .Commission forwarded a
recommendation to the City Council to adopted a Mitigated Negative Declaration and approve
the associated project; and
WHEREAS, the City Council held' a public hearing on the proposed project on February 4, 2002
after giving notice of said hearing, in the manner, for the period, and in the form required by
Ordinance No. 1072 N.C:S., as amended, and
WHEREAS, the City Council has reviewed the Tentative Subdivision Map, and finds that:
The proposed Tentative Subdivision Map, as conditioned, is consistent with the
provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and
the State Subdivision Map Act.
2. That the proposed subdivision, together with provisions for.its design and improvements,
is consistent with the General Plan, and will not be detrimental to the public health,
safety, or welfare in that adequate public facilities exist or will be installed, including
roads, sidewalks, water, sewer, storm drains, and other infrastructure.
That the site is physically suitable for the density and the type of ;development proposed.
•
4. That 1.the ,design of the; subdivision and the proposed improvements wi11 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 si g nificant, unmitigable environmental impacts.
Resolution No. 2002 -024 N.C.S.
NOW, THERFORE BE IT RESOLVED that the City Council of the City of Petaluma does
hereby approve the. Tentative Subdivision Map for the 37 -lot "Washington Creek Village" •
residential subdivision located along East Washington Street southwest of Prince' Park (APN
1.49- 1.80 -01.5 and 016), subject to the public improvement requirements described in the Tune 21,
200.1 letter from Tom Hargis, P.E. City Engineer to Mike Moore, Community Development
Director and contained in City, file TSM01001..
CONDITMNS` OF APPROVAL
1. All. conditions adopted in conjunction with the Washington Creek Village PLJD
Development: Guidelines and all mitigation measures adopted in conjunction with the Mitigated.
Negative declaration are hereimincorporated by reference as conditions of project approval.
•
Under the power `and authority conferred upon this Council by the Charter of said City..
REFERENCE: I hereby certify the foregoing, Resolution was introduced and adopted by the App_ roved as to
Council of the City of Petaluma at a'(Regular.) (Adjoprned) (Special) meeting
on the Lh......... day of :::.. Epbr.? aa: x .......... a ....... : ........ :... 20A2, by the
following vote: ••• •• 4 ••
City Attorney
AYES: Vice Mayor Healy, Moynihan,. O'Brien, Mayor Thompson, Torliatt
NOES: Cader- Thompson, Maguire
ABSENT: None •
ATTEST: ....... I _I D n.... ... .. :....................... .............. :-................ .............. .
City. - Clerk Mayor 2
Council File- ..:.:.:..
Res. No......... .0.U-.Q2a.......N.C:S.
•
'Resolution No;. 2002 -025 N.C.Q.
of the, City of Petaluma, California
APPROVAL OF THE ZONING ORDINANCE TEXT AMENDMENT
TO ADOPT PLANNED UNIT DISTRICT DEVELOPMENT GUIDELINES FOR
WASHINGTON CREEK'VILLAGE
WHICH WOULD ALLOW FOR DEVELOPMENT OF A
37 -UNIT RESIDENTIAL SUBDIVISION,
LOCATED ALONG EAST WASHINGTON STREET
SOUTHWEST OF PRINCE PARK, APN 149-180 -015 AND 016
WHEREAS, by Ordinance No. 1075 and 1109.N.C.S. and on February 5, 1973 and
October 1, 1973 respectively, Assessor's Parcels 149 -180 -015 and 016 were rezoned to a
Planned Unit District (PULD); and
WHEREAS, by action taken on November 27, 2001, the Planning Commission
considered the proposal and forwarded a recommendation to the City Council to approve a
Zoning Ordinance Text Amendment to adopt Planned Unit District Development Guidelines for
Washington Creek Village, to allow a 3.7� -unit residential - subdivision; and
• WHEREAS, the City Council finds that. the requirements of the California
Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial
Study and adoption of Resolution. No. 2002 -023 N.C.S., approving a Mitigated Negative
Declaration to address the specific`impacts of the Washington Creels Village development;
WHEREAS, the City Council has reviewed the proposed the Zoning Ordinance Text
Amendment to adopt, Planned Unit District Development Guidelines, ' as set ° forth in Attachment 5
sub - attachment 4, as revised or modified, and in accordance with the recommendation of the
Planning Commission, finds:
1. The proposed text amendment, the adoption of the PUD Development Guidelines, as
conditioned, is in general conformity with the Petaluma General Plan and zoning
regulations of the City of Petaluma as described in the project staff report. Additionally,
the Fire Marshal, :Police Department, and the Engineering Section have prepared
Conditions. of Approval to .address safety issues and design criteria for the construction of
the buildings and design of the site.
2. The public necessity „ convenience, and general welfare clearly permit the adoption of the
proposed amendment in that the amendment will result in residential and recreational
uses that are more 'appropriate and compatible with the existing surroundings uses. The
density standard' under the proposed Development Guidelines will be. 4.0, which is
compatible with the surrounding neighborhood, the General Plan, and the Sonoma
County Comprehensive Airport Land Use Plan. The guidelines for the proposed
Resolution No. 2002 -025 N.E.S.
development present a unified and organized _arrangement of buildings and facilities that 9 1
are appropriate in relation to adjacent and nearby properties, and adequate. landscaping is
included to ensure compatibility. The proposal. also. requires review and approval by the
Site Plan and Architectural Review Committee (SPARC).
