HomeMy WebLinkAboutPlanning Commission Resolution 2022-01 02/08/2022 DocuSign Envelope ID:06FAOC31-4EB8-4BA3-A54D-7141E64971350
RESOLUTION 2022-01
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW AND
ASSOCIATED SMARTCODE WARRANTS FOR DEVELOPMENT OF
THE RIVERSCAPE TOWNHOMES AS PART OF THE RIVERFRONT MIXED-USE PROJECT
LOCATED AT 500 HOPPER STREET
APN 136-690-007
File No. PLMA-21-0002
WHEREAS, on July 14, 2014, the City Council adopted Resolution No. 2014-125 N.C.S., certifying an
Environmental Impact Report (EIR) for the Riverfront Mixed-Use development, including a townhome
component similar to the proposed Riverscape Townhome Project ("the Project"); and
WHEREAS, on July 14, 2014, the City Council approved Resolution No. 2014-127 N.C.S., approving
the Tentative Subdivision Map for the Riverfront Mixed-Use development and including specific
SmartCode Warrants to reduce the side yard setback requirements to allow zero side yards for the
townhome portion of the Riverfront Mixed-Use development; and
WHEREAS, since approval of the Tentative Subdivision Map for the Riverfront Mixed-Use
development in July 2014, the City has granted phased Final Map approvals, mass grading permits, Site
Plan and Architectural Review approvals, infrastructure improvement permits, and building permits to
implement portions of the Riverfront Mixed-Use development and a 122-room hotel and approximately
134 single-family homes are currently under construction in the Riverfront Mixed-Use development; and
WHEREAS, on June 29, 2021 Fieldstone Consulting on behalf of Tim Lewis TL Partners V L.P.,
submitted applications to the City of Petaluma for a Vesting Tentative Map and Site Plan and
Architectural Review (SPAR) for development of 44 townhomes with associated site improvements and
including a request for SmartCode Warrants to allow modification of the SmartCode requirements for
private open space and floor to ceiling heights of the ground floor of the Project ; and
WHEREAS, at its duly noticed public hearing on December 14, 2021, the Planning Commission
continued consideration of the Project date certain to its January 11, 2022 meeting; and
WHEREAS, at its January 11, 2022 meeting, the Planning Commission held a duly noticed public
hearing to consider the Project, at which time all interested parties had the opportunity to be heard, and
the Planning Commission provided input on the Project, directed the applicant to prepare revisions to
the Project to address its comments, and continued the public hearing date certain to its February 8, 2022
meeting; and
WHEREAS, on January 27, 2022, the applicant submitted revised plans for the project to address
Planning Commission input by, among other changes, increasing the number of units from 44 to 50 plus
an optional 11 Accessory Dwelling Units, adding three new unit types to the mix of units, adding one
Live/Work unit, increasing the ground floor ceiling height of the Live/Work units from 9 feet to 10 feet,
making minor revisions to the building architecture and finish materials, adding trees to the landscape
plan, adding bike racks to the garages and along the Class 1 multi-use path, adding back up batteries
to store excess energy generated by the solar panels in the project, and doubling the amount of pervious
surfaces required; and
WHEREAS, public notice of the January 11, 2022, Planning Commission hearing was published in
the Petaluma Argus-Courier, mailed to residents and occupants within 500 feet of the Project site, and
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two 32-square foot signs were posted on the site in compliance with state and local law; and
WHEREAS, at said hearing, the Planning Commission considered the staff reports, dated January
11, 2022 and February 8, 2022 including the related Vesting Tentative Map application and all public
testimony provided prior to and at the public hearing.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS
FOLLOWS:
1. Finds that the foregoing recitals are true and correct and incorporated herein by reference.
2. Based on its review of the entire record herein, the Planning Commission finds as follows:
California Environmental Quality Act
Environmental review for the Project has already been completed as this Project is substantially
consistent with the project analyzed in the Environmental Impact Report certified by the City
Council for the Riverfront Mixed-Use development on July 14, 2014, with Resolution No. 2014-125
and filed with the Office of Planning Research number 2013062004 and the Mitigation Monitoring
Report Program.
