HomeMy WebLinkAboutAgenda Bill 4.F Part 4 07/14/2003i.
MAC AID
ASSOCIATES
CONSULTING;- A_RBORISTS AND HORTICULTURISTS
November 4, 2002
Mr. Matt Hudson
6 Petaluma Blvd. North, Suite B -11
Petaluma, CA 94952
RE. Gatti Nursery_ Tree EVali1pticn
Dear Mr. Hudson:
Pursuant to your request, I have prepared a report documenting the trees growing on the
Gatti Nursery property cated at 710 Sonoma Mountain Parkway in Petaluma,
lo,
California. This property is currently a wholesale nursery with ,five greenhouses and a
reservoir at the northeast end of the property. Townhouses and detached single- family
residences are proposed for construction on the property.
The trees on the property are limited to four groups located on the perimeters of the
project site. Generally, the trees appear to have been planted to provide visual
screening from adjacent properties.
A line of eucalyptus, cypress, and' pines are planted on the south perimeter near
Sonoma Mountain Parkway.. A Tong and dense planting of Monterey cypress, African
sumac, and Italian stone pine extends along the east perimeter between the driveway
and the creek bordering the Santa Rosa Junior College campus. This planting scheme
also occurs along the northern perimeter above the reservoir. There is a small line of
Japanese loquats planted near the south edge of the ,reservoir, and a small group of
mature .Monterey cypress in a !ine east of the resen.foi..
Following is a description of these trees and a summary of my observations.
Photographs of the trees are provided as an attachment to this report.
Eucalyptus Planting (southeast section near nursery entrance)
This planting is dominated by nine, semi - mature pink iron bark (Eucalyptus sideroxylon
`Rosea') with small Monterey cypress (Cupressus macrocarpa) and various pine species
planted between the larger eucalypts. The planting appears to have received minimal
maintenance with most of the smaller cypress and pines appearing drought stressed and
the eucalyptus i in variable structural condition.
POST OFFICE BOX 1150 -
GLEN ELLEN, CALIFORNIA 9544.2. FAX 70T•9,3'Rrt A4:7 oU�wrr — .,.... _ _ _ _
Gatti Nursery =Tree Evaluation
Page 2 of 2
11/04/02
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This portion of the project is designated as a future city park. These trees are not
,recommended for preservation. The smallertrees are generally in poor health and the
eucalyptus: Will .be prone to limb breakage as the trees mature. A park would be better
served by planting of new trees, with the species selection suitable for park use.
Driveway /Creek Planting:
This planting is a long, closely spaced, planting of Monterey cypress, African sumac
(Rhus:lancea), and Italian, stone pine, (Pinus.pinea). The density of the planting bas
caused the trees to form a hedgerow with the individual tree structures merging ato form a
continuous row. The health of'the trees, is variable with a significant number of the
Monterey cypress dead or severely infected with cypress canker (Seriolum, caruiru!e).
This tree zone is designated for a 70' wide creek corridor. The existing trees are not
riparian tree species and are' inappropriate for this use. These trees are recommended
for removal_ and'replacement with a native, riparian tree planting.
Reservoir Area:
A row of small Japanese loquats (Ericbotrya japonica) is planted. along the south.edge of
the reservoir. The loquats are more properly .described as large shrubs in, this use. A11'
are in ;moderate health and structural condition. This portion of the property is to be 0
deeded to the city of Petaluma.' Retention of these trees is optional, although they
probably have imarginal value in any future park use.
The seven mature Monterey cypress located to the east of'the reservoir range in trunk;
diameters from 18, to 40 inches. The structural condition of the trees is variable with one
tree collapsed at the east end of the roWr and numerous; broken limbs evident: in the
planting The longevity of the planting is probably Limited with most of the frees having
symptoms of'cypress canker. This disease is affecting most Monterey ,cypress in inland
locations and often causes the eventual decline of the: tree.
These Monterey cypresses are located' in the, remainder;parcel and could, he retained. If
theyare.retained, they require exten-siver pruning to remove deadwood and canker
infected limbs. A detailed hazard evaluation is also recommended.
Please contact me with any `questions, or if additional information is required..
Sincerer
es MacNair
it tuber American Society
of A
f Arb'ltu t W
re Certified ArborisC -0603
y
y boeicultural Consultants
MacNair and Associates
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Gatti Nursery Tree Photographs
Sheet 1, of`2
MacNair and Associates 11/04/02
View of hedgerow north or reservoir. Dense planting along east driveway.
Section of driveway hedgerow with Italian stone pine Section of eucalyptus planting on south side (future
African sumac. park site) Monterey cypress and pines are also used.
Gatti Nursery Tree Photographs
Sheet 2 of 2
View of: mature Monterey cypress east, of reservoir. -Note-
broken limbs and.dead branches. from cypress canker.
Row of Japanese loquats on south side of reservoir..
Area where Monterey.eypress has collapsed. Portion of eucalyptus row on soum sloe or prUJULA
(future park site).
11/04/02
/04/02
MacNair and Associates
d i e
FROM Bradley 8 Linda, Erskine FAX N0. 707 746 e373 " Mar. 19 2003 05: 06PM P2•
KLEINFEI D`F'!R
A , ! rowgvree V- J i umPiury
March 18, 2003
File: 27668
Ms Tiffany Robbe
Senior Planner
City of Petaluma Community Development Department
Planning Division
Post Office Box 61
Petaluma Califomia 94953 -0061
Subject: Peer Review
Capri Creek Planning ,Documents
Gatti Nursery
APN 0 9 $6 6 '.009 and 019- 080 -010
Dear Ms Robbe:
At the submitted to the City of ducted
a in support of the Gatti 'Nursery study of Capri Creek,
Cit request,
y PP rsery project'.
• The Hydrological prepared S tud consists of a set of calculations, su porting dita, and a summary of
y P
results b Riechers, Spence &Associates. The components of the report area
o An undated and unsigned summary page giving the scope of work, geographical limits of the
study, a brief discussion of methodology, and conclusion,
• Summary of input data for two stations used in the calculations,
• A note to file dated Febivary'6, 1992 from Sonoma County Water Agency,
• Engineering cross - sections of the' creek, and
- Output data dated.
The report indicated that the purpose of the study was to show that Capri-Creek channel
would contain water within the channel banks during a 100 -year storm event. The study
concluded that the 1'00 -year event 'would be contained within the channel using conservative
flow values.
REVIEW METHODOLOGY
Because the study was not presented in a formal report, did not detail methodology and was
unsigned, Kleinfelder interviewed Mr. Dan Hughes of Reichers, Spence & Associates, who
prepared the report. Mr. Hughes is a California Professional Engineer and qualified to conduct
the hydrological study.
Mr. Hughes described the methodology as follows:
2, 668`SR03LO83. Page l of 2 March 18, 2003
0 2003, Kleinf'eldcr,,Inc:
KLEINFELDER '22a0 Norjhrnini Parkway,:Santa ROSS, c.A 95407-5009 (707) 571.11(!1 :1 (707).571 -7H(:1 fax
FROM : Bradley & Linda Erskine FAX NO. 707 746 8373 Mar, 19 2003 05:07PM P3
1. Riechers, Spence &.Associates was taskedby the Ciiyof Petaluma to assess whetherwater
from a 100 -year storm event would be contained in the Capri Creek channel
2. Hydraulic calculations were made for and -26 +50 because -the proposed
subdivision is contained within these stations.
3. Input data was obtained from engineering cross -sectons at these two stations.
4. This studyused as a basis a previous HEC2 modeling of a I0 -year event byASonoma,Gounty
Water Agency.
5. Using a Sondn% County. Water Ageency;approved'conversion factor for a 100 =;year event
from ;a, l0 -:year event, and a conservative flow rate of 175. cfs, the flow iwa 100 year.event
was modeled using AutoCad Nydrol'oby, a commonly used flow modeling software program,
FINDINGS
Riechers; Spence & Associates reported that the height of water calculated'!in a 100' -year event
was lower than the 2-feet of freeboard required by Sonoma County WaterAgency.. Therefore,
the report concluded that the water would be contained within' the channel. during a 100-year
event.