CONDITIONS. OF APPROVAL
From the City Council:
1. When the Site. Plan and Architectural Review Committee (SPARC) reviews, the project,
they shall approve a rear - fencing standard (height and materials) for those -yards that
border the north side of the creek (Lots 16 through 27).
2. When the Site.-Plan and.Architectural Review Committee (SPARC) reviews the project, .
they shall pay special attention to the. height/number of stories of garages and homes on
Lots 11 -15 in order to minimize the impact on the abutting Alderwood units, some of
which are one story.
Prior to submittal to the Site Plan and Architectural Review Committee (SPARC), the
Development Plans shall be modified to include a minimum of 10% of the units (4 units)
with photovoltaic electric generating, systems: The PUD Guidelines shall be revised to •
indicate which units are to be built with these systems. The revised PUD Guidelines shall
be reviewed and approved by the City's Community Development Department and
SPARC. Prior to Certificate of Occupancy of the four units, these panels' shall be
operational.
4. A privately own_ ed and maintained' drainage pipe shall be installed at the rear of Lots 11-
15 that allows abutting Alderwood neighbors. the option to connect their drainage into
this pipe. Private storm drain easements and maintenance agreements are required prior
to Final Map approval.
5. A Deed Restriction shall'berecorded on the Title Report of Lot 15 prior to its occupancy
stating that the- lot was reengineered and that the home was partially built on the former
creels bed.
6. Prior to submittal to the Site Plan and Architectural Review Committee (SPARC), the
Development Plans shall be modified to include a twelve (12) -foot wide path constructed
of quarry finds or a similar all- weather surface. Removable bollards for:. use by Police and
other emergency personal shall be shown at Linnet Lane and the Prince Park property,_
line. The north side path shall be a minimum of ten (10) feet from rear, property lines
except where (1) narrowness between top of creek and the property line (2) unnecessary
grading„ -and/or (3) preservation of existing native trees does not allow. Exact path
placement, landscaping, and lighting shall be reviewed by the Police and Parks and •
Re9oludon.N6.12OM -025 N.C.S:
Recreation Departments
• S and approved by the Site Plan and Architectural Review
Committee
PARC).
7. Prior to Occupancy, the Pair Disclosure Covenant as required by Mitigation Measure 7b
shall be recorded on the title of each property and shall also reference the noise and light
associated with the Redwood Empire Sportsplex Association (RESA) facility.
8. The Lighting and Landscaping Assessment District; (LLAD) language shall grant
Washington Creek Village: residents the ability to amend their LLAD to include assessing
themselves to maintain Washington Creek as it runs through the subdivision, subject to
Sonoma. County Water Agency's (SCWA's) approval of a maintenance plan. The LLAD
language shall be submitted to the Planning Division and Parks and Recreation
Department for their review and acceptance prior to Final Map approval.
9. Prior to Final Map, the applicant ,shall indicate on the Improvement Plans a pipe for
tertiary recycled water (purple pipe) subject to Water Resources and Conservation
Department direction. The tertiary recycled water is intended to be used for landscape
needs.
From the Planning Division:
® 10. Before issuance of a Building Permit, the applicant shall revise the Site Plan or other first
sheet of the office and job site copies of the Building Permit plans to list these Conditions
of Approval as notes.
11. The plans submitted for Building Permit review shall be in substantial compliance with
the Development Plan .dated October 12, 2001 and the Tentative Map dated October 15,
2001.
12. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration
for the Washington Creels Village project are herein incorporated by reference as
conditions of project approval.
13. Upon approval by, the City Council, the applicant shall pay the $35.00 Notice of
Determination fee to the Planning Division. The check shall be made payable to the
Sonoma County Cleric. Planning staff will file the Notice of Determination with the
County,Clerk's office within five (5) days after receiving Council approval.
14. Prior to the start of construction on Lot 15, the depression at, lot 15 shall be excavated of
gravel and sand and shall be filled pursuant to RGH Geotechnical and Environmental
Consultants' recommendations.
15. 'Prior to approval of the Improvement Plans, the plans shall show a left -turn lane on East
Washington. Street to accommodate anticipated demand pursuant to the Traffic Study.
Resolution No. 2002 -025 N.C.S.
Prior to Certificate of Occupancy of any home on the south side of the.creek, the left-turn •
lane shall be accepted.
16. Prior to approval of the Improvenient'Plans, the plans shall be revised to depict.a Class 1
bike /pedestran/maintenance path on the southerly side of the creek, between the top of
the bank and the creek setback line,. from property line to property line- (eliminating the
label "future path" between the southwesterly property line and Bord'essa Court). The
path shall be constructed to the Parks and Recreation. Department's specifications using_
quarry finds compacted to meet ADA'standards prior to Certificate of Occupancy of'-90%
of homes. The path's exact placement shall be subject to the review and approval of the
Engineering and.Plannin Divisions and the Parks and Recreation Department.
17. Plans submitted for the Site Plan and Architectural Review Committee (SPARC)i shall
include, an Ekterior Lighting Plan. Said plan shall include a detail of the types of all.
fixtures to be::installed for review and' approval by the Planning staff in regards to the Site
Plan and Architectural Review Committee (SPARC) standards for lighting and shall be
hooded and project downward, providing` a soft "wash" of light. No- glare, ;low lighting
shall be proposed along the Washington Creek bike path and subject to SPARC'approval..
