HomeMy WebLinkAboutResolution 93-96 04/26/1993
~es®IUt10Cl N®. 93-96 N C.S.
1 of the City of Petaluma, California
2
3 A RESOLUTION OF THE CITY OF PETALUMA ADOPTING A MITIGATED
4 NEGATIVE DECLARATION FOR THE TWIN CREEKS RESIDENTIAL PROJECT
5 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
6 FOR AN AMENDMENT TO THE APPROVED PLANNED UNIT DEVELOPMENT
7 PLAN AND A NEW VESTING TENTATIVE MAP FORA 44 LOT SINGLE FAMILY
8 PROJECT ON A 9.07 ACRE SITE LOCATED AT 4 AND 8 ELLIS STREET (APN'S
9 007-221-19, 136-100-21, 26, 29, 31, 32, 33 and a portion of 34)
10
11
12 WHEREAS, the California Environmental Quality Act provides that all local agencies
13 prepare or cause to be prepared, an Environmental Impact Report (EIR), for any project
14 intended to be carried out or approved, which may have a significant effect on the
15 environment and that said local agency shall certify the adequacy of the EIR; and
16
17 WHEREAS, the City Council of Petaluma certified an EIR on June 4, 1990 by Resolution
18 No. 90-182 for the Twin Creeks project, but denied the project without prejudice; and
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20 WHEREAS, an application for a revised Twin Creeks project which attempted to respond
21 to the concerns of the original EIR was submitted in August of 1990 and was deemed
22 complete in February of 1991; and
23
24 WHEREAS, a Supplemental Environmental Impact Report (SEIR) for the second version
25 of the Twin Creeks residential project was certified by the City Council on February 3, 1992
26 and mitigation measures were adopted as conditions of project approval; and
27
28 WHEREAS, a third version of the Twin Creeks project was submitted in an attempt to
29 respond to the mitigation measures identified on the SEIR, in January of 1993 and deemed
30 complete in March of 1993; and
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32 WHEREAS, an Initial Study was prepared to evaluate the potential environmental impacts
33 of the proposed changes to the approved plan; and
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35 WHEREAS, the Planning Commission reviewed and considered the Initial Study and all
36 public testimony made at a hearing held. on March 23, 1993 and has recommended the
37 adoption of a Mitigated Negative Declaration for the revised Twin Creeks project in
38 conjunction with the following actions:
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aes. N~:.._93T.9.6........._ ;v.cs.
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1. Conditional approval of an amendment to the approved Twin Creeks
Planned Unit Development Plan as represented by the Vesting Tentative
Map received in the Planning Department on March 18th, 1993, the
Landscaping Plans received on March 4th, 1993 and the Architectural
Drawings received on January 28th, 1993; and
2. Conditional approval of the Vesting Tentative Subdivision Map received in
the Planning Department on March 18, 1993 for the 44 lot subdivision know
as Twin Creeks.
NOW THEREFORE BE IT RESOLVED that the Petaluma City Council, in reference to
the impacts and mitigations identified in the previously certified EIR, SEIR and Initial
Study on said project which were not addressed through the redesign of the project, hereby
makes the following findings:
A. Potential impacts relating to Geology/Soils, identified in the EIR, which still apply
to the redesigned project are as follows:
IMPACTS
a. Major earthquakes along faults within the San Francisco Bay region are
likely to produce strong ground shaking at the project location with a
maximum probable earthquake on the San Andreas fault estimated. to be a
Richter 8.3 magnitude.
b. Intense rainfall could produce creek flows that can erode banks and strong
ground shaking from earthquakes can create bank instability. Construction
grading could load the tops of banks to cause slope failure.
c. Plastic clay soils are present at the site with a high potential for
expansion/contraction during changes in moisture content. This would result
in cracking and differential movement damage to foundations, concrete slabs
and pavements.
Reso. 93-96 NCS
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d. Erosion is accelerated and increased in an area by grading associated with
development. Following construction, eroding soil can clog drainages and
adversely divert instability and additional erosion.
Appropriate mitigation measures were adopted to reduce these potential impacts to
a level of insignificance as follows:
MIT'IGAT'ION MEASURES
1. T'he applicant shall incorporate seismic design parameters in construction,
including foundations and structures, graded slopes, and retaining walls.
2. T'he potential for slope instability shall be mitigated through engineering
design and construction.
3. Any use of expansive soils for use in structural fill shall be evaluated in
geotechnical investigations.
4. Construction-related impacts shall be mitigated by limiting the grading to the
dry season (May-October) when flows and run-off potential are lowest.
Erosion control shall be provided in conformance with the city's erosion
control standards.
B. Potential impacts relating to I~ydrology, Flooding and Water Quality identified in
the EIR and SEIR which still apply to the redesigned project were identified as
follows:
IMPACTS
a. Runoff from the proposed site is to be conveyed through conventional storm
drains under the streets and discharged into the Petaluma River and
Washington Creek. T'he subdivision would increase runoff flow that would
add to the amount of water flowing into the river and thus contribute
cumulatively to the flooding problem.
Reso. 93-96 NCS
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b. The conversion of the project site from open space to residential use would
increase the potential for surface water pollution impacts.
c. Sedimentation and erosion impacts from the project could occur during
grading of the site or at storm drain discharge points along the Petaluma
River and Washington Creek.
d. Lots 1-4 of the proposed project may interfere with the right-of-way
requirements for the flood control and/or required riparian mitigation area
for the Corps of Engineers Petaluma River project. The plans have been
reviewed by the Army Corps of Engineers and appear to be compatible with
the Corps plans for this reach.
Appropriate mitigation measures were adopted to reduce these potential impacts to
a level of insignificance as follows:
MITIGATION MEASURES
5. The fill proposed at the project site shall be balanced with an equal volume
of excavation in the over-bank areas of the Petaluma River as shown on the
proposed grading plans.