RECOMMENDATIONS
Based on our review of the study :and our interview with Mr. Dan Hughes, it is our opinion that
the study was 'conducted by .a qualified individual, the methodology used inL the study-- meets.
current standard of care, and the conclusions are supported. by the�Aata. In addition; `the result of
the ,study addresses the scope ;of work as,stated "in the summary page of the study. ICleinfelder
recommends that the conclusions of the study be' accepted.
Please feel free to call,me at 707 -571- 1883 you have any questions:
Sincerely,
1NC
Br y G`. ErW`n4; ., RG, CEG', CHG
Regional' Manage E ironrnental Division
0
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27668\SK03L083 Pagc, 2 oft March 18, 2003
C 2003, Kiciniclder,.Inc.
FROtl Bradley & Linda Erskine FAX N0. : 707 746 8373 Mar'. 19 2003 05: 07PM P4
KLEINFE'LDE.:R
M cmpiny(.rt — 1:14171Im(Lany
March 18, 2003
File: 27668
Ms Tiffany Robbe
Senior Planner
City of Petaluma Community.Development Department
Planning Division
Post Office Box 61
Petaluma California 94953 -0061
Subject: Peer Review
Biological. - Resources Planning; Documents
Gatti Nursery.
APN 019 -0,80 -009 and 019- 080 -010
Dear Ms Robbe:
At the City's request„ Kleinfelder reviewed documents relating to the biological resources
potentially affected by a proposed' project at the current location of. the Gatti Nursery. We
reviewed:
• September 9, 2002, Zander Associates, Biological Resources Reconnaissance.
• November 4, 2002, Macriair & Associates, Gatti Nursery Tree Evaluation.
• March 14, 2002, Zander Associates, Biological Resources Reconnaissance.
These documents report the results of evaluations of the wetlands, threatened and endangered
species, special status species, and tree resources of the site, The authors concluded that:
® Threatened or endangered species are not present at the site.
m No wetlands are present at the site other than an existing pond and a seasonal stream that
will not be disturbedby the proposed development.
REVIEW METHODOLOGY
Kleinfelder reviewed these documents and their conclusions relative to the standards of care and
eo hie vicinity at the time the services were performed. The work was also compares in the.
skill 6x
a yclsed b members of the profession practicing under similar conditions to the
requirements: of applicable regulatory gurdance documents such as the California Environmental
Quality Act, state and federal endangered species acts, Section 404 of the Federal Clean Water
Act, and the 19.87 Wetlands Delineation Manual. Kleinfelder also checked to see if
representatives of relevant regulatory agencies were invited to review the work and provided
with the, opportunity to comment and make suggestions.
276681SR03L083 Page I of 2 March 18, 2003
C 2003, Kleinfelder; Inc.
KtFINFFI I)t:k 2_140 Northpoint Parkway, Sail Rood, CA 9 (7()7).571-1683 (707) 571 -7813 fax
FROM Bradley 3 Linda Erskine.
FINDINGS
FAX NO. : 707 746 8373 Mar. 19 2003 05:08PM P5
Zander notes; that the site 'is fully developed and, except for the existing pond and seasonal,
stream that will not be disturbed, there is no natural,, habitat' present at the site.. Completion of a
wetlands survey, in accordance with methods described .in the Wetlands; Delineation, Manual,
was not considered "necessary. The report concluded that. wetlands were not present within the
footprint of the proposed project. Therefore, no formal, request for a jurisdictional ,determination
was submitted to the U.S. Army Corps of Engineers.,
Zander concluded that the site did not have the habitat potential to support .th"e threatened and
endangered plant and, animal,' species known to exist in the area. This conclusion,was based on
review of the California Natural Diversity Data Base, and on one survey of the site conducted in
April 2002; a time�when special status species are', most, identifiable.
The author recornmends mitigation measures to minimize project - related :impacts to nesting
birds.
RECOMMENDATIONS
It is Klenfel_der' °s opinion that these assessments have been conducted appropriately 'and were
sufficient to identi fy the presence of wetlands special status' species were they present. They
appear to have been conducted by appropriately qualified individuals, meet the standard of care
for biological' resource ,studies, and the conclusions, are supported by the data presented:
Kleinfelder recommends that the conclusions of the studies: be accepted and the proposed
mitigations implemented_
Please feel free to call me at 707 -571 -1883 if you have any questions.
Sincerely,
KLEINFIELDE INC.
Peter A. Dellavalle
Project Geologist
l
Bradley G. Erskine, Ph.D. RG, CEG CHG
Regional Manager, Environmental Division
PAD \jkd
'17668 \SR03L081 Page 2 of 2 March 18; 2003
0 2003, Kleinfelder, Inc.
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Transportation Consultants
MEMORANDUM
March 18, 2003'
To: Tiffany Robbe Project No.: 077 -062 Task 202
From: Walt Laabs Jurisdiction: Petaluma
Subject: Review Traffic Impact Analysis for Gatti Nursery Subdivision
As requested I reviewed the Traffic Impact Analysis for Gatti Subdivision prepared by Whitlock &
Weinberger Transportation, Inca I also visited the site to review existing conditions.
The project is a 50- unit,,single- family subdivision and a 50- unitapartment complex located on the
site of the Gatti Nursery east of Sonoma Mountain Road and south, of Riesling Road -Sestri Lane.
(In this memorandum Sonoma Mountain Parkway is referred to as a north -south street and Sestri
Lane is referred to as an east-west street).
® Access to the existing nursery is, via a driveway on the east, side of Sonoma Mountain Road north
of Campus Circle ,(which provides access to Santa Rosa Junior College Petaluma Campus and
south of the driveway to theParkway Plaza Shopping Center (which contains G &G Market).
The existing access ,to the Gatti Nursery is not proposed as access to the Gatti Subdivision.
Access to the project will be via . Casella Way and Yorkshire Road.
Casella Way is a fully developed urban street with curbs, gutters and sidewalks on both sides of the
street. Parking is prohibited on the west side of the street. There is one driveway that serves the
Parkway Plaza Shopping Center on the west side of Casella Way and one driveway to Capri Creek
apartments on the east side Casella Way.
The intersection of Casella Way and Riesling Road - Sestri Lane is a four -leg roundabout.
Yorkshire Road is a fully developed urban street with curb, gutters and sidewalks on both sides of
the street. The street is residential with the Capri Creek Apartments on the west side of the street
and single= family detached residences on the east side of the street. There are no driveways on
Yorkshire Road.
The intersection of Yorkshire Road and Sestri Lane is a one -way stop with traffic approaching
from Yorkshire Road required to stop before entering the intersection.
141 Stony C_'i,rcIe, SuIte 280, Santa Rosa, CA 95401 -4110
ePhn, (707157 - .;580 ®Fax (707)575 -5888, *,e-mail wlaabs@tjkm.com
Tiffany Robbe March 18, 2003, Page 2.
The traffic ,impact:; analysis analyzed five intersections:
Sonoma Mountain:Parkway and. Campus Circle •
Sonoma Mountain.Parkway and Parkway Plaza Shopping Center driveway 1
Sonoma Mountain Parkway` and'Riesling ,,Road
Sonoma Mountain Parkway- and' Ely; Road - Colombard Road
Riesling Road and Casella Way
The study analyzed the existi "ng `conditions, using Highway. Capacity Manual 2000. All
intersectioris.operate at a satisfactory service level with .existingtraffc conditions. The intersection
of Riesling Road - Sestri Lane and Casella Way was analyzed as a four.- way,stop which has a lower
capacity than a roundabout. An analysis of the intersection as a roundabouvilevealed ,lower control
delays than stated in the analysis.
On page ., of the traffic impact analysis it was .stated that average stopped delay,per vehicle is the
basis for evaluation. Actually it'is average control delay not stopped delay. This .does not change
the results of the analysis.
On page '8 of the traffic impact analysis it is correctly pointed out that the sign for pedestrian
crossing on westbound Riesling Road is. difficult to see. However, this "'is an existing; condition and
should be corrected, but not necessarily as�part of this Project.
Another existing condition isthe'width of`Sestri Lane east of Casella Way. There is.an•island in
the of the street that results in two 13.85 -foot wide lanes. Parking should be prohibited by
either signs or red curb. Again this `is an existing condition.