18. Prior to issuance of a Building, Permit, a "milepost" style sign and its information ,Shall be
approved by.Planning staff. The sign';shall be 'located along the creels path, near where the
path enters .Prince Park, prior to Certificate of Occupancy of 80% of homes. The sign •
shall indicate, via arrows and mileage, various important locations .(Lucchesi Park, Old
Adobe, Downtown, etc.) and a map shall be posted with off -road paths indicated.
19. Prior to issuance of a Building Permit, the plans shall depict at least four benches, to be
approved by 'the Parks and Recreation Department. Prior to Certificate of Occupancy of
80% of homes, these benches shall be properly installed.
20. The applicant shall be required. to utilize Best Management Practices regarding
pesticide /herbicide use and fully commit to Integrated Pest Management techniques for
the protection of pedestrian/bicyclists. The; applicant shall be required to post signs when
pesticide /herbicide use occurs to warn pedestrians, and bicyclists.
2`1. Prior to Certificate of Occupancy of 80% of domes, all non- native species (such as the
Lombardi poplars) along. the 'creek and. along the. northeasterly property line shall be
removed. Native trees shall:fill any holes created by their removal.
22. Removal and replacementof the non - native and invasive Lombardi Poplar trees shall be
the only in- stream channel work, shall be limited to the dry season {typically defined. as
April IV September 30 and shall be performed in accordance with conditions
specified by the State of California Department of Fish and Game in a Streambed
Alteration Agreement. The applicant shall provide a copy of the approved Streambed
Alteration Agreement and proof of compliance with. the permit conditions prior to
Resohit on.No: 2002 -025'�IN.C.S.
approval 'of Improvement Plans or issuance of Grading Permits for work within any
channel.
23. Prior to issuance of a Building Permit, the Landscape ,Plan. shall show native trees at the
top of the bank with the .intent of providing a canopy over the creek. These trees shall be
those canopy trees that naturally occur along this portion of Washington Creek, such as Big
Leaf Maple. Bubblers to each tree shall be required for irrigation purposes and shall be
shown on the Landscape Plan. Prior to Certificate of Occupancy of '80% of homes, the
creek side trees and the bubblers shall be installed.
24. Prior to Grading Permit, the applicant shall make every effort to preserve any Fruiting Pear
tree so that the neighborhood can have a visual reminder of the land's previous use and
history. The applicant shall pay particular attention to trees numbered 54 and 58 in the
Arborist Report's , amendment, which appear to be the two pear trees outside of any
building footprint. Temporary protective fencing shall be erected around the drip line of
any pear tree which it is possible to preserve. The trees may be trimmed under the
supervision of a licensed arborist.
25. Prior to issuance of a Building Permit, the developer shall enter into an agreement with the
City for monitoring of the planted native creek side species for a period of five (5) years.
• 26. Prior to issuance of a Building Permit, the applicant shall draft a Lighting and Landscape
Assessment District (LLAD) to care for 1) the landscaping along East Washington Street,
2) the landscape strips without residences directly to their rear to care for them, 3) the
parking island at the end of Bordessa Court (name to be changed), and 4) project street
lighting and project creels side path lighting. The LLAD language and a detailed plan of
the landscaping and lighting and other documentation as required shall be submitted to
the Planning Division and Parks and Recreation Department for their review and
acceptance prior to Final Map approval.
27. Prior to issuance of a Building. Permit, the creels channel shall be protected with orange
construction fencing laced along the top of the bank or five feet outside of tree canopies,
whichever is more restrictive, Proof that the temporary fencing has been installed shall be
made to the Planning Division by photographs.
28. Prior to issuance of a Building Permit, temporary protective fencing shall be erected five
(5) feet outside the drip line of all trees proposed for preservation, including those trees
along the' nortleastefly_ property line. The fencing shall be a minimum of five (5) feet in
height and shall be secured with in- ground .posts subject to staff inspection. Those
redwoods over the southwesterly property line shall be protected by a temporary fence
according to the TreePro Arborist Report dated October 28, 2001 eight (8) feet out from
the existing fence for a distance of twelve (12) feet from each - redwood. Fencing shall be
installed prior to Grading Permit issuance and any grading /construction activity. Proof
0
Resolution No. 2002 -025 N.C.S.
that the temporary fencing has been installed shall be made to the Planning Division by •
photographs.
29. Prior to issuance of a Building Permit, the plans shall be modified to accommodate
recycling containers in the interiors of the
30. All construction activities shall, be limited to 7:00 a.m. to 5:30 p.m. Monday through
Friday and 9:00 a.m ._ to 5:00 p.m. on Saturdays. Construction shall be prohibited on
Sundays and all holidays recognized by the City of Petaluma, unless a permit is first
secured from the City Manager (or his /her . designee) for additional.'hours. There will be
no start up of machines or equipment prior to 8:00 a.m. Monday through Friday; no
delivery of materials or equipment prior to 7:30 a.m. or after 5:00 p.m., Monday through
Friday; no servicing of equipment after 5:30 p.m., Monday through Friday. Plans
submitted for City permits shall include the language.above.
31. - Construction and demolition debris shall be recycled to the maximum extent feasible, in
order to minimize impacts on the landfill.
From the Engineering Division:
The following improvements shall be accepted by the City of Petaluma prior to the issuance of
the final 20% of :Certificates of Occupancy.