6. The project storm drain system shall conform to the criteria established by
SCWA and the City of Petaluma. The storm drain shall be sized to
accommodate runoff from existing homes to the north of the site. The
discharge point shall be designed so as not to obstruct flow in the River or
the Creek.
7. The storm drain run-off from the site shall be retained in a detention system
as depicted on the Vesting Tentative Map subject to approval by the City
Engineering Department until completion of the Army Corps of Engineers
flood control project for the Payran Reach.
8. The applicant must attempt to reduce the amount of runoff from paved areas
to help reduce the off-site transport of urban pollutants. The method of
achieving this mitigation shall be subject to review and approval of the City
Reso. 93-96 NCS 4
Engineering and Planning Departments prior to approval of the
improvement plans.
9. Erosion control shall be provided in conformance with the City's erosion
control. standards.
10. Lots 1 through 4 adjacent to Lynch Creek and the Petaluma River may
interfere with the Army Corps project and development of these lots shall be
deferred until the completion of the Army Corps flood control project for the
Payran Reach as proposed by the applicant. The applicant shall delay filing
the Final Map for this area until finalization of the Army Corps plans.
11. The .applicant shall post a sign visible from the public right-of-way and shall
give written notice to all prospective homebuyers (until the area is developed
or converted to a mitigation area for the Army Corps project) that the area
in the vicinity of Lots 1-4 maybe developed with up to four homes..
12. The improvement plans for the bridge crossing shall be designed to the
satisfaction of the Sonoma County Water Agency.
13. Excavation at the project site shall be of a volume no less than that analyzed
in applicant's hydraulic study; location of excavation should be no further
away from river than that analyzed in the hydraulic study. This will comply
with the City's Ordinance requiring "zero-net-fill and a minimum 2-foot
freeboard." Any alterations will be subject to further hydraulic study.
14. The applicant shall be required to maintain "zero-net-fill" throughout the
construction process on areas of the site within the floodplain.
15. In keeping with SCWA policy, the slope of the north bank of Washington
Creek shall be hydro-seeded with a mixture of annual grasses.
C. Potential impacts relating to Plant Life identified in the EIR and SEIR which still
apply to the redesigned project were identified as follows:
Reso. 93-96 NCS
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IMPACT
a. Portions of the landscape buffer along Washington Creek do not meet 20
foot width as recommended in the EIR.
The following mitigation measure has been adopted to mitigate the identified
impact to a level of insignificance:
MITIGATION .MEASURES
16. The landscape plan shall provide an average 20-foot landscaped buffer along
Washington Creek. At no point shall the buffer be less than 15 feet.
D. A potential impact relating to Noise, identified in the EIR, which still applies to the
redesigned project is as follows:
IMPACT
b. Short term noise impacts would occur during grading and construction
activities.
The following mitigation measures have been adopted to mitigate the identified
impact to a level of insignificance:
MITIGATION MEASURES
17. Construction operations shall be limited between 5:00 pm and 8:00 am and
on weekends (quiet, non-mechanical operations only after 5:00 PM and
before 8:00 AM).
18. All construction and grading equipment shall be properly muffled.
19. The developer shall provide temporary shielding between the noise source
and the receiver.
20. The developer shall reduce the level of backup beepers on heavy equipment.
Reso. 93-96 NCS
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c
E. A Potential impact relating to Land Use Conflicts identified in the EIR which
still relates to the revised project is as follows:
IMPACT
a. Visual encroachment would occur with the placement of two story houses
adjacent to the existing. single story neighborhood.
The following mitigation measures have been adopted to mitigate the identified
impact to a level of insignificance:
MITIGATION MEASURES
21. A minimum setback of 25' shall be maintained in the rear yards of the homes
along Wilmington Drive where feasible, without eliminating driveway
parking along Twin Creeks Circle. Exceptions may be allowed for Lots. 26
and 28 as noted on the written Planned Unit Development Standards. The
Planned. Unit Development guidelines shall be amended to include
regulations governing the height and location of detached accessory
structures in these yards.
22. The Tentative Map and Planned Unit Development Plan shall be amended
to place the single story units on the shallow Lots 25 and 27. The proposed
Model 3 on the remaining shallow Lot 26 shall be replaced with the
shallower model 2 to provide a rear yard setback of at least 24.5 feet.
F. The following impact relating to Housing was identified as still applicable to the
revised project:
IMPACT
a. Because the project does not provide affordable housing on site it will be
subject to the City's affordable housing requirements.
Reso. 93-96 NCS
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F
The following mitigation measure has been adopted to mitigate the identified
impact to a level of insignificance:
MITIGATION MEASURE
23. The applicant shall be required to pay low and moderate income housing in-
lieu fees of an amount to be determined according to the schedule
established by City Council Resolution No. 84-199 N.C.S., or make
alternative arrangements to meet low and moderate income housing
provision requirements of the Petaluma General Plan.
G. Potential impacts relating to ZYaffic/Circulation, identified in the EIR, and
Supplemental EIR which still apply to the revised project are as follows:
IMPACT
a. Pedestrian/vehicle safety conflicts may occur with the increase in traffic.
b. Extending Ellis Street to Madison Street will double the number of vehicles
utilizing the intersection. LOS will remain at A.
c. Site distances could be limited for vehicles entering internal streets from
driveways, particularly in front of Lots 27-31.
d. The turning radius within the cul-de-sac would restrict truck access.
e. Children crossing Ellis and Madison Street when walking to and from school
create potential pedestrian/vehicle conflicts in the area of McKinley
Elementary School.
f. The project will have the following impacts on residents of the unimproved
portions of Ellis Street:
i. The extension of Ellis Street will result in additional traffic and noise
near the existing residents.
Reso. 93-96 NCS 8
ii. The owners Williams and Vedders will lose use of the Ellis Street
right-of--way as their driveway.
The following mitigation measures have been adopted to mitigate the identified
impacts to a level of insignificance:
MITIGATION MEASURES
24. The applicant shall provide a stop sign at the new Ellis Street approach to
Ellis/Madison intersection.