The analysis' of existing °plus project traffic conditions was. completed in. acc"ordance'with standard
practice. Traffic ,generated by the project will not result in a negative impact on the focal
circulation;system. There is a slight inconsistency between Table 3 and Table 4: on page 12 of the
traffc analysis but that does not change • the�conclusions'of the analysis.
Future traffic conditions were based upon: an 11 percent increase of traffic on . Mountain
Parkway and on Ely Road. Future plus project traffic conditions will not result in a negative
impact on the circulation system.
In summary, I agree with the conclusions and. recommendations on page 18' ofthe traffic impact
analysis. However, I do not believe that'the' installation of al pedestrian. warning sign on Riesling
Road should be a condition of approval,of this project.
Ifyou have any questions please call meat 575 -5800.
A0
077- 062 - 2021x1 -2w1
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GATTI SUBDIVISION'
PROPOSED PUD GUIDELINES
Prepared by Da i Win Group, Architects and Plann
November 21 2002
JpA,A�e4 - :S " 3
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Attachment 7
Guidelines for Development
Gatti Nursery Subdivision
Table of Contents: -
LOCATION'1VIAP..... :..: .....:.. ..........:.................... ................... ..., 2
1 . INTRODUCTION ................................ ............................................................. ..................3
1.1 PURPOSE OF THE PLANNED UNIT ` DISTRICT ......................................................... ............................... 3
1.2
CURRENT DESCRIPTION OF :SURROUNDING AREA......., ....................................... ............................... 3
1.3
CURRENT DESCRIPTION OF PUD SITE.... ..., .... : ..:. ............. ......................... ; —.... ......:...........3
_
1.4
SITE DEVELOPMENT' PLAN _ ............................................. ............................... ......... ..................3
1.4.1
Project:Ingress and Egress ....................................................................... ............................... 3
1.4.2
Phasing .: ....... ..................... M .. _........... _ ... ............................... ..,....... ........ _ ....... 4
1.4.3
Architecture '...... : ....................... : ...... .. :... :....:..: 4
2 . SP.ECIFICCHARACTERISTICS; O. F PROPOSED' PUD DEVELOPMENT ... ..............................5
2.1
SINGLE - FAMILY HOMES AND TOWNHOMES ..... : ............................................................................... 5
3. DEVELOPMENT
STANDARDS ........... ........: .............. ..........................:.... .........:.......... :......6
3.1
OFF-STREET'PARKING , .:...............,................................................................. .............................6'
3.2
MAXIMUM LOT COVERAGE .... ..:.::..................:.......................... ............................... ..........:.....:.6
3.3
MINIMUM LOT SIZE ::.. ....: .... ... .. :: ....... :. .......:. ........ :............ ......... ......... ..........:......6
3.4
MAXIMUM, BUILDING HEIGHTS ............. :................. :..... .: ..............................: ......... ..:.: ::..:.::...:6
3.5
SETBACKS ........ ................................................................................................. ............................... 6
LANDSCAPING., ..................................................................... i............................. ..............................6
3 .7
SITETLAN AND ELEVATIONS,.. ::..:., :................. .......I....................... ........ ......... ..................7
3 .8
EXTERIOR COLORS .........................:.. .:.......:.:.......: .....:............... .......:. ::....... .......... :......7
......7
3 .9
FENCING .................................................................... ............................... ....
3 .,10
PERMITTED PRIMARY USES .......................... _.... _ .....,............................... ......•......................._ ......`7
3 .11
P.,ERMITTED ACCESSORY USES .... : ..:. ..:....:... ....:..:................................................ :....,:.......:...7
3 .12
COND_ITIONAL USES ...................................'..,..................................................... ............................... 8
3.13
PROHIBITED USES ............................... ............................................................. .............................:8
3.14
OTHER'USES ... .:.... .................. .............. .......................... ............................... ......... 9
.............. ...
4 . DEVELOPMENT' TIMETABLE ........................................................................... ............................1`0
5. PLANT PALETTE ......... ............:....... .... :.. ......... ......:................................................
5 .1 EAST WASHINGTON- STREET ...............:.. ....... ..:......_......:........ ...............:....:.......... :....:....::...'11
5 .1.1 Trees ........................................................:...... ............................... - tl
........ ............................... .
5 .1.2 Shrubs ............................................. ............................... ..........11
5.1.3 Groundcovers ............................................................................................ ............................1.1
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Guidelines for Development
9. lntrodOction
1.1 Purpose of-the
Planned Unit District
'The purpose of establishing this'
Planned Unit. District (PUD) for
the Gatti Nursery Subdivision
Residential Development.is to
regulate the development of a
17.17 -acre parcel within the legal
boundaries: of the City of
Petaluma, California., All of the
properties within the Gatti
Nursery Subdivision PUD shall
be held, sold and conveyed
subject to the following PUD
guidelines, which are for the
purpose of enhancing and
protecting the value, desirability,
and.attractiveness of the real
property.
The intent of the PUD guidelines
is to accomplish the following:
1. To achieve complimentary
and aesthetically pleasing land
uses and building design within
the Gatti,Nursery Subdivision
PUD itself; and as the PUD
relates to the surrounding
neighborhoods.
2. To provide a range of new
housing' opportunities for families
and,individuals seeking to live in
Petaluma.
This PUD should not be
interpreted as a strict mandate of
construction standards but !rather
is intended;as a set of goals and
guidelines toward which
development should proceed.
The project design,, scope and
other characteristics maybe
modified by the City Council
and project sponsor to reflect
new information, fiscal and
market conditions, new
development in the area, and
other relevant factors.
Gatti Nursery, Subdivision
1.2 Current
of Surrounding Area
The Gatti Nursery Subdivision
Residential, Development is
located on an undeveloped site
North of Sonoma Mountain
Parkway and West of Capri
Creek and the Petaluma Campus
of the Santa Rosa Junior College.
Land uses- surrounding, the site
include existing single - family and
apartment residential
neighborhoods to the West, open
space to the North, Capri Creek
to the East and a future park site
to the South.
1.3 Current Description
of PUD Site
The total area of the Gatti
Nursery Subdivision PUD is
17,. 17 acres. The site is relatively
flatand will occupy the lands
owned by the Gatti Nursery.
1.4 Site Development
Plan
The Gatti Nursery Subdivision
PUD is composed of two
residential neighborhoods:
Single - family homes and
Townhomes. The individual
unit plan types for both products
are shown on the architectural
plans. The,specifk unit site
location and mix are shown on
the Development Plan.
1.4.1 Project Ingress and
Egress
Access to Gatti Nursery
Subdivision will be provided at
two points by Yorkshire Road
and Casella Way.
Guidelines for Development
1.4.2 Phasing
Two phases are anticipated for
the construction of Gatti Nursery
Subdivision. One phase will!be
the forty- sevensSingle= family
homes and, be the forty -
six Townhomes: Lots, one
throughnine ofthe single - farnily
homes will'be restricted,to a one -
story prof le.. The two phases
will be developed per the
approved site plan, architectural
guidelines and:,standards
described in this document.
1.4.3 Architecture
The Architectural :identity- for
Gatti-Nursery Subdivision will 'be
,a mixture of regional architecture
with plans that will suit an active
family life- style. Building
elevations s hall.' be varied and
articulated;to provide visual
interest:to pedestrians. 'The goal
is to create compatible building
facades. Contemporary
architectural styles:and colors
with traditional elements shall be
used to create three onfour'varied
yet compatible elevations
each of the plans.
The elevation styles are
distinguished byspecific
elementsand materials, such as
porches,,, gables, columns, stucco,
shingles and lap siding.
In addition to the architectural
style variation, the, major
architectural plan
include porches and varying
garage, treatments. For the
Single - family homes, fifty
percent of the homes�will have
garages located wellto the rear
of the lots, minimally visible to
the streetscape. For the
Townhomes;, all of the' garages
will'be rear - access only fiom
shared alleys.
Gatti Nursery Subdivision
The architecture is described in.
Plans 1 -6 (single4am ly.homes)
'and Plans 1-3 (townhomes)
approved by the.City of
Petaluma. Details set out in
those`plans 'describe the .
architectural requirements for
this PUD zone.