Frontage Improvements
32. Ultimate: right-of -way dedication of forty -three (43) feet from centerline for the East
Washington Street project frontage is required.
33. Frontage improvements, for East Washington 'Street shall include; but not be limited to
six (6) -foot wide on- street bike lane, new pavement section as required for street
widening, curb and gutter, sidewalk and ,streetlights, curb inlets, handicap ramps, sound
wall, striping channelization, signalizatioi, signing:and landscaping.
34. 'The City requires a traffic index of 8 (T.I. = 8) for East Washington Street. The
geotechnical report shall identify the existing pavement section and traffic index. In the
event that the existing East Washington Street pavement section does not meet 71 8
standards, the developer' shall be responsible for reconstructing the existing portions of
East Washington Street, from centerline, along the project frontage. An asphalt overlay
conform shall be required as necessary to provide a smooth street crown and insure
positive cross sectional drainage of two (2)% minimum. A half - street slurry seal shall be
applied to 'the.'bike lane, travel lane, and left -turn lane along the project frontage to
provide a consistent surface.
Resolution No:2002 "025 N.C.S.
• 35. The pavement sections for the proposed interior streets shall be designed for a traffic
index of 5 (T.I. = 5) and shall contain a minimum of four inches of asphalt concrete.
36. A left -turn lane shall be installed on East Washington Street in accordance with the
Traffic Impact Study dated April 2001 and City of Petaluma standards.
37. Parking shall be prohibited along the creek side of Linnet Lane and the proposed
Bordessa Court (name to be changed), along the Prince Park side of proposed Noriel
Lane and within the cul -de -sac, subject to the review and approval of the City of
Petaluma.. No- parking street signs and red curb shall be. installed.
38. City standard sidewalk is required on Linnet Lane (along Lots 16 and 17)..
39. Prior to Acceptance of the Subdivision, an off - street eight (8) -foot wide separated two -
way bike path shall be installed along the East Washington Street project frontage, from
the end of the existing path near Alderwood Subdivision Unit # 1 to Prince Park, subject
to the review and approval of the City of Petaluma.
40. Maintenance agreements /declarations are required for privately shared driveways.
41. All Pacific Gas and Electric Company (PG& E) distribution electric lines and other
• overhead utilities and service drops along the street frontages or traversing the site shall
be placed underground.
42. Prior to Acceptance of the Subdivision, the applicant shall install an eight (8) -foot wide
maintenance /bike /pedestrian path above and along the southerly East Washington Creels
bank. The path shall be joined to the existing natural path located behind Alderwood
Subdivision Unit Number One. Final location of the path shall be subject to the review
and approval of the Engineering and Planning Divisions and the Parks and Recreation
Department.
43. Lot 29 shall access off of the shared driveway for lots 27 and 28.
44. Sound wall construction shall be consistent with adjacent developments and subject to
final design approval by the Site Plan and Architectural Committee (SPARC).
45. The East Washington Street. transition /conform near :Prince Park shall be subject to
review- and,,approval °by the City Engineer.
Sanitary Sewer -Collection. and Water Supple Utilities
46. Each lot shall have separate sanitary sewer laterals and water services.
•
Resolution No. 2002 -025 N.C.S.
47. All utilities located 'within private driveways shall be privately owned and 'maintained
through appropriate maintenance agreements /declarations.
GradinZ and Drainaze
48. Hydrology calculations for the project shall be - reviewed and approved by the Sonoma
County Water Agency (SCWA) prior to Final Map and Improvement Plan approval'.
49. Hydrology calculations shall include downstream drainage facilities including the
Washington Creek box culvert located. under Sonoma Mountain. Parkway. If the hydraulic
capacities of any downstream drainage facilities are exceeded per Sonoma County Water
Agency (SCWA) and City of :Petaluma cr teria/standards /etc. as a result of this project, .
the developer is responsible.'for upgrading improvements subject to review and approval
by SCWA and the City Engineer.
zD
50. Prior to Final -Map approval, the developer is responsible for creating a perpetual
maintenance mechanism (CC R's, Maintenance Agreement) for long -term maintenance
within the proposed East Washington Creek dedication area subject to review and
approval by the City Engineer.
51. A detailed :Geotechnical Investigation Report is required with the Improveriment Plan
application package including East Washington Street pavement section samples
previously mentioned.
52. Lot =to -lot drainage shall not be allowed without drainage /storm drain easements.
53. Grading conforms to adjacent developments shall be subject to the review and approval
of the City Engineer.
54. The applicant shall submit a Notice of Intent (NOI) to the California State Water
Resources Control Board and provide a copy of the filed notice to the City of Petaluma
prior to Final Map approval.
55: The applicant shall submit a detailed Storm Water Pollution Prevention Plan (SWPPP) in
accordance with the latest state, standards for review and approval by the City Engineer
prior to Final Map approval. The SWPPP shall be available on -site in the job trailer at all
times throughout the construction process. The SWPPP and NOI copy shall be submitted
with the Improvement Plan application package. The developer and/or contractor shall
update the SWPPP throughout the construction process per the latest state standards.
56. A detailed Erosion and Sediment Control Plan is required as a part of the Improvement
Plans and is. subject to the review and approval of the City Engineer.
C
Resolu"ti"on No: 2003 -025 MC.S.