25. The final Landscaping Plan shall be designed to avoid landscaping which
could block motorists line-of-site when entering Holly Lane.
26. The applicant shall be responsible for installation of warning signs consistent
with State of California Department of Transportation Guidelines for school
area pedestrian safety prior to the issuance of building permits for the new
homes. Appropriate signing includes a fixed (non-flashing) yellow warning
pedestrian sign and school sign located mid-block adjacent to McKinley
Elementary School on Ellis and Madison Streets.
27. The applicant shall contact McKinley School and assist the school in
establishing a crossing guard program for the school in the vicinity of
Madison and Ellis Streets subject to approval by the Administrators of the
Petaluma School District. The applicant shall offer up-front program
funding to the School District for a minimum of 5 years.
28. The developer shall be responsible for installing a fence along the property
lines of those three parcels along the new portion of Ellis Street subject to
approval of the individual property owners.
29. The developer shall .install curb cuts and driveway aprons for those owners
who will lose existing driveways as shown on the proposed plans, subject to
approval by the individual property owners.
Reso. 93-96 NCS
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H. The following impact relating to Public Services has been identified as still
applicable to the revised project:
IMPACTS
s. As identified in the EIR, the proposed project would increase the McKinley
and Petaluma School District enrollment. Portable classrooms and
additional staff may be required at the elementary and secondary schools
levels.
The following mitigation measure has been adopted to mitigate the identified
impact to a level of insignificance:
MITIGATION MEASURES
30. The developer shall be responsible to pay school impact fees to fund
necessary capital improvements.
H. A potential impact relating to Public Utilities was identified as still applicable to the
revised project as follows:
IMPACT
a. The project will result in an increase in the amount of solid waste which will
cumulatively impact landfill capacities. The identified impact will be
mitigated to a level of insignificance by the following mitigation measures to
be incorporated into the project:
The following mitigation measures have been adopted to .mitigate the identified
impact to a level of insignificance:
MITIGATION MEASURES
31. The developer shall provide information to the residents about recycling
services in the project area and suggest that residents recycle glass, metal,
paper, cardboard and other materials to the maximum extent possible.
Reso. 93-96 NCS
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32. Insulation and other products made of recycled products shall be considered
for use in construction of the subdivision. Design of residential units shall
consider the inclusion of recycle storage areas.
33. The developer shall suggest to residents, through the distribution of
literature or some other method, that they use recycled materials to the
extent possible.
I. The following impact relating to Recreation facilities has been identified:
IMPACT
a. The project will increase the demand for recreational Services.
The following mitigation measure has been adopted to mitigate the identified
impact to a level of insignificance: '
MITIGATION MEASURE
34. The project will be subject to Park and Recreation Land Improvement Fees.
J. Potential impacts relating to Archeologry, identified in the EIR and still
applicable to the redesigned project, are as follows:
IMPACTS
a. Although an archaeological survey did not reveal cultural deposits on the
site, any prehistoric deposits by be buried because of the proximity of the site
to the river.
b. The structures on the site, particularly the Buchanan house, may be of
historic value.
The following mitigation measures have been adopted to mitigate the identified
impacts to a level of insignificance:
Reso. 93-96 NCS 11
1
2 MITIGATION MEASURES
3
4 35. An architectural historian shall be retained to assess the historic value of the
S structures on the site, particularly to turn of the century Buchanan home
6 prior to approval of the Final Map. ~ If it is found that the houses are of
7 historic value, they shall not be demolished and either retained on the site or
8 moved to another site. If the home is moved to Lot 1 it shall not be occupied
9 until the Army Corps of Engineers project has been completed. If the Army
10 Corps plan requires that proposed Lot 1 remain undeveloped for mitigation
11 requirements, the applicant shall move the home to an alternate site within
12 the development subject to approval by City Staff.
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14 36. In the event that archaeological remains are encountered during grading,
15 work shall be halted temporarily and a qualified archaeologist shall be
16 consulted for evaluation of the artifacts and to recommend future action.
17 The local Indian community shall also be notified and consulted in the event
18 any archaeological remains are uncovered.
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20 BE IT FURTHER RESOLVED that implementation of the specific findings of mitigation
21 contained herein which have not already been incorporated into the revised project, shall
22 be accomplished through the conditional approval of the Vesting Tentative Map for the
23 Twin Creeks project and hereby incorporates, by reference Resolution No. 93-98 N.C.S.
24 setting forth said conditional approval.
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26 IN CONCLUSION, BE IT FURTHER RESOLVED that the Petaluma City Council does
27 hereby approve a Mitigated Negative Declaration on said project, and in connection with
28 this approval makes the following findings pursuant to State and local guidelines:
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31 1. An Initial Study has been prepared and proper notice provided in accordance with
32 CEQA and local guidelines.
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34 2. Potential impacts, identified in the EIR, Supplemental EIR and Initial Study and
35 from comments received on all three documents, could be avoided or reduced to a
36 level of insignificance by mitigation measures listed above and incorporated into the
Reso. 93-96 NCS 12
1 conditions of approval for the Vesting Tentative Map. There is no substantial
2 evidence that the project, as conditioned, would have a significant effect on the
3 environment.
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3. A monitoring program has been included to ensure compliance with the adopted
mitigation measures, if any.
4. Fish and Game Filing Fees have been paid with the Filing of the Supplemental EIR.
Although the project does have potential to affect wildlife resources as defined in
the Fish and Game code and was not exempt from Fish and Game filing fees, the
changes proposed will have no impacts on wildlife resources and actually
incorporate improvements to the riparian mitigation plan recommended by the
Department of Fish and Game.
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twin3ndr/ddb
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma at a (Regular) (Adjourned) (S~C~ meeting.--""'~ °~
on the .--•--2.6.th..-....... day of .................A.[Jr11....--........................., 19.93.., by the .-
following vote: ......~: w. .....................