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Guidelines for Development
2. Specific
Characteristics of
Proposed PUD
Development
2.9 Single Family Homes
& Townhomes
The Gatti Nursery Subdivision
PUD is a 93 -lot
(41 single - family homes and 46
townhomes) development. Floor
plans, square footages and
exterior elevations of all
proposed unit types are
graphically illustrated in the
accompanying architectural
submittal. Plans and elevations .
may be revised or added to
accommodate market demands to
the satisfaction.of the Director of
Community Development.
Gatti Nursery Subdivision
5
Guidelines for Development
3. Development 3.1 Off- Street
'Standards Parking
Each single. farTlily unit and
townhome unit within the
neighborhood will have a
minimum of twb covered
(garage) parking spaces:
Additionally, all Single-family.
homes will have two driveway
spaces. All streets within the
Gatti Nursery, Subdivision PUD
will allow for "'short =term on- street
parking.
3.2 Maximum Lot
Coverage
Lot coverage will'vary within`the
two neighborhoods as illustrated
on the Development Plan.
3.3 Minimum Lot Size
Lot size will vary per the
enclosed Development,Plan.
3.4 Makimum Building
Heights
Maximum building- heights' shall
not exceed two stories or thirty
(30') feet. Building heig. ht:shall
be measured'by the•vertical
distance from average ground
level- of'finish.grade of building
site , to the `highest point of a flat
or mansard roof or ridge of a.
gambrel hip -or gabled roof
3.5 Setbacks
All development shall provide
the minimum °setbacks illustrated
and noted.on the Development
Plan.
Additions:
No building additions that result
in an increase of the building
Gatti Nursery Subdivision
footprint or the lot coverage. shall .
be allowed (see , section 3.13).
3.6 Landscaping
With the construction of the
homes, inifial landscaping of the
Gatti Nursery Subdivision PUD
shall be implemented to conform
to the Landscape Plan.,
1. Each Single-family
homeowner shall be ^responsible
for the maintenance of their
private fenced backyards, front
yards up to, the sidewalk, front
patio and the trees and
landscaping; in. the landscaped
strip betweemthe sidewalk and
curb. For the Townhomes, :,a
Homeowners Association (HOA)
shall maintain landscaping in:the
areas outside. of the`private lots
and in the public right of way.
2. With construction of the
homes, initial plant materials
within the entire Gatti Nursery
Subdivision PUD except for
private rear- yards shall be
selected from the,Approved Plant
Palette as shown 'be ginning °on
page 12 of this document.
Additional plant materials may
be substituted to the „satisfaction
of the Planning Director <and %or
updates to the,City of Petaluma
approved plantpalette.
3. New landscaping along the
perimeter = of the ;.property- shall be
compatible`with .the =existing
character of the neighborhood.
.4. The entire Gatti
Subdivision street;system -will be
lighted,using a:decorative.
streetlight. The 14:foot high
'Hadco' VictoriamllI model will
be placed on average every 150
linear feef of street length.
•
•
•
•
•
Guidelines for. Development
3.7 Site Plan and
Elevations
The Gatti Nursery Subdivision
PUD shallbe developed in
conformance with the Planned:
Unit District and housing
elevation drawings approved by
the City of Petaluma for this
PUD. For the Single - family
homes, two exterior elevations
are shown for each of Plans 1
through 4, while three exterior
elevations are shown for the
Townhomes. Any elevation may
be used providing no like plan -
elevation -color combination is
located within two lots of each
other.
3.8 Exterior Colors
The color combinations shall be
approved by SPARC and may be
used providing no home on either
side' or across the street is the
same. Color schemes may
change with the approval of the
Community Development
Director.
3.9 Fencing
1. Private fences shall be
installed along rear and side
property lines for all residential
properties and maintained by the
individual homeowners within,
the project who share a common
fence line. When PUD fence
standards are not specified, the
Petaluma zoning ordinance will
prevail.
2. Subsequent changes to
private fencing are at the
discretion of the homeowners
subject to provisions of the
Petaluma Zoning Ordinance and
Gatti Nursery Subdivision
subject to setbacks prescribed in
this PUD.
3. For the Townhomes, fences
along rights -of -way, and other
common areas, shall be
maintained by the Homeowners
Association (HOA). The
individual homeowners will
maintain fences.in the Single -
family area.
3.10 Permitted Primary
Uses
The permitted primary uses for
this PUD 'are:
1. Single - family homes and
Townhomes.
2. Model homes along with
temporary tract and property
management offices and
associated project identification
signs are allowed until
completion of sales.
3. Temporary 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.
4. Day and Residential Care
facilities per the City of Petaluma
Zoning Ordinance.
3.11 Permitted
Accessory Uses
The permitted accessory uses for
this PUD are:
1. Private garages and off - street
temporary parking areas.
Guidelines for Development
2. Private swimming pools,
exclusively for the use of
residents and guests,, in
accordance with the provisions of
Zoning Code
Section 21 -203.
3. ;Patio, deck;and balcony
covers, providing theyseflect'the
design theme and use compatible
materials sand "f nishes- on_ the
exterior.to match the existing
residence.
4. In the Single-family area,
other accessory uses and
accessory : buildings customarily
appurtenant "to ,, a
permitted use, in accordance
with the provisions of Zoning
Code Section 21 =301, except that
additional accessory , strictures
.shall not exceed one story, or 15.
feet in height.
5. Home occupations
subject to permit approval from
the City of Petaluma.
3.12 Conditional ' Uses
The permitted conditional uses
for this PUD are:
None
3.13 Prohibited Uses
The prohibi'ted'vses for this PUD
are:
Gatti Nursery Subdivision
1. Additions
No buildin&additions thatresult
in an increase of building
footprint or :the lot coveragesahall
be allowed.
2. Garage - conversions into
dwelling unitsi or living space.
3. Mechanical equipment, such
as air conditioning units,
Antennas,, or ground mounted
satellite dishes, not originally
constructed, unless concealed'
below ^and behind rear or side
fencing, so ,not visible from
adjacent This
prohibition does not applyto wall
mounted' satellite dishes less,
24 inches in diameter. 'Solar
energy systems meetthe
following, criteria shall be
permitted' °within the project:
a. Any such system musvbe
consistent with thei design''and
architecture of the residential'unit.
or structure to which it'is
adjacent or affixed.
b. The location of the
system must not cause glare
or visual distraction to
surrounding properties in.the
project.
c. The materials I used to
support or surround: "the system
must be compatible with the
nature and color of the:adjaceni
structures.
4. No "sign ofiany kind shall be
displayed to the public view on
any lot except "onesign of not
more than five square feet
advertising the
I]
r
Guidelines for Development
property for sale.or rent, or signs
• used by a builder to advertise; the
property during the construction
and sales period or`signs
permitted by the City of
Petaluma.
5. No fence, wall, hedge or
shrub planting which obstructs
sight lines at elevations between
two (2) and six (6) feet above
roadways shall be placed or
permitted to remain on any
corner lot within the triangular
area formed by the street
property lines and a line
connecting them -at points thirty
five (35) feet from the
intersection of the street
line, or in the case of a rounded
property corner from the
intersection of the street property
,lines extended. The same sight
line limitations shall apply on any
lot within ten (10') feet of the
intersection of a street property
line with the edge of a driveway.
No tree shall be permitted to
remain within
such;distances of such
intersections unless the foliage
line is maintained at sufficient
height to prevent obstruction of
such sight lines.
6. Accessory dwellings /granny
units.
3.14 Other Uses
Other uses may be permitted or
conditionally permitted by the
City of Petaluma
Community Development
Director and/or City Zoning
Ordinance codes as applicable to
the R -1 zoning district.
G'atti.Nursery Subdivision
0
Guidelines for Development
A. -Development
Timetable
Development, :is proposed,to
begin construction'in -the falLof
2003. The developer reserves the
right to,group phases of the
project for purposes of the design
andlor construction should
financial or market conditions
necessitate
Gatti Nursery Subdivision
•
•
•
1.0
Guidelines for Development
S. ' P9ant Palette. The following lists the approved
• plant materials, which;may be
use d within the Gatti. Nursery
Subdivision PUD. Additional
plant materials may be
substituted to the satisfaction of
the Planning Director and/or
updates to the City of Petaluma
approved plant palette.
