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HomeMy WebLinkAboutResolution 2022-067 N.C.S. 04/18/2022DocuSign Envelope ID: C3CBC05F-3007-4693-A7D5-DED20741222C Resolution No. 2022-06 I N.C.S. of the City of Petaluma, California RESOLUTION DENYING THE APPEAL FILED BY BILL AND RENEE TOMROSE AND UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF THE SITE PLAN AND ARCHITECTURAL REVIEW FOR THE DOHERTY RESIDENCE AT 21 BRANCHING WAY (WOODRIDGE PLANNED UNIT DEVELOPMENT LOT 2) BY RESOLUTION NO.2021-09 All or portions of current APNs: 008-232-058, -059, & 062, to be renumbered upon recordation of FPM FILE NO: PLSR-20-0007 WHEREAS, James Jensen, on behalf of Tyler and Brienna Doherty, submitted an application for Site Plan and Architectural Review approval for construction of a new two-story single-family residence with an Accessory Dwelling Unit (ADU) over the attached 3-car garage, a pool, an open sided pool structure, and landscaping, accessed from the previously approved driveway to be constructed between over 20 Branching Way, at Lot 2 of the 2019-approved 24ot Woodridge parcel map, be addressed as 21 Branching Way; and WHEREAS, on April 4, 2005, the City Council approved the Woodridge subdivision consisting of four vacant lots accessed by a shared driveway off Olive Street and one developed lot fronting 6th Street and the Woodridge PUD zoning designation, map, and PUD Development Standards over the 2.73-acre subdivision area and adopted the Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA); and WHEREAS, on October 27, 2005 (as directed by conditions 2 and 7 of City Council Resolution 2005-054 approving the Vesting Tentative Subdivision Map for the Woodridge Subdivision) the Site Plan and Architectural Review Committee (SPARC) reviewed and conditionally approved the final PUD Plan and Development Standards; and WHEREAS, on August 23, 2006, prior to recordation of the Final Subdivision Map, the PUD Development Standards were revised as required by SPARC conditions, and were reviewed and accepted by city staff to represent the final Woodridge PUD Development Standards; and WHEREAS, the final map was subsequently recorded in 2007 and the lots exist; and WHEREAS, in 2017, the Nelson and Doherty families purchased vacant Lots 14 and Parcel A of the Woodridge subdivision, and the Doherty family subsequently purchased 20 Branching Way enabling a proposed new driveway over 20 Branching Way; and WHEREAS, in 2018 the Nelsons and Dohertys submitted entitlements to replace the four vacant Woodridge lots with a 2-lot, split access layout; and WHEREAS, an Addendum to the Woodridge Initial Study/Mitigated Negative Declaration was prepared in 2019 and was considered by the Planning Commission in making its decision on the project; and DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C WHEREAS, on March 12, 2019, the Planning Commission approved modification to the Woodridge Subdivision Map and PUD Development Standards to accommodate consolidation of the existing 4 vacant lots into 2 lots with the split driveway access and associated setback modification, and approved Site Plan and Architectural Review for the Nelson residence on proposed Lot l; and WHEREAS, the Planning Commission's approval of the Planned Unit Development Map and Development Standards and Site Plan and Architectural Review Approval for Lot 1 was subsequently appealed, and on June 13, 2019, the City Council denied the appeal and adopted Resolution No. 2019-095 N.C.S upholding the Planning Commission's approval of both the PUD modification and SPAR for development of Lot 1, the Nelson lot; and WHEREAS, an Addendum to the Woodridge IS/MND, dated February 13, 2019, has been prepared pursuant to the provisions of Section 15164 of the CEQA Guidelines documenting that no new significant environmental impacts which were not identified in the IS/MND would result from the proposed project and that no previously identified significant impacts would be substantially more severe in connection with the proposed project; and WHEREAS, the Addendum, together with the IS/MND and supporting studies, satisfy all of the requirements of CEQA and are adequate to serve as the required environmental documentation for the proposed project, none of the conditions described in Sections 15162 or 15163 of the CEQA Guidelines calling for the preparation of a subsequent or supplemental IS/MND have occurred in connection with the proposed project, and no further environmental documentation needs to be prepared under CEQA; and WHEREAS, in August of 2019, a new Tentative Parcel Map was administratively approved to implement the Planned Unit Development modifications approved by the Planning Commission and upheld by the City Council; and WHEREAS, following their unsuccessful appeal the Tomroses subsequently filed a lawsuit in Sonoma County Superior Court entitled William Tomrose, Renee Tomrose vs. City of Petaluma, et al., Case no. SCV-265155, challenging the City Council approval of the Woodridge Planned Unit Development standards and the Site Plan and Architectural Review for the Nelson residence; and WHEREAS, on October 20, 2021, Sonoma County Sonoma County Superior Court denied the Writ for Case No. SCV265155 (Attachment 7 to the Staff Report), finding that substantial evidence in the records supports the findings of the City Council's approval of the Woodridge Planned Unit Development standards and the Site Plan and Architectural Review for the Nelson's residence, which support the City Council's decision to uphold the Planning Commission approval; and