`GZty At rney
AYES: Nelson, $arlas, Read, Shea, Vice Mayor Sobel, Mayor Hilligoss
NOES: Hamilton
ABSENT: None i
ATTEST: -..-.. ~.~2~'e~~--... ........C~~~~'~.~f:."' ~. - -----•-- ;~
City Clerk Mayor
Council File..p .................................
CA 10-85 Res. No. .... ~.`~-~ V N.C.S.
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MITIGATION MONITORING PROGRAM FOR TIDE TWIN CREEKS RESIDENTIAL
SUBDIVISION LOCATED AT TIIE CONFLUX OF WASHINGTON CREEK AND T1IE
PETALUMA RIVER (APN#'S 007-221-19,
136-100-21,26,29,31,32,33 and a portaon of 34)'
The Planning Commission reviewed and considered the Initial Study and all public
testimony made at a hearing held on March 23rd, 1993 and has recommended the adoption
of a Mitigated Negative Declaration for the revised Twin Creeks project in conjunction
with the following actions:
1. Conditional .approval of an amendment to the approved Twin Creeks
Planned Unit Development Plan as represented by the Vesting Tentative
Map received in the Planning Department on March 18th, 1993, the
Landscaping Plans received on March 4th, 1993 and the Architectural
Drawings received on January 28th, 1993; and
2. Conditional approval of the Vesting Tentative Subdivision Map received in
the Planning Department on March 18, 1993 for the 44 lot subdivision know
as Twin Creeks.
Implementation of the specific mitigations shall be accomplished through the conditional
approval of the Vesting Tentative Map for the Twin Creeks project.
Resolutions No. 93-96 adopting the Mitigated Negative Declaration and No. 93-98 N.C.S.
setting forth said conditional Vesting Tentative Map approval as well as the Certified EIR
and Supplemental EIR are hereby incorporated by reference.
The attached narration of the monitoring mechanism for each mitigation and the attached
mitigation checklist represent the Mitigation Monitoring Program for the Twin Creeks
project.
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EARTH
1. The applicant. shall incorporate seismic design parameters in construction, including
foundations and structures, graded slopes, and retaining walls.
Permit Description of Monitoring Method:
Preceded:
IMP/FMl a. Improvement Plans must be submitted to and approved by the
City's Engineering Department prior , to approval and
recordation of the Final Map. Improvement Plans include
preliminary grading plans and a soils report which describes on
site conditions and makes recommendations for construction.
The preliminary grading. plans are reviewed by the City
Engineering Department for compliance with the soils report
recommendations including any seismic design parameters
deemed necessary by the applicants soils engineer.
BP/GP b. Prior to commencement of any site improvements the
applicant must obtain grading and building permits from the
City Building Division. Final ~ building and grading permit
applications are reviewed by the wilding Division and.. routed
to the Engineering Department on a routine basis to determine
compliance with Municipal Code Title 17 "Building and
Construction" which includes or references building and
grading codes for seismic design parameters. Therefore,
compliance with this mitigation will be insured,: prior to the
issuance of any grading or building permits for the project.
Responsibility for insuring compliance lies with the Building
Division and the Engineering' Department.
2. The potential for slope instability shall be mitigated through engineering design and
construction.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. The potential for slope instability is a concern for this project
only along the banks of Washington Creek and the Petaluma
River. The Improvement Plans which show preliminary site
grading and the accompanying soils report shall be reviewed by
the City Engineering Department to insure compliance with
the recommendations of the soils report and Municipal Code
Title 17 Building and Construction Chapter 17.31 Grading and
Erosion Control.
GP b. Grading Permit applications showing the detailed grading of
the site shall be submitted to the Building Division and then
reviewed by the City Engineering Department for compliance
1 See Checklist for abbreviations.
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with approved Improvement Plans and to insure compliance
with the recommendations of the soils report and Municipal
Code Title 17 Building and Construction Chapter 17.31
Grading and Erosion Control. Compliance with this mitigation
will be insured by the Engineering Department pnor to
issuance of grading permits for the site.
3. The use of expansive soils for use in structural fill would have to be evaluated in
geotechnical investigations.
Permit Description of Monitoring Method:
Preceded:
IMP/FM If expansive .soils are proposed to be used for structural fill, a geotechnical
evaluation would have to be submitted with the Improvement Plans for
review and approval by the Engineering Department prior to approval of the
Final Map.
4. Construction-related impacts shall be mitigated by limiting the grading . to the dry
season (May-October) when flows and run-off potential are lowest. Erosion control
shall be provided in conformance with the city's erosion .control standards.
Pernut Description of Monitoring Method:
Preceded:
IMP/FM a. An erosion control plan including the timing of work proposed must
be included with the Improvement Plans and shall be subject to
approval by the Engineering Department to determine compliance
with Municipal Code Title 17 Building and Construction Chapter
17.31 Grading and Erosion Control.
CONST b. The grading of the site shall be completed before October 1st of the
year the grading permits are issued. The site will be inspected by the
City Public Works Department to insure that grading work is
completed and erosion control measures are in place pnor to the
onset of the rainy season.
WATER
5. The fill proposed at the project site shall be balanced with an equal volume of
excavation in the over-bank areas of the Petaluma River as shown on the proposed
grading plans.
.Permit Description of Monitoring Method:
Preceded:
IMP/FM a. The balance of cut and fill proposed on the site shall be
demonstrated on the grading plans included with the
Improvement Plans reviewed and approved by the City
Engineering Department prior to approval of the Final Map to
insure compliance with this mitigation.
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GP b. Grading Permit applications., demonstrating compliance with
the zero net fill requirement shall be submitted to the Building
Davision and reviewed by the .City Engineering Department for
review. Compliance with this rrutigatron will be insured by the
Engineering Department prior to issuance of grading permits
for the site.