5.1 Plant List
5.1.1 Trees
5.1.2 Shrubs
5.1.3 Groundcovers
•
Gatti Nursery Subdivision
11
� P'. U -
CITY OF PETALUMA
POST OFFICE Box 6.1
j 8 5 PETALUMA, CA 94953- 0061,
David Glass
Mayor
Notice of Public Hearing of Proposed Project:
Keith Mi ke Har
Mike Harris
Gatti Subdivision
Mike Healy
BrvantA1oynihan
Cit um � File Number- REZ02003 PUD02002 � & TSMO2002
Mike O'Brien
Pamela Torliatt
Councilmembers
* *You are invited to attend a City Council meeting on a project in your
neighborhood. **
NOTICE IS HEREBY GIVEN that Mardel LLC and Hudson & Scharer Realty
have applied for the following: (1.) a rezoning of the 17.17 -acre parcel from
Agricultural to Planned Unit District (PUD) along with the adoption of PUD
guidelines and (2:) a `tentative subdivision map for a .93 -lot residential subdivision.
The site is located on the east side of Sonoma Mountain Parkway, east of the
vacant lots. soon to become a City park. The parcel is currently utilized as the
Gatti Nursery and most of the parcel is covered with greenhouses.
• Forty-seven.
'
single-family detached homes are proposed on the east side of the
Y g Y P P
Comm nib Development
parcel (south. of Heritage subdivision). Forty -six attached townhomes are
D epa r t me nt
Street
_ ll English Street
on the west side of the p arcel (south. of Can Creek Ap artment s).
p roposed P ( P
Petaluma, CA 94951
Access to the subdivision would be from Casella Way and Yorkshire Road. The
E -"'air
cdd��ci. petaluma. ca. its
applicant is proposing the following land dedications to the City: a 1.1 -acre
portion for incorporation into the adjacent city park, a width of approximately 70
Code Enforcement
feet from the centerline of the seasonal Capri Creek for riparian habitat and a
Phone (707) 778 -4469
path, and the, eastern 4.4 acres of the parcel for' incorporation into the urban
Fax (707) 778 -Mail
F. -Nair
se arator. Together the dedicated acreage totals 6;7 acres. The p roposed use and
P g g P P
codeenrorcementL
density are consistent with the General Plan designations for this parcel.
ci, petaluma, ea. us
NOTE: The Planning Commission heard this project at its April 8, 2003 and
r 7) :7 eri "
Phone (,'n2) 778-4301
Ma 13, 2003 meet and forwarded a recommendation to the City Council to
Y g Y
Fax (707) 77844
adopt a Mitigated .Negative Declaration, approve a Rezoning to Planned Unit
District, approve a Tentative Subdivision Map and approve PUD development
Inspection Services
guidelines.
Phone (707) 778 -4301
Fax (707) 778 -4498
ro Schedule Inspections;
Meetin Date / T ime: Monday, July 14, 2003 at 7:00 P.M.
Phone (707) 7 -4479
Locati on: City Council Chambers, City Hall of Petaluma, 11 English Street,
Permits
Petaluma, California 94952
7 -4306
Fax (707) 778-4498
,
What Will Happen: You can comment on the project. The City Council will
Planning
consider all public testimony and decide whether to approve, conditionally.
Phone (707) 778 -4301
approve, or .deny the project. Efforts will be made to accommodate disabilities.
Fax (707) 7784498
Attachment 8
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 accornrnodations.
If You Cannot Attend: You can send , a. letter to the Community - Development Department,,
Planning Division, City of Petaluma,, I l English Street,. Petaluma California, 94952. You can
also hand deliver it prior to the meeting. This meeting and all City Council meetings are
televised on the Petaluma Community Acc;eiss'Cable Channel 28.
For Mo Information: You can contact Tiffany Robbe, the project`planner, at (707) 778- 4301.
You can also come to the Community Development Department to look at: the application. The
office is located in City Hall, 11 English, Street. The office is open from &.0 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 prior to, the, : above- ;referenced public h eari ng. '�Govemment.
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)
.Petaluma City Council
S;\CC -City Council \Notices \GattiCCpn_Aoe
•
101
W �om:
ent:
To:
Subjects
s& c
Sandra .Meyer @verizonWi re less. corn
Friday, June 27, 2003 8:22 AM
Mayor
New subdivision behind G &G Market
Hello Mr. Mayor,
I am a homeowner in the Lansdowne area behind the G &G Market on Sonoma Mtn
Parkway. I understand that there is going to be a meeting around July 14th
to voice concerns of the new subdivision going in the Gatti Nursery: I will
not be able to attend any meetings but I do want to voice my concern for
consideration as the subdivision is built:
There is currently a very short street called Yorkshire, between Sestri and
Buckingham, that I understand will be the access to the new horses to be
built in the Gatti subdivision. It is my belief that there should be no
parking on the east side of Yorkshire as there is not enough room, on that
road for 2 -way traffic when cars are parked on both sides: of Yorkshire. To
illustrate my point, when a car is parked on the east side of Yorkshire,
that car covers 2 /3rds of the word.STOP painted on the street. I do believe
that the curb on that side of the street should be painted :red, especially
if Yorkshire is to become amore heavily - traveled street, I am certain that
ere will be accidents if there is not more room for two -way car traffic.
1 hope that you, or someone,on your staff can take some time to look at
Yorkshire and consider my recommendation.
I appreciate your time and commitment to Petaluma.
Alexandra L. Meyer
1915 Buckingham Lane
Petaluma, CA 94954
home email: meyerale @attbi.com
.,�. F ... .... P: „-
Attachment 9
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14.
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*7
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ATTACHMENT 10
DRAFT RESOLUTION NO. N.C.S.
APPROVAL OF A MITIGATED NEGATIVE DECLARATION
FOR A 93 -UNIT RESIDENTIAL.SUBDIVISION,
ACCESSED FROM CASELLA WAY AND YORKSHIRE ROAD, APN 137 - 070 -079.
WHEREAS, an Initial Study was prepared and the results of the study indicated that the proposed
Gatti subdivision project, as mitigated, will not cause any significant adverse environmental
impacts; and
WHEREAS, the Planning Commission of the City of Petaluma held a public hearing on April 8,
2003 and May 13, 2003, on the subject application, heard testimony and concluded that the findings
and conditions as amended" were adequate and recommended to. the City Council approval of the
proposed development; and
WHEREAS, the City Council considered the Gatti subdivision proposal at a public hearing on July
14, 2003 and 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 Gagne Code, either, individually or cumulatively, and is exempt from Fish and Game filing
fees because it is proposed on an 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 Commission reviewed the Initial Study and considered public comments before
making a recommendation on the project.
5,. A Mitigation .Monitoring Program has been prepared to ensure compliance with the adopted
Mitigation measures.
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, Califomia.
Attachment 10
I Mitigation Measures
2
3 All mitigation, measures as .identified in the Initial Study for the Gatti Nursery subdivision
4 prop6sal, are hereidincorporated (Attachment 6, Initial Study).
5
•
•
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3.1
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ATTACHMENT 11
DRAFT RESOLU'T'ION NO. N.C.S.
APPROVAL OF A REZONING TO PLANNED UNIT DIS`T'RICT
TO ALLOW FOR. DEVELOPMENT OF A 93- :UNI'T"RESIDENTIAL SUBDIVISION,
ACCESSED FROM CASELLA WAY AND YORKSHIRE ROAD, APN 137- 070 -079.
WHEREAS, by action taken on May 13, 2003, the Planning Commission considered the proposal
and forwarded a recommendation to the City Council to approve the Rezoning to PUD to allow for
47 single - family residential units and 46 townhouse units; 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. N.C.S:., approving a Mitigated Negative Declaration to address the specific
impacts of the Gatti subdivision; and,
WHEREAS, the City Council held a public hearing on the proposed project on July 14, 2003, after
giving notice of said hearing,, in the manner, for the period, and in the form required by Ordinance
No. 1072 N.C.S., as amended; and
WHEREAS, the City Council has considered the Rezoning;
NOW, THEREFORE BE IT RESOLVED that the City Council approves the Rezoning to Planned
Unit District subject to the following Findings, Conditions, and Mitigation Measures:
1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S,., to classify and rezone the
subject parcel from Agricultural (A) to Planned Unit District (PUD) will result in a more
desirable use of land ,and a better physical environment than would be possible under any
single zoning district or combination of zoning districts.