• 57. The applicant shall incorporate the following Best Management, Practices into the
Construction and Improvement Plans and clearly indicate these provisions in the
specifications. The construction contractor shall incorporate these measures into the
required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions
during construction.
o 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.
o Exposed soils shall be watered a minimum of twice daily during construction.
The frequency of watering shall be increased if wind speeds exceed fifteen (15)
miles per hour.
o The construction site shall provide 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.
o During excavation activities, haul trucks used to transport soil shall utilize tarps or
other similar covering devices to reduce dust emissions.
o Post - construction re- vegetation, repaving or soil stabilization of exposed soils
shall be completed' in a timely manner according to the approved Erosion and
Sediment Control Plan and verified by City inspectors prior to acceptance of
improvements or issuance of Certificate of Occupancy.
o Applicant shall designate a person with authority to require increased watering to
monitor the. Dust and Erosion Control Program and provide name and phone
number to the City of Petaluma prior to issuance of Grading Permits.
58. The applicant shall file a Notice of Termination (NOT) with the California State Water
.Resources Control Board and a copy to the City of Petaluma upon completion of the
project.
Easements
59. Ten (10) -foot wide public utility easements are required throughout the development.
60. A one (1) -foot wide non- access easement is required along the East Washington Street'
frontage.
•
Resolution No. 2002 -025 N.C.S.
� 1 .
61. Public access easements are required for all sidewalks not located_ within the public right -
of -way.
62. Private access, drainage, utility, etc. easements are required.
Miscellaneous
63. The Final Map and Improvement Plans shall be prepared in accordance, with latest City
standards, codes, policies and ordinances.
64. Any existing wells of septic systems located on the: site shall be abandoned per County of
Sonoma Environmental Health Department standards.
65. The. applicant shall submit either a digitized data fee in the amount of ten dollars ($1.0,00)
Per lot or provide electronic base map information for updating_ the City's base reap
system prior to Final Map and Improvement Plan approval.
66. In orderr to incorporate a 625 square foot section of land currently owned. by the City of
Petaluma within Lot 20, the applicant shall, maize an application fora Zero Net Lot Line
Adjustment with or,prior to Final Map approval. The location of the 625 square feet "to be
exchanged shall be subject to review and approval by the City of Petaluma.
From the Water Resources and Conservation Departments
67. Prior to Improvement Plan approval, show ALL existing utilities, including twelve (12)-
inch irrigation water sixteen (16) -inch (Zone 1) water main and new connection to
sixteen (16) -inch (Zone 4) water main. Water in connection on E. Washington Street
will be connected to sixteen.. (16) -inch, .(Zone 4) water main.
68. Developer shall submit water GRM. requirements with the Improvement Plan and Final
Application Map 4fot domestic and ,fire sprinlder systems for all new lots so the size of
water services can be determined.
69. Prior to Improvement Plan Approval,. change water main connection at Noriel . and:Hawk
Drive to a tee fitting with valves and a homappediconnection. to existing-twelve (12) -inch
main along property line of Prince Park.
70. Prior to Improvement Plan approval, add water valves (at locations on plans).
71. Prior to Improvement Plan appoval, show four (4) -inch sewer stub -in on East
Washington Street to this property plugged.'n manhole and slurry fill the lateral. New
sewer will be tied into manhole at intersection of Parkland Way and East Washington
Street.
Resolution N'&'2_0 N.C.S.
From the Fire Marshal:
72. Pursuant to Ordinance 2084 N.C.S. any residence submitted after July 1, 2000, is
required„ to. be sprint lered. Fire sprinkler systems designed and installed in accordance
with NFPA 13 7 D are required in residential structures when a condition exists such as the
structure is in excess of ,150 feet from an approved Fire Department access road, the
structure cannot accommodate an approved twenty (20) -foot access road to within 150
feet of the furthest portion of an exterior wall, or the structure lacks required turn around.
A required fire sprinkler system shall include the extension of sprinklers into the attic,
garage, attached porches and carports, bathrooms over fifty -five (55) square feet, closets
over twenty -four (24) square feet, or three (3) feet deep, and other attached structures.
These systems shall be calculated for two -head activation for the most remote two heads.
Prior to final occupancy, these systems shall be operational.
73. Prior to issuance of a Building Permit, contractors shall submit to the Fire Marshal's
office evidence that the required fire flow of gprns is available at the proposed structure.
74. Activation of the fire sprinkler system shall sound an interior alarm that will notify all
occupied spaces.
75. No combustible construction above the foundation is allowed unless an approved asphalt
surfaced road is provided to within 150 feet of the furthest point of a structure and the fire
hydrants have been tested flushed, and are in service.
76. Prior to the issuance of the final 20% of Certificates of Occupancy, no- parking signs shall
be provided for, the court and the curb painted red with the words "Fire Lane - No
Parking along the creek side of the 28 -foott street width Bordessa Court (name to be
changed) as per City Standards.
77. Prior to the issuance of each Certificate of Occupancy, address numbers shall be posted
on or near main entry doors. Numbers are to be a minimum of four (4) inches high with
contrasting background, and,must be visible and legible from street.
78. Provisions for Annual Weed/Brush Abatement of the urban interface and the developed
area shall be the responsibility of the developer /property owner. A plan that outlines the
criteria for provisions of weed abatement shall be developed. This plan, shall be approved
by the Fire M'arshal's office prior to approval of Final Map of ithe project. This plan shall
include conditions for fire -safe landscaping, firebreaks and shall be in accordance with
"Fire Safe Standards" developed by the State of California.