6. The project storm drain system .shall conform to the criteria established by SCWA
and the City of Petaluma., The storm drain shall be sized to accommodate runoff
from existing homes to the north of the site. The discharge point shall be designed
so as not to obstruct flow in the River or the Creek.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. The storm drain system shall be included with the
Improvement Plans which are reviewed and approved by the
City Engineering Department prior to approval of the Final
Map to insure compliance with this mitigation. A letter from
the Sonoma County Water Agency stating that all
Improvements conform to the criteria of the Sonoma County
Water Agency, must accompany the application for Final Map.
The applicant shall bond for all public improvements prior to
approval of the Final Map.
FA b. The storm drain improvements shall be inspected for
compliance with City Standards by the Public Works
Department before improvements are accepted and the Public
Improvement Bond released.
7. The storm drain run-off from the site shall be retained in a detention system as
depicted on the Tentative Map subject to approval by the City Engineering
Department until completion of the Army Corps of Engineers flood control project
for the Payran Reach.
Permit Description of Monitoring Method:
Preceded: .
IMP/FM a. The storm drain detention system shall be included with the
Improvement Plans which shall be reviewed. and approved by
the City Engineering Department prior to approval of the Final
Mai. The applicant shall also establish a mechanism for
maintaining the detention basin until completion of the .Army
Corps of Engineers flood control project for the Payran Reach.
The maintenance mechanism shall be submitted to the
Engineering Department and is subject _. to approval by
Engineering Department prior to approval of the Final Map.
'The applicant shall bond for all public improvements including
the detention basin prior to approval of the Final Map.
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FA b. The storm drain detention system shall be checked for
compliance with.. the Improvement Plans by the P~nblic Vi'orks
Department before improvements are accepted and the Public
Improvement Bond released.
8. The applicant shall attempt to reduce the amount of runoff from paved areas to
help reduce the off-site transport of urban pollutants.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. The runoff from laved areas shall be mitigated through the
installation of sediment, oil and grease traps. This system may
be designed to function. as a part of the required detention
basin, but must also be sustained beyond the development of
Phase 3 of the project which would replace the detention basin
with homes.
b. The final improvement plans demonstrating compliance with
the above mitigation shall be submitted to the Engineering
Department. These plans shall be reviewed and approved by
the Planning and Engineering Departments prior to Final Map
approval.
9. Erosion control shall be provided in conformance with the City's erosion control
standards.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. An erosion control plan including the timing of work proposed shall
be included with the Improvement, Plans and shall be subject to
approval by -the Engineering Department to determine compliance
with Municipal Code Title 17 Building and Construction Chapter
17.31 Grading and Erosion Control.
CONST b. The site shall be inspected by the City Public. Works Department to
insure that erosion control measures are in place when needed
throughout construction.
10. Lots 1 through 4 adjacent to Lynch Creek and the Petaluma River may interfere
with the .Army Corps.project and development of these lots shall be deferred until
the completion of the Army Corps flood control project for the Payran Reach as
proposed by the applicant. The applicant shall delay filing the Final Map for this
area until finalization of the Army Corps plans.
Permit Description of Monitoring Method:
Preceded:
FM The final map application for this area will not be accepted by the Planning and
Engineering Departments until completion of the Arrny Corps of Engineers project
for the Payran Reach.
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11. The applicant shall post a sign visible from. the public right-o£ way and shall give
written notice to all prospective homebuyers (until the area is developed or
converted to a mitigation area for the Army Corps project) that the area in the
vicinity of Lots 1-4 maybe developed with up to four homes.
Permit Description of Monitoring Method:
Preceded:
BP a. The applicant must apply to the Building and Planning Department
for a sign_permit to locate the required public notice. The sign permit
shall be approved by the Planning Department prior to request for
Certificate of Occupancy of the first home (except for the models).
CO. b. The applicant shall submit the written notice for review by Planning
Staff and the sign shall be installed prior to issuance of the Certificate
of Occupancy for the first home (except for the models).
12. The improvement plans for the bridge crossing shall be designed to the satisfaction
of the Sonoma County Water Agency.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. The plans for the bridge shall be included with the
Improvement Plans which are reviewed and approved by the
City Engineering Department prior to approval of the Final
Map to insure compliance with this mitigation. A letter from
the Sonoma County Water Agency stating that all
Improvements, including the bridge, conform to the criteria of
the Sonoma County Water Agency, shall accompany the
application for Final Map. The applicant shall bond for all
public improvements, including the badge prior to approval of
the Final- Map. The Engineering Department may need to hire
a Consulting Engineer to review to specifications of the bridge.
If necessary the contract price for a Consulting Engineer shall
be included in the bonding costs.
FA b. The bridge shall be inspected for compliance with the
approved plans by the Public ~'Vorks Department and the
Engineering Department before improvements are accepted
and the Public Improvement Bond released. If deemed
necessary by the .Engineering .Department the Consulting
Engineer shall review the bridge for compliance with the
approved plans.
13. Excavation at the project site shall be of a volume no less than that analyzed in .
applicant's hydraulic study; location of excavation should be no further away from
aver than that analyzed in the hydraulic study. This will comply with. the City's
Ordinance requiring "zero-net-fill and a minimum 2-foot freeboard." Any
alterations may be subject to further hydraulic study.
Permit Description of Monitoring Method:
Preceded:
6
IMP/FM a. The excavation proposed on the site demonstrating compliance
with the above mitigation. shall be demonstrated on the grading
plans included with the Improvement Plans which: are reviewed
and approved by the City Engineering Department prior to
approval of the Final Map to insure compliance with this
mitigation. If a different volume of excavation is proposed on
the improvement plans or in a different location, the applicant
shall submit a new hydraulic study with the improvement plans
for review by the City Engineering Department.
GP b. Grading Permit ,applications demonstrating compliance with
the improvement pplans are submitted to the Building Division
and. reviewed by the Cite Engineering Department.
Compliance with this mitigation shall be insured by the
Engineering Department prior to issuance of grading permits
for the site.
14. The applicant shall be required to maintain "zero-net-fill" throughout the
construction process on areas of the site within the floodplain.