The proposed uses comply with the Planned Unit District designation, which allows inclusion
within its boundaries of a mixture of uses, or unusual density; building intensity or design
characteristics, which would not normally be permitted in a single usel district, and to govern
the development of residential projects. Additionally, this proposal incorporates the policies
and guidelines of the PUD- Planned Unit District of Article 19A of the Zoning' Ordinance.
2. The public necessity, convenience and welfare clearly permit and will be furthered by the
proposed Amendment to the Zoning Ordinance, reclassifying and rezoning the Gatti nursery
site to Planned. Unit District.
The Planned Unit `District Development Guidelines describe permitted and conditional uses as
well as those which would not be allowed to be established at this location. This specific 'list
of uses prevents the creation of any nuisance to the existing surrounding uses.
Attachment 11
1 3. The requirements of the California Environmental Quality Act (CEQA), ,have been satisfied.
2 through the "preparation of an Initial Study and the drafting of A Mitigated Negative"
3 Declaration to avoid or reduce to .a level of insignificance, potential impacts generated by the
4 proposed Gatti Planned Unit District.
5
6 In compliance with the requirements of the California Environmental Quality Act; an Initial
7 Study was prepared for the rezoning of the site from Agricultural (A) to Planned Unit District
8 (PUD). Based, upon the Initial ° Study, a determination was -made that '.no significant
9 environmental impacts would result. A copy of this notice was published 'in the Argus Courier
10 and provided to residents and occupants within 5,00 feet of the site, in compliance w. 'ith CEQA
1I requirements.
12
13 CONDITIONS OF APPROVAL
14
15 From the Planning Division (778 -4301)
16
17 L. Before issuance of a building permit, the applicant ,shall revise the,site plan or other- first.
18 sheet of the office and job site copies of the Building Permit plans to list these Conditions of
19 Approval as notes.
20
21 2. The plans submitted for building permit review shall be in substantial compliance with the
22 Development Plan dated June 25, 2003 and ;the Tentative Map dated June 25, 2003. These,
23 plans shall, reflect nine single - story detached homes abutting the Buckingham Lane
24 residences• and the townhouse area in four rows extending to a public road adjacent to Capri
25 Creek .Apartments with asemi- public park "in the center.
26
27 1 All mitigation measures, adopted in conjunction with the Mitigated Negative' Declaration for
28 the Gatti nursery project are herein incorporated. by reference. as conditions of project
29 approval.
30
31 4. Upon approval 'by the City Council, the applicant shall pay" the $35.00 Notice Hof
32 Determination" fee to the Planning Division. The shall be made�payable . to the County -
33 Clerk. Planning staff will file the Notice of Determination with.:the County" Clerks office
34 within five (5) days after receiving Council approval.
35
36 5. SPARC shall review site plan design, building ,and accessory structure design, PUD. '
37 Guidelines, colors and materials, landscaping fencing style and location and lighting.
38 Particular attention shall be paid to the'design of the middle townhouse unit and to all corner
39 homes. and townhomes.
40"
41, 6. Prior to SPARC review„ the, plans shall reflect elements (both on the ground plane and 3
42 dimensional) that clearly delineates /differenti'ates the private alleys from the public streets,
43 specifically Casella, Yorkshire, and Road '.
44
45 7. Prior 'to SPARC review, the plans shall depict a bridge over Capri Creek at Casella Way.
6 this bridge. Bridge specifications "shall also be provided
47 t T h e e x
SPARC., The exact of shall be reviewed and approved by the Parks
48 Department and the Petaluma administration of the SRJC.
ELF
.
1 8. Prior to SPARC review, the plans shall depict a Class I path. along the entire project (from
Sonoma Mountain Parkway to the urban separator) adjacent to the creek. The Improvement
0 plans shall show this path. Pursuant to the Parks Department, the path shall be a minimum
4 eight feet wide and constructed of concrete. The Improvement plan shall show the removal
5 of the existing driveway paving at Sonoma Mountain Parkway. A bike rack shall be shown
6 to the immediate south of and inline with the texisting bus shelter.
7
8 9. Prior to SPARC review, the plans shall show at least 3 .six -foot long benches along the urban
9 separator. Specifications on the benches shall also be provided to SPARC.
10
11 10. Prior to SPARC review, the plans shall_ show the specifications and proposed location of a
12 sign along Sonoma Mountain Parkway identifying the creek path and the connection to the
13 urban separator path.
14
15 11. Prior to SPARC review, an exterior lighting plan shall be submitted. Said plan shall include
16 a detail of the -types of all fixtures to be installed for review and approval. All lighting shall
17 be hooded and project downward, providing a soft "wash" of light. No lighting on the site
18 shall create a direct glare into cyclist /pedestrian eyes.
19
20 12. Prior to SPARC review,,'the landscape plan shall be modified to address improvements to
21 the pond as determined 'by the Community Development Department, Parks Department,
22 and Water Resources Department.
23
13. Prior to Final Map /Improvement Plan approval, the plans shall be modified to show a
5 sidewalk separated from the street by at least a 4 -foot wide planting strip along all public
26 streets, except that Public Road E is not required to have a sidewalk on the southeast side of
27 the street.
28
29 -14. Prior to Final Map /Improvement Plan approval, the house and porch of Lot 40 shall be
30 outside of the FEMA 100 -year boundary.
31
32 15. Prior to Final Map /Improvement Plan -n- approval, thel improvement plans shall depict signage
33 on the park side of Casella Way indicating that those parking spaces, during daytime hours
34 (6:00 AM to 5:00 PM), be restricted by time, pursuant to the Parks Director.
35
36 16. Prior to Final Map /Improvement Plan approval, the improvement plans shall show the
37 addition of a pedestrian warning sign at the Riesling Road mid -block .crossing for westbound
38 traffic. The, sign shall be installed in the existing median so as to be more visible to through
39 traffic on Riesling Road.
40
41 17. Prior to Final Map /Improvement Plan approval, the improvement plans shall show the
42 extension of purple piping (to carry recycled water) into the townhouse park.
43
44 18. Prior to Final Map approval, that map shall be submitted to the Community Development
45 Department Engineering Division as both CAD data and scanned images. Prior to
Improvement Plan acceptance, "as built" improvement plans shall be submitted to the City
7 as CAD data and scanned images.
48
49
1 19. Prior to Final 'Map /Improvement Plan approval, the applicant shall work 'with, City staff
2
regarding the transition between the proposed project and the new 7 -acre park.
3
4
.20. Prior- to -FinatMap /Improvement Plan approval, a Landscape Assessment District shall be
5
submitted, to the Planning Division and the Parks and Recreation :Department for their
6
reviewed and acceptance. The LAD shall be.formed for the maintenance of landscape in 1)
7
the Capri Creek area northeast of Castilla Way from back of curb to top of bank, 2) the
8
Urban. Separator from property line to property line, and .3) the landscape strips without
9
residences directly to their rear to caree, for them such as the two areas:' abutting Capri Creek
10
apartments along Yorkshire Road and Public Road. E.
11
12
21. Prior to Final Map /_Improvement Plan. approval or issuance of a ,grading .permit for work
13
within any channel, the applicant shall provide ,a, copy of the approved Streambed .Alteration
14
Agreement and proof of compliance with the permit conditions. Removal, and replacement
151
of the non- native trees and a bridge shall be the only in- stream ,channel work, shall be
16;
limited to the dry season, and shall 'be performed in accordance with conditions specified by
17
the Department of Fish and Game in a Streambed Alteration Agreement.
18
19
- 22. Prior to issuance of a grading or building permit, a Construction Logistics Plan shall be
20
submitted by the applicant and approval by the Community Development. Department. It
21
shall describe construction vehicle routes and these routes ,shall usel the, existing Gatti
22
driveway to the full extent feasible.