79. Prior to any aboveground construction, fire hydrants shall be installed and operational
every 30.0'lineal feet. No structure or Fire Department sprinkler connection shall be in
excess of 150 feet from a fire hydrant.
Resolution No. 2002 -025 N.C.S.
80. No combustible construction above the foundation is allowed unless. an approved asphalt
surfaced road is provided to within 150 feet of the furthest point of a structure and the fire
hydrants have been tested flushed, And,are in service.
81. Prior to Improvement Plan approval, proposed streets and cul -de -sac shall meet the City
of Petaluma turn radius and street width requirements for parkin g° on both sides of street.
82. Cul -de -sac turn radius for the City of Petaluma is R =47' with no parking,
83. Fire =safe roofs are strongly suggested for this development.
For construction activities: involving storage of chemicals or hazardous materials on -site, the
applicant.,shall file a declaration form with the Fire Marshal's office and shall obtain a Hazardous
Materials 5torav b e Perm t. If hazardous materials are to be used or stored on -site, the applicant
shall prepare a Risk Management Plan (R l\ ) for approval by the Fire Marshal.
•
Under ilie•power -and authority, conferred upon this Council-by the Charter of said City.
REFERENCE: I hereby certify the foregoing' Resolution was introduced and adopted by the A roved „as to
Council of the City of ;Petaluma at , a (Regular)', (Adjourned) (Special) meeting m " m
on the .. 25th day of ... .....February .........:........ , 20..D, by the
following voter.......... ..................
City.Attorney
AYES: Vice Mayor He11y, Moynihan, O'B'rien,.Mayor Tfiompson, Torhatt
NOES: Cader=Thompson, Maguire
ABSENT: e
ATTEST: .......... P
City Clerk Mavor
Council File...; ...............................
Res: No. ........ N.C.S.
Resolution. No: 2002-1, N.C.S.
of the City of Petaluma, California: {
• ` ,' /r 0
AUTHORIZING GRADING FOR
WASHINGTON CREED VILLAGE. SUBDIVISION
PRIOR TO FINAL MAP A
WHEREAS, the .developer, Cobblestone Homes, Inc., has requested permission
to grade the Washington. Creek Village subdivision site on Washington Street at Parkland
Way prior to final map approval; and,
WHEREAS, the developer agrees to comply with the City Grading and Erosion
Control Ordinance No. 1576 N.C.S.; and,
WHEREAS, the developer agrees to comply with the Regional Water Quality
Control Board's policies, file a Notice of Intent, and prepare a Storm Water Pollution
Prevention Plan; and,
0
WHEREAS, the developer agrees to enter into a grading agreement and provide
surety to secure the performance of the grading work; and,,
WHEREAS, the developer shall obtain a grading permit from the Community
Development Department.
NOW, THEREFORE, BE IT RESOLVED 'by the Council of the City of
Petaluma that authorization to grade Washington Creels Village subdivision prior to final
map approval is approved.
Under the' ower and authority conferred upon this- Council'by
p the Charter of sad,City.
REFERENCE: I hereby 'certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the'bty of Tetaluma at a (Regular) (Adjoorned) (Special) meeting r
on the 9 (b ... day of .......September 20��. by the
following vote: ••••••••�_ : �
Uty Afterriey
AYES: Cader - Thompson, Maguire, Moynihan, O'Brien, Mayor Thompson, Torliatt
OB ES* None
SENT: Vice Mayor Healy
ATTEST:
......... .N .. ................................................ ... ........... ...............................................
City Clerk Mayor
Council File .... ...............................
Res. No... .... N.C.S.
POST OFFICE BOX 61
PETALUMA, CA 94953 -0061
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
plannjng@ci.peIaluma.ca.us
Building Division
Phone (707) 778 -4302
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
00
EQUAL HOUSING
OPPORTUNITY
August 8, 2002
Frank Denny
Cobblestone Homes, Inc.
14'0 N. Dutton Ave, Ste. 1
Santa Rosa, CA 95409
RE: Washington Creek Village, SPC01002
Dear Mr. Denny:
The Site Plan and Architectural Review Committee (SPARC), at its regular
meeting of July 25`, 2`002 reviewed your site, architectural, and landscaping plans
to construct 37, single- family residences on 9.23 acres.
It was the action of the Committee to approve the plans based on the findings and
subject to the conditions listed below.
Note: Addition = italics
Deletion = sty-ikeeut
SITE PLAN AND ARCHITECTURAL:, REVIEW
DRAFT FINDINGS
Washington Creek Village Subdivision
East Washington Road Southwesterly of Prince Park
1 The Site Plan and Architectural Review Committee authorizes the
proposed construction of a 37 unit detached single family residential
subdivision with the associated roadways, paths, utilities and 1.8 acres
dedicated to the City for open space purposes.
2. The project as conditioned, will conform to the intent, goals and policies
of the Petaluma General Plan. The General Plan, contains objectives and
policie's which encourages the orderly and harmonious development of
Petaluma to insure a choice of housing types and locations to all persons
regardless of sex, cultural origin, age, marital status, or physical
handicaps.
1
Frank Denny •
Page Two
August 8, 2002
3. The project tas conditioned, will not constitute a nuisance or be detrimental: to the public
welfare of the community because it will be operated in conformance with Performance
Standards specified'in the Uniform Building Code, the Petaluma Zoning Ordinance and
the 1987 City of Petaluma General Plan.