Permit Description of Monitoring Method:
Preceded:
CONST The site shall be inspected throughout construction by the City's Public
Works Department to determine that zero-net-fill is maintained. The
applicant proposes that all dirt excavated from the site will be used on-site as
fill. This will insure compliance with this requirement. If the Public Works
Inspector determines that zero net fill is not being maintained, all work on
the site must be stopped except for work on necessary to bring the site back
into compliance with the zero net fill requirement.
15. In keeping with SCWA policy, the slope of the north bank of Washington. Creek
shall be hydro-seeded with a mixture of annual grasses.
Permit . Description of Monitoring Method:
Preceded:
IMP/FM a. .The Hyroseeding shall be shown on the Landscaping plans in the
improvement plans which shall be reviewed and approved by the
Planning Department prior to approval of the Final Map.
CONST b. The bank shall be hydroseed after grading but prior to the onset of
the rainy season (October) subject to approval by the Planning
Department.
CO c. The hydroseedin~ shall be installed subject to review by Planning
Staff pnor to the issuance of any CO's (including the models).
Plant Life
16. The landscape plan shall provide an average 20-foot landscaped buffer along
Washington Creek. At no point shall the buffer be less than 15 feet.
~~s®o 9 3 m 9 s A C S
Permit Description of Monitoring Method:
Preceded:
SPARC a. The landscaping plans shall be submitted to the Planning
Department for review by SPAIPC prior to Final Map approval
to determine compliance with this mitigation.
IMPiFM b. The final landscaping plans demonstrating compliance with the
above mitigation shall be included with the improvement plans
submitted to the Engineering Department. These landscaping
plans shall be reviewed and approved by the Planning
Department prior to Final Map approval.
CO c. All landscaping improvements will be subject to approval by
Planning Staff pnor to the issuance of a Certificate of
Occupancy for the first unit. If the applicant is not able to
install certain parts of the landscaping because of conflicts with
the Army Corps project, the applicant shall submit a certificate
of deposit for these improvements which shall be installed after
completion of the Army Corps of Engineers Plans either by the
City or the Army Corps. If the applicant is .not able to install
certain portions (outside of the ,Army Corps project area)
because of weather concerns, the applicant shall bond for these
improvements until weather permits the installation of the
landscaping
Noise
17. Construction operations shall be limited between 5:00 pm and 8:00 am and on
weekends (quiet, non-mechanical operations only after S:OOpm and before 8:OOam).
Permit Description of Monitoring Method:
Preceded: `
CONST Because the city offices are closed during the hours noise is to be limited,
.compliance with this mitigation will be monitored on a complaint basis
through the Planning Department. Situations requiring an immediate
response during non-business hours will be dealt with by the Police
Department with follow-up on any complaints by the Planning Department.
18. All construction and grading equipment shall be properly muffled.
19. The developer shall piovide temporary shielding between the noise source and the
receiver.
20. The developer shall reduce the level of backup beepers on heavy equipment.
Permit Description of Monitoring Method:
Preceded:
CONST The above .mitigations shall be monitored throughout construction by the
Planning Department and between inspections on a complaint basis.
ESQ. 9 3 ®9 6 N ~
8
Shielding between noise sources and the receiver. must be installed, subject to
inspection by Planning Department staff prior to the commencement of
grading.
Land Use conflicts
21. A minimum setback of 25' shall be maintained in the rear yards of the homes
along Wilmington Drive where feasible without eliminating driveway parking
along Twin Creeks. Circle. The Planned Unit Development guidelines shall
be amended to include regulations governing the height and location of
detached accessory structures in these yards.
22. The Tentative Map and Planned Unit Development Plan shall be amended
to place the single story units on the shallow Lots 25 and 27. The proposed
Model 3 on the remaining shallow Lot 26 shall be replaced with the
shallower model 2 to provide a rear yard setback of at least 24.5 feet.
Permit Description of Monitoring Method:
Preceded:
SPARC a. The Planned Unit Development Plan including the Tentative Map,
which shows the building setbacks, .and the written Planned Umt
Development standards shall be reviewed and approved. by SPAItC to
determuie compliance with the above mitigations. Applications to
SPARC shall. be submitted to the Planning Department for review
prior submittal of the Final Map Application.
BP b. Building permit applications shall be reviewed by the Planning
Department for review to determine compliance with the approved
Planned Unit Development Plan, which demonstrates compliance
with the above mitigations prior to issuance of building perrruts for
the individual homes.
Mousing
23. The applicant shall be required to pay low and moderate income housing in-lieu
fees of an amount .to be determined according to the schedule established by City
__ Council Resolution No. 84-199 N.C.S., or make alternative arrangements to meet
low and' moderate income housing provision requirements of the Petaluma General
Plan.
Permit Description of Monitoring .Method:
Preceded:
FM a. The applicant shall sign a standard agreement form which establishes
the terms of payment of in-lieu housing fees at the time of Final Map
submittal. The agreement shall be recorded with the Final Map.
ESCROW b. The standard agreement specifies that in-lieu contributions must be
paid at the time escrow is closed on the sale of each lot or residential
unit. The title company responsible for handling the escrow is
responsible for making sure that the in-lieu fees are paid. If fees are
~~®~ 9 3 ®9 6 N C~
9
not paid the Planning Department' is responsible for following up with
the title company.
1~affic
24. The applicant shall provide a stop sign at the new Ellis Street approach to
Ellis/Madison intersection.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. The required stop sign shall be shown on the off-site Improvement
Plans submitted with the Final Map application and subject to review
and approval of 1Yaffic Engineering staff to determine compliance
with City standards for traffic signs, prior to Final Map approval. The
cost of all off-site improvements, including the stop sign will be
included in the public Improvement bond submitted to. the
Engineering Department prior to Final Map approval.
FA b. The installed stop sign shall be inspected by the Public Works
Inspector to determine compliance with Improvement Plans. The
bond for public Improvements will be released by the Engineering
Department when Improvements have been inspected and accepted
by the City Public Works Department.