23
24
23., Prior to. certificate of occupancy of 80% o. of units, all trees referred to in the arborist report
25
and on the property to be dedicated to. the City shall be removed (as they are inappropriate
26.
species,.an&Or diseased) and all stumps ground. Also, prior to certificate, occupancy of
27
80 % of units, these trees shall be replaced with appropriate species along the creek, the
28
pond, and the'urbari separator, as approved by SPARC.
29
1
30
24. In the event that archaeological remains are encountered during. grading; work shall''be
31
halted temporarily and a qualifed archaeologist shall be consulted for evaluation of the
32
artifacts and to recommend future !action. The local Native American. community shall also in :
33
be notified and consulted in the = event any archaeological remains are uncovered
34
35
25. All construction. activities shall be limited to 7:30 a.m. to 5:30 p.m. Monday. through Friday.
36
Construction and related activities shall, be prohibited on Saturdays and Sundays and all
37
holidays recognized by the of Petaluma,. unless permit is first secured from. the City
38
Manager (or his /her designee) for- additional hours. There: will be no start up of machines
39
not equipment prior to 8:00 a.m., Monday through Friday; no delivery ,of materials nor
40
equipment prior to 7 :30 a >m. nor past 5:00 p.m .,, Monday through Friday; no servicing. of
41
equipment past, 5:30 p.m ;, Monday through Friday. Plans ;submitted for City. shall
42
include the language above.
43
44
26. All `construction equipment powered by internal, combustion equipment shall be properly
45
46
muffled and maintained to miniffiiZel noise. Equipment shall be turned off when not in use.
47
27. Construction maintenance, storage and, staging, areas for construction equipment shall avoid
48
proximity to residential areas to the maximum extent practicable. Stationary construction
49
equipment, such as mixers, etc., shall be placed away from residential areas
1 and/or: provided with acoustical shielding. Quiet construction equipment shall be used when
possible.
4 28. Construction and demolition debris shall be recycled to the maximum extent feasible in
5 order to minimize impacts on the landfill.
6
7 29. The applicant shall ° be required to utilize Best. Management Practices regarding
8 pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the
9 protection of pedestrian/bicyclists. The applicant shall be required to post signs when
10 pesticide/herbicide use occurs to warn pedestrians and bicyclists.
11
12 30. Prior to issuance of a- building, permit, the plans shall be modified to accommodate recycling
13 containers in the interiors of the units.
14
15 From the Engineering Section (778- 4304):
16 Prior to Final Map /Improvement Plan approval, the following Engineering conditions shall be met.
17
18 31. All public streets shall: have sidewalks on both sides of the street with pedestrian ramps at
19 corners, intersections and connections from streets to paths. All public streets shall have a
20 minimum width of 324eet with parking on both sides -or 28; -feet with parking allowed on
21 one side of the street. only if houses are limited to one side. No parking areas shall be
22 indicated with red curb and signs. Public street right -of -way dedication shall be separate
4J 3 from Parcel A. Provide knuckles at 90- degree street comers (4 locations). Asphalt thickness
4 shall be a minimum of 4- inches. Streetlights shall conform. to .City standards and the
25 Ely /Corona Specific Plan. The common area shall not extend into the public right -of -way on
26 Road E, Casella Way and' Yorkshire Road.
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28 32. Pubic Road E shall maintain a minimum width of 28 feet; including the width at the
29 intersections of Yorkshire Road and Casella Way. The right-of-way of Public Road E shall
30 include the sidewalk around the perpendicular parking stalls between units 23 and 24.
31
.32 33. A cul -de -sac shall be constructed at the end of Casella Way. The street right -of -way on the
33 park side of Casella Way shall be dedicated by separate document from the City of Petaluma
34 and recorded simultaneously with the final map.
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36 34. Private roads and alleys shall have a minimum width of 24 feet. Rolled curbs shall not be
37 allowed.
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39 35. Grading ari&site preparation shall conform to the soil investigation report prepared for this
40 subdivision. Erosion control plans shall be prepared as part of the improvement plans. A
41 storm. water pollution prevention plan (SWPPP) shall be prepared, and a notice of intent
42 (NOI) shall be , filed: Moisture barriers shall be installed along the curb on the park side of
43 Casella Way, onrthe , creek side of Road D and on the urban. separator side of Road B.
44
-45 36. A vehicle barrier shall be installed between the public streets. and parcel A. A removable
vehicle barrier, °shall be installed at the access point to the 12 -foot meandering path. This
47 vehicle barrier shall be subject to SPARC review and approval.
48
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37. All hydrologic,- hydraulic and ;storm drain system design shall be subject to the review and
approval of the Sonoma County Water Agency.
38. The proposed water main system shall be capable of delivering a continuous fire flow as
required by the Fire Marshal's office.
39. Water service laterals shall be 1.5 -inch diameter with 1 -inch water meters.
40. Any existing overhead utilities on the property shall be placed underground or removed.
41. Install a stop sign and crosswalk at all tee intersections of streets (6 locations). Install
crosswalks at connections to the meandering path on Road D and.at the end of Casella Way.
Ped zing: signs shall be installed at all ,crosswalks without stop signs., A crosswalk shall be
located on Casella Way at the intersection of Public Road E to access the future park.
Connections to meandering sidewalks on Road B shall be moved to align with the extension
of the sidewalk at the corners.
42. CC &R's for the townhouse common area shall' define maintenance responsibility for the
private streets, alleys and utilities.
43. The developer shall pay a fee for review of the technical correctness of the final map.
44. Improvement plans and final map `hall be prepared according to the latest City ordinances,
resolutions, codes, policies and standards.
From the Fire Marshal (778 -4389):
45. Prior to Final Map /Improvement. Plan approval, no on-street parking space shall be shown
that restricts the turning radius of the aerial ladder truck.
46. Prior to Final Map /Improvement Plan approval, the emergency vehicle path shown along
the creek at Lots 12 through 35 shall be 12 wide with a load - bearing weight capacity UFA
minimum of 35,0001bs. The turning radius onto' the emergency vehicle. path shall meet the
City of Petaluma street standard for curb cut driveway standards and a turn radius of
R =25'. When gates will be installed at path entrances, all ,gate entrances shall be at least
two feet wider than the width of the path /lands serving the gate. Where a gated entrance is
locked, a Know box shall be provided for emergency access for an emergency.
47. All townhouse units shall have fire sprinkler systems designed and installed in accordance
with NFPA 13 -D. Townhouse units 12 through 35 shall be required to be provided with a
full fire sprinkler - system, including attic and garage spaces.
48. In all other single family dwelling units provide fire sprinkler systems designed and installed
in accordance with NFPA 13 -1); - including bathrooms over 55 square feet, closets over 24
square feet or 3 feet deep, and other attached structures. These systems shall be calculated
for two -head activation for the most remote two heads.
49. Activation of the fire sprinkler system shall sound an interior alarm that will notify normally
occupied spaces.
1 50. Prior to issuance of a building permit, proof that required fire flow is available shall be
supplied to the Fire Marshal. The minimum fire flow for this project is — 1,000- GPM at 20
40 pounds residual per square inch.
4
5 51. Prior to certificate of occupancy of 80% of units, all curbs not depicted for on- street parking
6 spaces on sheet C2 shall be painted red and no parking signs installed. Where no curb
7 exists, signs approved by the Fire Marshal shall be installed.
8
9 52. Prior to Final Map /Improvement Plan approval, the following modifications to fire hydrants
10 shall be shown on the plans: (see the Planning Division file for plans red lined by fire)
11 a. Move the hydrant on the creek side of Public Road D (opposite Lots 20 and 21)
12 southwest 70 feet.
13 b. Add hydrant on the urban separator side of Public Road B (opposite the shared property
14 line of Lots 17 and 18).
15
16 From the Water Resources and Conservation Department:
17
18 53. Prior to Final Map /Improvement Plan approval, a rainfall /stream gage station to
19 supplement the City's existing network shall be shown on the pedestrian bridge crossing
20 Capri Creek. The station requires an electrical ' connection and shall be subject to the
21 approval of the WRC Department.