4. The City Council adopted a Mitigated Negative Declaration at its, meeting of February
25, 2002 and all mitigation measures identified in the Initial Study are herein
incorporated.
That the plan for the proposed developiment is compatible with the area and the
Development Guidelines will ensure that the proposed development and uses are
compatible:
SITE PLAN AND ARCHITECTURAL, REVIEW
DRAFT
CONDITIONS OF APPROVAL
Washington. Creek Village Subdivision
East Washington Road Southwesterly of Prince Park
Planning Department
1. All mitigation measures and findings adopted in conjunction with approval of the
Mitigated Negative Declaration (Resolution 2002 -023 N.C.S.) for the Washington Creek
Village subdivision project are herein incorporated by reference as conditions of project
approval.
2. All conditions /findings adopted in conjunction with Resolution 2002 -024 N.C.S.
adopting a 37 -lot Tentative Subdivision Map are herein incorporated by reference as
conditions of project approval.
3. All conditions /findings > adopted in conjunction with Resolution 2002 -025 N.C.S.
approving the ,Planned Unit, District Development Guidelines for the Washington Creek
Village subdivision project are herein'incorporated by reference.
4. The plans submitted for building.,permit review shall be in substantial conformance with
the PUD Development Plan Guidelines dated June 20, 2002, PUD .Development. Plan,
Floor Plans, and Elevations, dated July 17 2002, with the Landscape Plan dated May 28,
2002, and with. the: Colors Board'.submitted July. 25, 2002 (all; of which are on file in the
Petaluma Planning Division) e'cept as modif ed by the following conditions.
2
Frank Denny
Page Three
August 8, 2002
S. Prior to Building Permit Issuance, some of the residences shall be shown with a
downward cast porch light fixture other than the one approved by SPARC. This
alternative porch light fixture(s)' shall be subject to staff review.
6. Prior to Building Permit Issuance, all residences shall be modified so that no vinyl
windows are proposed.
7. 4. Prior to issuance of 8,0.% of the Certificates of. Occupancy for the residential units the
work approved/required within the creek setback shall be completed and approved by the
Community Development Department and the Department of Parks and Recreation.
8. Prior to approval of the Final Map, the following modifications shall be made to the
landscaping and irrigation plans:
a. The ivv shall be eliminated from under the Zelkova. trees along East Washington
Street and replaced with another type of groundcover, subject to staff review.
b. A few native riparian shrubs shall be added along the creek.
c. Any ivy adjacent to the creek shall be eliminated.
And the following modifications shall be made to the PUD Guidelines:
a. Ray wood ash shall be eliminated.
b. At the front yards, more variety °including perennials shall be added and the plant
palette shall be made to feel less commercial.
9. -5- Prior to approval of the;Final Map, the Plan Unit Development Map shall be revised
and resubmitted to include:
a. The following language "No building additions that result in new floor area shall
be allowed except for the minor building additions allowed in Section 3f
"Development Standards -Minor Building Additions" and
b: A means of showing that Lots 12, 17, 18, and 19 will have photovoltaic electric
generating systems
10. Prior to approval' of the Final Map, the PUD Development Guidelines shall be revised to
state that Lots 12, 1`7, 18, and 19 will have photovoltaic electric generating systems and
to show any other modification approved by SPARC.
11. 6-. Prior to the recordation of the Final Map, language shall be drafted and submitted to
the Community Development Department staff that will be recorded on the deed of each
new parcel indicating that the property is subject to the restrictions and limitations of the
® approved Planned Unit District (PUD) as well as the associated Design Guidelines and
Unit Development Plan.
3
Frank Denny
Page Four
August 8, 2002
12.; Prior to approval of the Final Map, the Sound Wall and Fence Details Sheet.L314, shall
be modified to be consistent with the PUD Guidelines and with the placement of the
homes on each. lot (Lots 17, 29, and 36are inaccurate).
13. Prior to the approval of the Final Map the applicant shall provide the Planning Division
with documentation that the proposed sound wall complies with -the specifications of
Zllingworth & Rodkin's Noise Assessment.,(May 1, 2.001) Mitigation Measure #1.
14. Prior to the approval of the Final Map, the sound wall shall be depicted with an
improved cap and may be depicted with improved columns, subject to staff review.
15. Prior to the approval of the Final Map, bollard lighting shall be added, >to- the south side
of the creek at the two ends of the path where there is not ambient streetlighting:
16. The LLAD language shall also include maintenance responsibilities within the
Washington Creek area of the bike path, benches trees, and irrigation system and
mowing of the grass area. The LLAD language and map landscaping and amenities shall
be submitted to the Planning Division and Parks and Recreation Departments for their
review and acceptance prior to Final Map approval.
Standard.SPARC Conditions OfApproval:
17. -7-. The site shall be kept cleared at all times of all garbage and debris. No outdoor storage
shall be permitted.
18.8: Construction activities shall, comply with applicable Zoning Ordinance and Municipal
Code. Performance Standards (noise, dust, odor etc.).
19 _At no time shall. future business activities exceed Performance Standards specified in
the Uniform Building Code, Section 22 -301 of the Petaluma Zoning Ordinance, and the
1987 City of Petaluma General Plan.
20, 19.'External, downspouts shall be painted to match background- building colors. Scuppers
without drainage pipes may not be installed because of probable staining of walls
(over-flow scuppers are excepted).