WHEREAS, pursuant to the Woodridge PUD Development Standards (Section 11.2), new home construction requires major Site Plan and Architectural Review by the Planning Commission; and WHEREAS, on January 20, 2021, the applicant held a neighborhood meeting by Zoom; 26 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C WHEREAS, pursuant to Woodridge PUD Development Standards (Section 7.2) story poles are required to be installed prior to the Site Plan and Architectural Review (SPAR) hearing and were erected onsite on March 9, 2021 to illustrate the siting, massing, and height of the proposed structures and WHEREAS, on March 23, 2021, the Planning Commission considered a staff report analyzing the application, including the California Environmental Quality Act ("CEQA") determination included therein; and WHEREAS, on March 23, 2021, the Planning Commission held a duly noticed public hearing to consider the application for Site Plan and Architectural Review for the Doherty Residence, at which time all interested parties had the opportunity to be heard; and WHEREAS, on March 23, 2021, the Planning Commission approved Site Plan and Architectural Review for the Nelson Residence project pursuant to Resolution 2021-09 and including conditions of approval as outlined in Exhibit 1; and WHEREAS, on April 5, 2021, Foreman & Brasso, attorneys at law representing William and Renee Tomrose, filed an appeal to the City Council of the Planning Commission's approval of Resolution 2021-09 approving Site Plan and Architectural Review for the Doherty Residence, and WHEREAS, on March 31, 2022, a public hearing sign was placed along the public street that will provide access to the project (Branching Way) and on April 8, 2022 a public notice for the appeal hearing before the City Council was published in the Argus Courier and mailed to all property owners and occupants within 1,000 feet of the subject property; and WHEREAS, a staff report dated April 18, 2022 and incorporated herein by reference analyzed the appeal; and WHEREAS, the City Council considered the appeal at a noticed public hearing on April 18, 20229 at which time all interested parties had the opportunity to be heard. NOW THEREFORE BE IT RESOLVED that on April 18, 2022, the City Council fully considered all evidence presented before it and at the duly noticed public hearing regarding this matter, and on the basis of the staff report, testimony, and other evidence, and the record of proceedings herein, denies the appeal of William and Renee Tomrose filed with the City Clerk on April 5, 2021 and affirms the Planning Commission's approval of Resolution 2021-09 approving Site Plan and Architectural Review for the Doherty Residence located at 21 Branching Way and incorporates the Conditions of Approval in Exhibit A which are attached to and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council, adopts the following findings for denial of the appeal, as supported by the record of proceedings and pursuant to the associate Conditions of Approval: 27 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C California Environmental Quality Act 1. The requirements of the California Environmental Quality Act (CEQA) were satisfied through the preparation of an Initial Study, the drafting of a Mitigated Negative Declaration to avoid or reduce to a level of insignificance potential impacts generated by the Woodridge Planned Unit District, and City Council approval of that Mitigated Negative Declaration by Resolution 2005-053. When in 2017 and 2019 the project was considered for downsizing to two vacant single-family lots rather than four vacant single-family lots and for modified driveway access, use of an Addendum to the approved Woodridge Initial Study/Mitigated Negative Declaration was considered. The City of Petaluma, as Lead Agency, ultimately determined that only minor additions or changes were necessary to make the previous environmental document adequately apply to the 2 vacant lot project and determined that an Addendum to the MND would sufficiently address any revisions or changes to the project and/or that of the environmental setting. An Addendum to that Initial Study/Mitigated Negative Declaration was prepared, dated February 13, 2019; it updates the original Initial Study and Mitigation Measures to reflect the proposed downsized project, particularly relating to changed tree conditions over the 15-year period since the original arborist report and to modified driveway access. The Addendum along with the adopted Mitigated Negative Declaration was considered in decision making regarding the two vacant lot project as well as the current Site Plan and Architectural Review. Furthermore, in addition to the previously prepared environmental documents, the proposed project is categorically exempt under Section 15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act. The Class 3 exemption includes construction of one single-family residence located in a residential zone. There are no cumulative impacts, unusual circumstances, or other factors that would make the exemption inapplicable. General Plan 2. The Project is consistent with the site's General Plan land use designation of Low Density Residential since it consists of a single-family residential use. The Woodridge subdivision was found compatible with the site's Low Density Residential designation, which intends to accommodate single-family residential development at a density range of 2.6 to 8.0 housing units per net acre, though it is below this density range, based upon General Plan Policies 1-1`4 (which