22
23 54. Prior to Final Map /Improvement Plan approval, those plans shall show the addition of
purple piping at or adjacent to the creek side path from the Urban Separator to Sonoma
Mountain Parkway pursuant to the WRC's recycled water pipeline map and guidelines.
26
27 55. This project shall comply with the City's Landscape Water Efficiency Standards.
28
29 56. Prior to Final Map /Improvement Plan approval:
30 a. The 12" diameter water main stub for the future connection at the northeast corner of
31 the project requires an isolation valve.
32 b. All water valves shall be installed per Standard No. 871.00.
33 c. The utility plan should be revised to show the proposed water meter locations for the
34 new layout. The meters for lots 12 through 35 will require overlapping steel lids (with
35 integral reader lids) designed for traffic loading if they are placed in the private alley.
36 The meters for lots I through I1 should be behind the Yorkshire Road curb, and the,
37 meters for lots 36 through 46 should be behind the curb on Casella Way. The park area
38 requires a separate irrigation meter and backflow prevention device, in accordance with
39 Standard No. 876.01, and other applicable standards.
40 d. The new water service sizes will be determined by the Fire Department requirements.
41 The maximum flow requirements will determine the meter sizes. If the new 1 -1 /2 "x 1 "
42 water meter is required, a Christy N -30 (or approved equal) meter box is required.
43 e. Manhole spacing shall comply with the City's subdivision design criteria.
44
45 57. 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
48 annul, the approval of the project when such claim or action is brought within the time
49 period provided for in applicable State and /or local statutes. The City shall promptly notify
I the applicants of any such claim, action, or proceeding.. The City shall coordinate in. `the
2 defense. Nothing contained in this condition shall prohibit the City from participating in a
3 defense of any claim, action, or proceeding if the City bears its own attorney's fees and.
4 costs, and the City defends the action in good faith.
5
6 MITIGATION MEASURES
7
8 All Mitigation Measures adopted in conjunction with the Gatti Subdivision Mitigated Negative
9 Declaration which are identified in the Initial Study for the Gatti Nursery subdivision (Attachment
10 6, Initial,Study), are herein incorporated.
•
11
I ATTACHMENT 12
*3 DRAFT RESOLUTION NO. N.C.S.
4
5
6 AP 6CASELiLAWAOAND ATIVE SUBDIVISION MAP
7 DENTIAL SUBDIVISION,
8 ACCESSED FRO YORKSHIRE ROAD, APN 137 - 070 -079.
9
10
11 WHEREAS, by action taken on May 13, 2003, the Planning Commission considered the proposal
12 and forwarded a recommendation to the City Council to approve the 93 residential lot Tentative
13 Subdivision Map; and
14
15 WHEREAS, the City Council :finds that the requirements of the California Environmental Quality
16 Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption of
17 Resolution No. N.C.S., approving a Mitigated Negative Declaration to address the specific
18 impacts of the Gatti subdivision; and
19
20 WHEREAS, by Ordinance No. N.C.S., Assessor's Parcel Number 137- 070 -079 comprising
21 17.17 acres, has been rezoned to PUD; and
22
0 3 WHEREAS, the City Council held a public hearing on the proposed project on July 14; 2003, after
4 giving notice of said hearing in the manner, for the period, and in the form required by Ordinance
25 No. 1072 N.C.S., as amended; and
26
27 WHEREAS, the City Council has considered the Tentative Subdivision Map;
28
29 NOW, THEREFORE ;BE IT RESOLVED that the City Council approves a Tentative Subdivision
30 Map subject to the following Findings, Conditions, and Mitigation Measures:
31
32 1. The proposed Tentative Subdivision Map, as conditioned, is consistent with the provisions
33 of Title 20, Subdivisions; of the Municipal Code (Subdivision Ordinance) and the State
34. Subdivision. Map Act.
35
36 2. The proposed subdivision, together with provisions for its design and improvements, is
37 consistent, with the General Plan, and will not be detrimental to the public health, safety, or
38 welfare in that adequate public facilities exist or will be installed, including roads,
39 sidewalks, water, sewer, storm drains, and other infrastructure.
40
41 3. The sit, is'physicallysuitable for the density and the type of development proposed.
42'
43 4. The design of the subdivision and the proposed improvements will not cause substantial
44 environmental damage, and that no substantial or avoidable injury will occur to fish or
0 5 wildlife or their habitat. An Initial Study was prepared indicating that there would be no
6 significant, unmitigatable environmental impacts.
47
48
49 Attachment 12
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11
CONDITIONS OF APPROVAL _
All conditions adopted in conjunction with..the Gatti Rezoning° to Planning Unit Development are:
herein incorporated by reference as conditions of project approval.
MITIGATION ,ME'AS.URES
All MitigatioR.Measures adopted in conjunction with the Gatti Subdivision Mitigated. Negative
Declaration which are identified in the Initial 'Study for the Gatti Nurser y subdivision '(Attachment
6, Initial Study.); are - herein incorporated.
•
•
1 ATTACHMENT 1.3
DRAFT RESOLUTION NO. N.C.S..
4
5
6 APPROVAL OF T LAN.NEWU IT DISTRICT DEVELOPMENT GUIDELINES
7 FOR GA SUBDIVISION ALLOWING FOR DEVELOPMENT OF
8 A 93 -UNIT IDENTIAL SUBDIVISION,
9 ACCESSED F OM CASE LLA AY AND YORKSHIRE ROAD, APN 137- 070 -079.
10
11 -
12 WHEREAS, by action taken on May 13, 2003, the Planning Commission considered the proposal
13 and forwarded a recommendation to the City Council to approve the PUD Guidelines for 93
14 residential lots; and
15
16 WHEREAS, the City Council finds that the requirements of the California Environmental Quality
17 Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption of
18 Resolution No. N.C.S., approving a Mitigated Negative Declaration to address the specific
19 impacts of the Gatti subdivision; and
20
21 WHEREAS, by Ordinance No. N.C.S. the City Council has rezoned to PUD Assessor's
22 Parcel Number 137 - 070 -079, comprising 17.17 acre; and
*3 WHEREAS, the City Council held a public hearing on the proposed project on July 14, 2003, after
'25 giving notice of said hearing, in the manner, for the period, and in the form required by Ordinance
26 No. 1072 N.C.S., as amended; and
27
28 WHEREAS, the City Council has considered the proposal to adopt Planned Unit District
29 Development Guidelines, as revised or modified;
30
31 NOW, THEREFORE BE IT RESOLVED that the City Council approves the PUD Development
32 Guidelines subject to the following Findings, Conditions, and Mitigation Measures:
33
34 1. The adoption of the PUD Development Guidelines, as. conditioned, are in general conformity
35 ° with the Petaluma General Plan and zoning regulations of the City of Petaluma as described in
36 the project staff report. Additionally, the Fire Marshal, Parks Department,, and the
37 Engineering Section have prepared conditions of approval to address safety issues and design
38' criteria for the construction of the buildings and design of the site.
39
40 2. The public necessity, convenience, and general welfare clearly permit the adoption of the
41 proposed amendment in that the amendment will result in residential and recreational uses that
42 are more appropriate and compatible with the existing surroundings uses. The density
43 standard under the' proposed Development Guidelines will be 12.2 units per acre for the
44 townhouse portion and 3.8 for the detached houses portion which is compatible with the
45 surrounding neighborhood,, the General Plan, and the Corona Ely 'Specific Plan. The guidelines
�6 for the proposed development present a unified and organized arrangement of buildings and
47 facilities which are appropriate in relation to adjacent and nearby properties, and adequate
48 landscaping is included to ensure compatibility.' The guidelines shall also be reviewed and
49 approved by the Site Plan and Architectural Review Committee.
Attachment 13
I CONDITIONS OF APPROVAL
2
3 All conditions adopted in conjunction. - with the Gatti Rezoning to Planning Uri rt Development are
4 herein _incorporated by reference as conditions of project approval.
5
6 MITIGATION MEASURES
7
8 All Mitigation Measures adopted in conjunction with the Gatti Subdivision Mitigated Negative
9 Declaration which are identified in the Initial Study for the Gatti Nursery subdivision (Attachment
10 6, ;Initial Study), are herein incorporated.
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•