21.44 Should any archeological/historical remains be encountered during grading, work, shall
be halted temporarily and a qualified archaeologist shall be consulted to evaluate. the
artifacts and to recommend further action. The local Indian community shall also be
notified and consulted in the event any archaeological remains ar •
4
• Frank Denny
Page Five
August 8, 2002
22.? All exterior light fixtures shall be shown on plans subject to staff review and
approval. All lights attached to buildings shall provide a .soft "wash" of light against the
wall. All 'lights shall conform to City Performance Standards (e.g., no direct glare, no
poles in excess of 20 feet height, etc.) and shall compliment building architecture.
23. 4-3- All trees shall be a minimum fifteen- gallon size (i.e. trunk diameter of at least 3 /4 inch
measured one foot above the ground) .unless otherwise specified (e.g.: 24" box or
specimen size) and double staked; all shrubs shall be five - gallon size. All landscaped
areas not improved with fawn shall be protected with. two-inch deep bark mulch as a.
temporary measure until the ground cover is established.
24.44: All plant material shall be served by a City 'approved automatic underground
irrigation system.
25. 43- A master landscape plan of the street frontage ,areas. shall be provided, to staff
approval, prior to issuance of a, building permit. The landscape plan shall include street
trees with planting design and species to staff approval. Landscape shall be installed to
City standards prior to issuance of Certificate of Occupancy.
26.4 -6- Linear root barrier systems shall be utilized for trees near public streets or walkways
y p
as needed, subject to staff review and approval.
27.4 -7-: All street trees and other plant materials within the public right -of -way shall be
subject to 'inspection by the project landscape architect or designer prior to installation
and by City staff prior to acceptance by the City, for conformance with the approved
quality specifications.
28.4-: All tree stakes and ties shall be removed within one year following installation or as
soon as trees are able to stand erect without support.
25. 4-S� Ali planting shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash,
fertilizing and regular watering. Whenever necessary, planting shall be replaced with
other plant materials to insure continued compliance with applicable landscaping
requirements., Required irrigation systems shall be fully maintained in sound operating
condition with heads periodically cleaned and replaced when missing to insure continued
regular watering of landscape areas, and health and vitality of landscape materials.
30.20: All improvements and grading shall comply with the Sonoma County Water
Agency's Design Criteria.
5
Frank Denny
Page Six •.
August 8,.2002
31. All work within the public right -of -way requires an excavation: permit from the
Community Development Department.
32.2- Public utility access and easement 'locations and widths shall be subject to approval
by PG &E, Pacific Bell SCWA, all other applicable utility and service companies and the
City Engineer and shall be shown on the plans.
33.23. Underground utilities such as water meters and sewer laterals shall: be placed under
paving or close as possible to :private driveways, to avoid conflict with street :tree
planting locations within the street right-of-way. Transformer vaults, fire hydrants and
light standards shall be located in a manner which allows reasonable implementation of
the approved street tree planting plan for the project without compromising public safety.
34:24- A reproducible copy of the finalized PUD Development Plan and written. PUD
Standards incorporating I all : project conditions of approval shall be submitted to the
Planning Department prior to issuance of development permits.
35. 2-5�-. A reproducible copy of the Tentative Subdivision Map, reflecting all applicable
adopted conditions of approval, shall be submitted to the Planning Department within 30
days of SPARC approval of the project.
36. 2 26: The, applicant shall defend, indemnify, and hold harmless the City or any of its
boards,. commissions, agents, officers, and employees from any claim, action or
proceeding against the City, its 'boards, commission, agents, officers, or employees to
attack, set aside, void, or annul, the approval of the project when such. claim or action is
brought within the time period provided for in applicable State and/or local statutes. The
City shall promptly notify the applicants of any such claim, action, or proceeding. The
City shall coordinate in the defense. Nothing ,contained in this condition shall prohibit
the. City from participating in a defense of any claim, action, or proceeding if the City
bears its own attorneys fees and costs, and the City defends the action in good faith.
If an appropriate development, permit has not been issued, for a project or, if no permit is
necessary, if the approved use is not commenced within twelve (12) months of SPARC approval,
the site plan and ,architectural approval shall become void. A six -month extension may be
granted by the Planning Director if requested at least thirty (30) days prior to the initial twelve
(12) month expiration. date.
If you feel these conditions do, not accurately teflect the action of the Committee, please contact
the project staff planner immediately so that the discrepancy can be rectified by °SPARC. .
The applicant, or any other ;intcrested party, may appeal any decision of SPARC to the Petaluma
City Council Such appeal must be filed in writing with the Planning Department no later than
fourteen (14) days following the date of the decision. Any future changes to the approved design. ,
•
plans shall require approval by SPARC.
Frank Denny
Page Seven
August 8, 2002
Please note that site and building plans for this project must be amended to reflect each of the
conditions imposed by the Site Plan and Architectural Review Committee conditions as listed
above before the Planning Department can recommend approval of a building permit.
Sincerely,
Tiffany Robbe
Assistant Planner
cc: ' Ira Bennet, 5802 Monte Verde Drive, Santa Rosa CA 95409
Bruce Aspinall, 703 2nd. Street, Ste. 200, Santa Rosa, CA 95404
File
•