provides an exception to minimum density for projects where an existing residence is retained) and 1-P-16 (which promotes preservation of natural assets and the reduction of hillside grading and paving); no change in density is proposed by this SPAR. Woodrid eg PUD 3. The project site is zoned PUD and its development is governed by the modified Woodridge PUD (approved by City Council and the Site Plan and Architectural Review Committee in 2005 and modified in 2017 to correspond to the proposed downsizing of the development to two vacant lots and in 2019 to correspond to the proposed modification of driveway access). As demonstrated by the Planning Commission Doherty Residence staff report dated March 23, 2021, the Project conforms to the 2019 modified Woodridge PUD DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C standards (which will become vested upon recordation of the 2 vacant lot Final Parcel Map), see Table l: Compliance and Architecture, as conditioned. The story poles were installed as required and the required Visual Analysis from public streets prepared. 4. The Woodridge PUD required evaluation of the sensvity of the SPAR proposal, as specified at Section 8.2 titled New Construction, can be made, as demonstrated by the Planning Commission Staff Report (beginning at page 13), related to: a. Responsiveness to potential privacy issues, particularly where lots abut existing development. b. Minimization of drainage and grading impacts, particularly as they relate to downhill development and public views. c. Avoidance of potential grading and irrigation impacts to existing trees (particularly native oak trees). d. Avoidance of view obstruction to neighboring properties on Olive Street, Raymond Heights, Sixth Street, and Branching Way Site Plan and Architectural Review 5. All the required findings for Site Plan and Architectural Review found at Implementing Zoning Ordinance Section 24.010 (G)(1) can be made, as follows: a. The appropriate use of quality materials and harmony and proportion of the overall design. As designed, the project uses painted Hardie board siding (board and batten and ship lap) with wood trim and columns in the same color, a gray standing seam metal roof with gutters and downspouts to match, gray stacked stone veneer, Ipe decking with a horizontal cable railing with a wood top rail, and bronze aluminum clad wood windows with simulated divided lites. The main mass of the buildings, the size and placement of windows, and the use of varied roof forms, building articulation, and porches are in harmony and in proportion with the overall building design. b. The architectural style should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The project consists of a two-story home and an ancillary one-story pool structure, as well as site development, over nearly an acre. The project uses elements of traditional American home design and symmetry, which is compatible with the overall character of the traditional neighborhood. The design choices are appropriate in that they provide visual interest to all four sides. The house is custom designed to the lot dimensions and topography, and it achieves a primary objective of the Woodridge PUD to encourage quality homes. The siting of the home, while not orientated to a public street as seen with homes around the perimeter of the block, is respectfully sited, being no closer than 34 feet to any property line, retaining perimeter trees that provide screening, and proposing four-sided architecture so that no existing home is faced with a blank wall or utilitarian fagade. The house is larger than most other homes of the neighborhood, but its siting on nearly an acre, where most area houses sit on less than a '/4-acre, is anticipated to ease any 29 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C incompatibility. Additionally, the larger house size is compatible with the General Plan West Hills subarea description of the area as one with a wide range of home styles and sizes, rather than one with a homogeneous house size. The proposed structures are also considered compatible through their compliance with standards set forth in the modified Woodridge PUD. c. The siting of the structure on the property, as compared to the siting of other structures in the immediate neighborhood. The two-story home is sited at least 34 feet from the nearest property line, roughly in the center of the nearly one -acre lot. This central siting is similar to the recently approved Nelson house at Lot 1 of the modified Woodridge PUD. The setbacks required by the Woodridge PUD are larger than the norm for the block to provide a buffer to the infill development and in respect of the existing neighborhood. The proposed siting is consistent with the Woodridge PUD building envelope; the required setbacks are 30 feet to the upper and side property lines and 40-50 feet to the lower, Branching Way -facing properties; the proposed house exceeds those setbacks. d. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. No signs are proposed with the subject application (other than required construction period signage). Therefore, this finding is not applicable. e. The bulk, height, and color of the proposed structures as compared to the bulk, height, and color of other structures in the immediate neighborhood. Structures in the immediate neighborhood consist of single-family residences in established residential neighborhoods. The proposed single-family home will be constructed adjacent to the previously approved single-family home on Woodridge Lot 1 to the west. The proposed bulk, height, and color of the proposed new single-family home will be compatible with the existing adjacent single-family homes in that the bulk, while greater than most neighboring structures, is eased by the larger lot, the larger setbacks, the varied house components and roof segments, and the existing and proposed vegetation. The two-story height of the proposed house is compatible with the residential neighborhood of one- and two-story homes, and the simple color palette of gray with natural wood accents is compatible with the neighborhood. The house is also in compliance with the approved PUD standards, particularly the height requirement which is specific to the hillside situation. Furthermore, the house is proposed 20 feet downslope of the highest end of the building envelope and utilizes a one-story arrangement from the upslope vantage, which lowers the house's location on the hillside. From the public vantage below, this minimizes the amount of house visible to principally its roof and rooftop dormers. As viewed from private homes up the hill, this increases views over the house. House colors in the neighborhood vary widely; the dark color proposed for the house and roof results in it blending with the surrounding dark vegetation behind it on the hillside (as seen from the public vantages along Branching Way and Sixth Street). £ Landscaping to approved City standards shall be required on the site and shall be in 30 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C keeping with the character or design of the site. Existing trees shall be preserved wherever possible and shall not be removed unless approved by the Planning Commission. The proposed landscape plan includes trees planted from 244nch box containers, consisting of a variety of native and non-native species. In addition to the trees, shrubs and ground cover plantings are proposed around the house. The understory of the pool deck and the retaining walls are proposed to be screened by landscaping. All plant material proposed is in the Low or Moderate category of the Water Use Classification of Landscape Species (WUCOLS). As discussed under Tree Removal and Preservation section of the Planning Commission staff report, small oak #79 is the only protected tree to be removed to accommodate construction of the Doherty Residence, and this removal was previously approved by the 44ot Woodridge PUD and Subdivision. The 2019 Addendum to the Mitigated Negative Declaration also considered loss of larger oak #80 likely, but the Doherty Residence site plan was designed to preserve it. Generally, existing trees are retained, especially along property lines where they can continue to act to screening between neighboring residents; 35 of 36 on -site trees will be retained, including 22 Protected trees. The proposed landscape plan is consistent with City standards including tree protection measures pursuant to Mitigation Measures Biological Resources 1 through 4. g. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and convenience and shall conform to approved City standards. Ingress and egress to the proposed house will come from the previously approved driveway over 20 Branching Way, near 22 Branching Way. The driveway is designed and conditioned to the specifications of the Fire Prevention Department and the Department of Public Works and Utilities. Six offsite parking spaces are provided, which is appropriate given the distance to public street parking (on Branching Way); guest parking may also be accommodated in a tandem manner on the driveway. In the single-family context, bicycle parking is presumed to be available within the residence/garage. A sidewalk system exists on Sixth Street and on portions of Branching Way. 31 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C 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 Approved as to the Council of the City of Petaluma at a Regular meeting on the 18" day form: DocuSigned by: of April 2022, by the following vote: �jE�i3048D... AYES: Barrett, Barnacle, Fischer, Healy, McDonnell, Pocekay NOES: None ABSENT: None ABSTAIN: King DocuSigned by: ATTEST: LaYt In, 16mahs FF85E7448E094E6... City Clerk Mayor 32 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C SPAR CONDITIONS OF APPROVAL Exhibit A Doherty House Woodridge Lot 2 Located at 21 Branching Way All or portions of current APNs: 00&23M58, -059, and 062, to be renumbered upon recordation of FPM FILE NO: PLSR-20-0007 Planning Division Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with the architectural plans dated 3/15/21, the civil sheets and landscape concept plans dated 3/13/21, and the color/material board on file with the Planning Division, except as modified by these conditions of approval. 2. Prior to the issuance of any construction permits, these conditions of approval, the conditions of approval of the Tentative Parcel Map, and the Woodridge MMRP (resulting from the 2019 Addendum to that Initial Study/Mitigated Negative Declaration) shall be incorporated into the plan set. A copy of the approved plans shall be maintained on -site when construction activities are occurring. 3. Prior to building permit issuance, the Final Parcel Map creating the parcel (Lot 2) shall be recorded at the Sonoma County Clerk -Recorder Office. This recordation will replace the 4 vacant residential lots of the Woodridge Subdivision and PUD recorded in 2007 with the 2 vacant residential lots approved in 2019. The recordation will also result in the amended Woodridge PUD Plan and Development Standards dated April 28, 2020 becoming valid and replacing the currently valid PUD Plan and Development Standards dated 2006 and the Mitigation Measures resulting from the 2019 Addendum to the Woodridge Initial Study/Mitigated Negative Declaration replacing those of the 2005 Woodridge Initial Study/Mitigated Negative Declaration. 