25. The final Landscaping Plan shall be designed to avoid landscaping which could
block motorists. line-of-site when entering Holly Lane.
Permit Description of Monitoring Method:
Preceded:
SPARC a. The Planned Unit Development Plan, which includes the Landscaping
Plan is subject to review and approval by $PAItC. Applications to
SPARC must be submitted to the .Planning Department for review
prior submittal of the Final Map Application. The Planning
Department will route the Mans to the City Traffic Engineer to review
the plans for compliance with this mitigation.
IMP/FM b., The Improvement Plans, which include landscaping plans, shall be
submitted to the Engineering Department and shall be subject to
review by the Planning Department to determine compliance with the
SPARC approved landscaping plan prior to approval of the Final
Map.
FA b. The landscaping improvements shall be subject to inspection by the
City 'I4~affic Engineer to determine successful compliance with the
above mitigation. If the line-of-site becomes a problem in the future,
the .LAD or the private property owner (if the landscaping is on
private property) will be required to prune the landscaping to a height
acceptable to the City Traffic Engineer.
26. 'The applicant shall be responsible for installation of warning signs consistent with
State of California Department of Transportation Guidelines for school area
pedestrian safety prior to the issuance of building permits for the new homes.
~E~®. 9 3- 9 s N C S
10
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
Appropriate signing includes a fixed (non-flashing) yellow warning pedestrian sign
and school sign located mid-block adjacent to McKinnley Elementary School on
Ellis and Madison Streets.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. The .required signs shall be shown on the off-site Improvement Plans
submitted with the Final Map application and subject to review and
approval of 1~afFic Engineering staff to determine compliance with
City standards for traffic signs, prior to Final Map approval. The cost
of all off-site improvements, including the school signs will be
included in the public Improvement bond submitted to the
.Engineering Department prior to Final Map approval.
FA b. The installed school sign will be inspected by the Public Works
inspector to determine compliance with approved Improvement Plans
prior to acceptance of the public improvements. The bond for public
Improvements will not be released by the Engineering Department
until Improvements included in the bond .have been inspected and
accepted by the City Public Works Department:
27. The applicant shall contact McKinnley School and assist the school in establishing a
crossing guard program .for the school in the vicinity of Madison and Ellis Streets
subject to approval by the Administrators of the Petaluma School District. The
applicant shall offer or provide up-front program funding to the School District for a
minimum of 5 years.
FM/CO a. The applicant shall submit record of communication with McKinnley
School, including any responses from McKinnley School, to the
Planning Department prior to approval of the Final Map which
demonstrates an effort to set up the above referenced program. The
program shall be operating, if the school is willing, before a majority
of the units are occupied.
28. The applicant shall install a fence along the property lines of those three parcels
along the new portion of Ellis Street subject to approval of the individual- property
owners.
Permit Description of Monitoring Method:
Preceded:
SPARC a. The Planned Unit Development Plan which shall include a fencing
plan, will be subject to review and .approval by SPAIZC. Applications
to SPARC must be submitted to the Planning Department for review
prior submittal of the Final Map Application. Notice of the
application will be sent to the adjacent property owners once received,
however the applicant should contact these property owners prior to
submittal for SPARC to incorporate their concerns and desires into
the fencing, plans.
DES®o ;~ ~ ®y b R~ C ~
11
FA b. The Improvements will be subject to inspection by Planning Staff and
the Publics Works. Inspector to determine successful compliance with
the above mitigation.
29. The applicant shall install curb cuts and driveway aprons for those owners
who will lose existing driveways as shown on the proposed plans, subject to
approval by the individual property owners.
Permit Description of Monitoring Method:
Preceded:
IMP/FM The required Curb cuts and driveway aprons shall be shown on the off-site
Improvement Plans submitted with the Final Ma application and subject to
review and approval of 1`raffac Engineering, staff to determine compliance
with City standards, prior to Final Map approval. The cost of all off-site
improvements, including will be included in the public improvement bond
submitted to the Engineering Department prior to Final Map.approval.
FA The installed school sign shall be inspected by the Public Works Inspector to
determine compliance with approved Improvement Plans prior to acceptance of the
public improvements. The bond for public improvements will not be released by the
Engineering Department until improvements included in the bond have been
inspected and accepted by the City Public Works Department.
Public Services
30. The developer shall be responsible to pay school impact fees to fund necessary
capital improvements.
Permit Description of Monitoring Method:
Preceded:
BP School impact fees shall be submitted to the individual school district (Petaluma
School District Donna Pozzi 778-4639) prior to issuance of a building permit. The
applicant shall submit proof of payment with their building permit application.
Planning Department staff shall confirm that the fees. have been paid before
building permits are applied for.
iTtilities
31. The developer shall provide information to the residents about recycling services in
the project area and suggest that residents recycle glass, metal, paper, cardboard
and other materials to the maximum extent possible.
Permit Description of Monitoring Method:
Preceded:
CO The applicant shall submit a sample of the information to be provided to each
resident to the Planning Department for review and approval prior to approval of
the first Certificate of Occupancy. The Planning Department. will inquire on a
random basis whether or not an individual property owner has received the notice
until all units are sold.
~,~~®a~~ ®9s NC
12
32. Insulation and other products made of recycled products shall be considered for use
in construction of the subdivision. ,Design of residential units shall consider the
inclusion of recycle storage areas.
Permit Description of Monitoring Method:
Preceded:
SPARC a. The Planned Unit Development Plan shall include proposed building
materials, will be subject to review and approval by SPARC to
determine compliance with the above mitigation. Applications to
SPARC must be submitted to the Planning Department for review
prior submittal of the Final Map Application.
BP b. The building permit plans will be reviewed by the Planning
Department for compliance with the approved plans and any
condition of SPARC.
33. The developer shall suggest to residents, through the distribution of literature or
some other method, that they use recycled materials to the extent possible.