4. Prior to building permit issuance, the plans shall demonstrate: a. Compliance with the IZO Section 7.030.I open space requirement for ADUs (parcels on which accessory dwellings over a specified size are built shall have a minimum of 100 square feet of usable open space available for use by occupants of the unit, independent of the primary residence's requirement). b. That all gridded windows have simulated grids (with grids on the exterior side of the windows) or be true divided light windows. Windows with grids only between the interior/exterior glass panes are prohibited. c. Garage and front door product specification, for confirmation of quality materials reflective of the approved elevations, subject to staff review and approval. d. Modification to the landscape plan such that: • The oak (QAG) proposed uphill and southwest of the master bedroom is replaced with a tree not anticipated to exceed the height of the main ridgeline (presumably an olive/OES or crape myrtle/LIN as used elsewhere on site) and • The replacement tree size of the two 244nch box oaks (QAGs) approved for planting lower on the site are increased in size so that in total 6-inches of trunk replacement 33 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C diameter continue to be depicted for planting on site (that is, two 36-inch box replacement trees or one 24-inch and one 48-inch box replacement are depicted). 5. Prior to building permit issuance, the plans shall note relevant green bung measures as specified on the applicant's Green Building Measures lists; specifically, installation of solar photovoltaic array, roof -mounted solar thermal panels to heat swimming pool, all electric heating and cooling, electric car charging station, and either on -demand water heater or electric heat -pump water heater. Prior to building permit final, those specific measures shall be in place. Should any item prove impractical, it shall be substituted with an equal measure subject to staff review and approval. 6. Prior to building permit issuance, pursuant to Mitigation Measure (MM) Bio 5, payment for the difference between the multi -trunk oaks #81 and #107 (removal authorized to accommodate driveway in 2019, multi -trunks conversion results in 23" and 16" diameter respectively) plus the 8" diameter oak #79 (removal necessary to accommodate house construction) and the mitigation oak plantings approved for planting on site (three 24" oak trees) shall be deposited into the City's tree replacement fund. 7. Prior to building permit issuance, pursuant to MM Biol.D the applicant shall post a security deposit for oak #80 and any other Protected trees proximate to construction impacts. 8. All applicable Conditions of Approval of the Woodridge Tentative Parcel Map and the mitigation measures resulting from the 2019 Addendum to the Woodridge Initial Study/Mitigated Negative Declaration are incorporated by reference and made conditions of approval. 9. At building permit issuance, the applicant shall provide the City with an electronic copy of final/approved construction documents inportable document (PDF) format. 10. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints. Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 11. Construction deliveries or vehicles shall only access Lot 2 from Branching Way, consistent with the associated 2019 approvals. 12. Construction staging and storage shall remain on -site on Lot 2 and shall not occur on Woodridge Lot 1, consistent with the associated 2019 approvals. 13. Prior to issuance of certificate of occupancy all applicable development impact fees shall be paid. Development authorized by this approval is subject to all applicable development impact fees. 14. At all times, the site shall be kept cleared of garbage and debris. 15. All plantings shall be maintained in good growing condition. Such maintenance shall include, 34 DocuSign Envelope ID: C3CBC05F-30074B93-A7D5-DED20741222C 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 ensure 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. 16. Herbicides/pesticides shall not be applied in areas used by pedestriansibicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists andpedestrians. 17. 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, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals 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/developers 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 and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. Department of Public Works and Utilities 18. Prior to the issuance of a building permit, the construction level geotechnical report required with the subdivision improvement plan and building permit submittals shall address foundation type(s) for any proposed retaining walls and building foundations. The applicant shall notify adjacent property owners at least one week in advance prior to starting any construction. 19. Prior to the issuance of a building permit, the construction level storm water quality report and plans that demonstrates compliance with "BASMAA Post -Construction Manual: Design Guidance for Stormwater Treatment and Control for Projects in Marin, Sonoma, Napa, and Solano Counties", January 2019. (Provision E.12 of the City's storm water permit) shall be submitted, consistent with Woodridge TPM Condition #18 and shall comply with E12 post construction storm water treatment requirements. The applicant is required to enter into the City's standard operation and maintenance agreement for treating storm water prior including the retention system. The executed Stormwater Facilities Maintenance Agreement shall be recorded prior to issuance of the certificate of occupancy if not already provided with the prior subdivision. 20. Stormwater Detention System shall be designed for 2, 5, 10, 25, and 100-year design storms. 21. Prior to the issuance of a building permit, per California Code of Regulations Title 23. Waters Division 2. Department of Water Resources Chapter 2.7. Model Water Efficient Landscape Ordinance Section 492.3, the applicant must submit a Landscape Document Package with the building permit application including a soil management report, irrigation design plan, and 35 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C applicant signature and date with statement, "I agree to comply with the requirements of the water efficiency landscape ordinance and submit a complete Landscape Document Package". a. Petaluma Municipal Code (PMC) Section 15.17.050(C)(4)(a)(2): Plants with similar water needs shall be grouped together in distinct hydrozones and where irrigation is required the distinct hydrozones shall be irrigated with separate valves. b. PMC Section 15.17.050(C)(4)(d)(1,2,17,18): The landscape design plan shall include: • Delineate and label each hydrozone by number, letter, or other method. • Identify each hydrozone as very low, low, moderate, high water, or mixed water use. Temporarily irrigated areas of the landscape shall be included in the low water use hydrozone for the water budget calculation. • Contain the following statement: "I have complied with the criteria of the ordinance and applied them for the efficient use of water in the landscape design plan"; and • The signature of a licensed landscape architect, licensed landscape contractor, or any other person authorized to design a landscape. c. PMC Section 15.17.050(C)(5)(c)(9-10): The irrigation design plan shall also contain: • The following statement: "I have complied with the criteria of the ordinance and applied them accordingly for the efficient use of water in the irrigation design plan"; and • The signature of a licensed landscape architect, certified irrigation designer, licensed landscape contractor, or any other person authorized to design an irrigation system. 22. Prior to the issuance of a building permit, per PMC Section 15.17.050(C)(4)(b)(4): Pool and spa covers are required. 23. At the time of plan submittal to the building department a wastewater capacity fee for asingle- family dwelling will be assessed. If any wastewater is generated during construction from excavation or dewatering, a one-time Special Discharge Permit will be required in order to discharge this water to the City's sanitary sewer. Water from construction dewatering is prohibited from being discharged to any City storm drain. Please contact the Environmental Services Technician at 707-77&3777 to apply for a Special Discharge Permit. Fire Department 24. The access and turnaround to Lot 2 are accepted as previously approved. Any modifications to the access road shall be submitted for review and approval by the Petaluma Fire Department. Specifications from Fire: a. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles in accordance with California Fire Code (CFC) Section 505.2. CFC 501.4 b. Pursuant to California Fire Code Appendix D105.3, plans submitted for purposes of construction shall relocate street lights and obstructive landscaping adjacent to aerial apparatus access areas identified on the proposed plans, subject to Fire Marshal review and approval. KZ9 DocuSign Envelope ID: C3CBC05F-3007-4B93-A7D5-DED20741222C c. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet (7925 mm), exclusive of shoulders. CFC Section D103.1 d. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. CFC Section 503.1.1 e. Turning radius. The required turning radius of a fire apparatus access road shall be determined by the fire code official. CFC Section 503.2.4 25. An approved automatic fire sprinkler system shall be installed and maintained in all newl constructed buildiy ngs. PMC Chapter 17.20 and CFC Section 903.2.20. The fire sprinkler system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets and calculations. This system shall comply with NFPA43D (single family dwellings). 26. Afire flow analysis is required to be submitted for review and approval at time of Building Permit Application. Fire Department approval will not be granted without a fire flow analysis. 27. Should the vertical distance between the grade plane and the highest roof surface exceed 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. CFC Section D105.1. 28. Addressing: New and existing buildings shall be provided with approved illuminated address owl letters. They shall be contrasting with the background and be plainly visible from the street or road fronting the property. Address numbers shall be Arabic numerals or alphabetic letters. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole, or other approved sign or means shall be used to identify the structure. Address identification shall comply with Fire Department Standards. PMC 17.20 505.1 Numbers for one and two-family dwellings shall be a minimum of four inches (4") (101.6 mm) high with a minimum stroke width of 0.5 inches (12.7 mm). PMC Chapter 17.20 and CFC Section 505.1.1. �l