CO This mitigation will be ensured through the implementation of condition #31
Recreation
Permit Description of Monitoring Method:
Preceded:
34. The project will be subject to Park and Recreation Land Improvement Fees.
BP The Park and Recreation fees shall be submitted to the Planning Department prior
to issuance of any building permits.
Archeology
34. An architectural historian shall be retained to assess the historic value of the
structures on the site, particularly to turn of the century Buchanan home prior to
approval of the Final Map. If it is found that the houses are of historic value, they
shall not be demolished and either retained on the site or moved to another site. If
the home is moved to Lot 1 it shall not be occupied until the Army Corps of
Engineers project has been completed. If the Army Corps plan regwires that
proposed. Lot 1 remain undeveloped for mitigation requirements, the applicant shall
move the home to an alternate site within the development subject to approval by
City Staff.
Permit Description of Monitoring Method:
Preceded:
FM The applicant shall submit an evaluation of the structures by an
archaeological historian to determine its historic value prior to submittal of
the Final Map application. The improvement plans will be reviewed by the
Planning Department for compliance with the recommendations of the
historian and the above conditions of approval
~~09~ 0 96 NCS
13
35. In the event that archaeological remains are encountered during grading, work shall
be halted temporarily and a qualified archaeologist. shall be consulted'.for evaluation
of the artifacts and to recommend future action. The local Indian community shall
also be notified and consulted in the event any archaeological remains are
uncovered.
Permit Description of Monitoring Method:
Preceded:
IMP/FM a. A note reflecting the above must be placed on the improvement plans
which will be reviewed by Planning Staff prior to Final Map approval.
CONST b. Insuring compliance with this requirement will be the responsibility of
the contractor. The Building Inspection Division and the Planning
Departanent are ultimately responsible for insuring compliance with
this mitigation and will check the site on a routine basis throughout
the construction process.
twin3mmr/dd7
~®~ ~~ m 9 6 N C ~-
14
Twin`,Creelcs Mitigation Monitoring Checksheet 1
MM# Description 'Responsible Permit Date Monitoring Date Comment....
`Party ', Preceded Complete Agency ', Checked
EARTH
IMP/FM/
1 Seismic design applicant GP/BP EN/BD
IMP/FM/
2 Slope instability applicant GP EN
3 Expansive soils applicant IMP/FM EN
4 Limits on grading
season applicant IMP/FM/CONST EN/PW
WATER
5 No net fill applicant IMP/FM/GP EN
6 Storm drain system applicant IMP/FM/FA EN/SCWA
7 Detention pond applicant IMP/FM/FA/GP EN/PW
8 Run-off applicant SPARC/IMP PD/EN
9 Erosion control applicant/
contractor IMP/FM/CONST EN/PW
10 Delay of Final Map applicant/
for Lots 1-4 contractor FM PD/EN
11 Future development applicant/
sign contractor BP/CO PD
G~
Twin. Creeks Mitigation Monitoring Checksheet ~
>MM# Description 'Responsible Permit Date Monitoring Date Comment
'Party Preceded ;, Complete Agency Checked
applicant/
12 Bridge construction contractor IMP/F'M/FA SCWA/EN/PW
applicant/
13 Hydraulic.study contractor IMP/F'M/GP EN
14 No net fill through applicant/
construction contractor CONST EN/PW
15 Hydroseed Washington
Creek bank applicant IMP/CO PD
PLANTS
16 Washington Creek applicant SPARC/IMP/FM/CO SPARC/PD
NOISE
17 Time limits for applicant/
construction operations contractor CONST PD/POL
18 Construction equipment applicant/
contractor CONST PD
19 Noise shield applicant/
contractor BP/CONST PD
20 Back-up beepers applicant/
contractor CONST. PD
.LAND USE
21 Wilmington Drive
setback applicant SPARC/BP SPARC/PD
Twin'Creeks Mitigation Monitoring Checksheet 3
MM# Description' Responsible Permit Date' Monitoring Date Comment
Party ' Preceded 'Complete Agency Checked
,~
22 Model changes applicant SPARC/BP SPARC/PD
HOUSING
23 In-lieu fees applicant/
Title Company CO PD
TRANSPORTATION
24 Ellis St. stop sign applicant IMP/FM/CO TE/PN
25 Line of site over
landscaping applicant SPARC/IMP/CO/FA SPARC/PD/TE
26 Yellow warning
school sign applicant IMP/FM/FA TE/EN/PW
27 Crossing guard applicant FM/CO PD
28 Property line fence applicant IMP/FA/CO PD
29 Curb cuts for
existing homes applicant IMP/FM/FA TE/EN
SCHOOL
School Dist/
30 School impact fees applicant BP PD
SOLID WASTE
31 Recycling information applicant CO PD
32 Recycled:building
materials applicant SPARC/BP SPARC/PD
e
6~1
Twin'Creeks Mitigation Monitoring Checksheet ~ 4
MM# Description ' Responsible Permit '' Date '' Monitoring Date Comment
Party '' Preceded Complete Agency '' Checked
33 Park & Recreation
Recycling information
applicant CO PD
34 Park & Recreation
fees
applicant BP PD
35 Buchanan home applicant FM PD
36 Archaeological remains applicant/contr. IMP/FM/CONST PD ,
LEGEND
Agency Dep artment
PR Parks & Recreation Dept.
PD Planning Dept.
EN En~ineerin~ Dept.
BD Building Div.
TE Traffic Engineering
PW Public Works
FM Fire Marshal
CM City Manager
Corps U.S. Army Corps
'` ~ F&G Dept. of Fish and Game
SCWA So. Co. Water Agency
SPARC Site Plan and Architectural
Review Committee
POL Police Department
Permit Preceded
CONST During Construction
GP Grading Permit
BP Building Permit
CO Certificate of Occupancy
SPARC SPARC approval
FA Final Acceptance of Improvement
IMP Improvement Plan Approval
FM Final Map Approval
C~
e
c91
dd/plan43