The minor increase in the number of townhome units was analyzed and found to cause no
substantial increase in the previously identified impacts or result in any new significant impacts.
The revised plan will not change the development footprint and therefore will not have greater
biological, cultural resource, geological, hazardous materials, hydrological, or noise impacts
than were evaluated in the EIR. Furthermore, as detailed in the W-Trans analysis dated January
17, 2022, the marginal increase in total daily trips caused by the additional units will be offset by
significant reductions in the total office uses in the Riverfront Mixed-Use project or captured
internally in the Riverfront site.Therefore, no further analysis under the California Environmental
Quality Act is required and the relevant Mitigation Measures have been carried forward and
apply to the Project.
General Plan
a. The Project is consistent with the City of Petaluma General Plan 2025 and the Central Petaluma
Specific Plan Mixed-Use land use designation in that residential attached and live work units
are principally permitted uses on the Project site and implement a previously approved
component of the Riverfront Mixed-use project which collectively creates a mixed-use
development consistent with the Mixed-Use General Plan land use designation.
b. For the following reasons and subject to conditions of approval, the Project is consistent with
applicable General Plan policies:
i. Policy 1-P-2 states, "Use land efficiently by promoting infill development, at equal or higher
density and intensity than surrounding uses." The proposed project is infill development
within the UGB and within the development intensity criteria specified in the Smart Code.
ii. Policy 1-P-6 states, "Encourage mixed-use development, which include opportunities for
increased transit access." The Riverfront Mixed Use Project includes a mix of commercial,
residential and recreational uses within walking distance of the Downtown SMART Station
and bus stops (at Lakeville Street/Caulfield Lane). The proposed project consists of 44
townhomes (including five live/work units), six condominiums, and up to 11 accessory
dwelling units that are a part of the planned mix of uses for the Riverfront development
and consistent with the planned townhome development on Lot 7.
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iii. Policy 5-P-23 states, "Require the provision of pedestrian site access for all new
development." Approval of the Riverfront Mixed-Use Project included a master pedestrian
and bicycle plan with Class I multi-use trails to connect to future extensions along the
Petaluma River both to the southeast under Highway 101 connecting to the maria and
Alman Marsh and to the northwest toward the downtown. The Riverscape project
enhances and coordinates with the overall Riverfront pedestrian and bicycle plan.
Pedestrian access is provided to the proposed townhomes along sidewalks that will be
installed on both sides of the streets. In addition, pedestrian access will be provided to the
recreational and shopping areas in the mixed-use Riverfront development via pedestrian
easements through the adjacent site (Lot 6), and the Class I trails along the perimeter of
the Riverfront development.
iv. Policy 5-P-31 states, "Make bicycling and walking more desirable by providing or requiring
development to provide necessary support facilities throughout the city. Require projects
subject to discretionary approval to install public benches where appropriate." As noted
above, there are multiple pedestrian access points to the project site. In addition, bicycle
parking is provided in each garage and a bike repair station and bike rake is provided
along the Class 1 multi-use path adjacent to the Project, public seating will be provided
on benches in the central green and Riverfront Park and along the Class 1 trail along the
perimeter of the Riverfront development.
v. Policy 9-P-12 states, "Maintain and expand Downtown as a hub of commercial and retail
activity with residential opportunities." The project will provide townhomes and Live/Work
units in proximity to Downtown and, in doing so, will facilitate patronage as directed by
this policy.
Central Petaluma Specific Plan
For the reasons described in the January 11, 20221 and February 8, 2022 Planning Commission Staff
Reports, and subject to conditions of approval, the Project is consistent with the goals, objectives
and policies of the Central Petaluma Specific Plan.
Subject to conditions of approval and as warranted below for placement of private outdoor open
space and the floor-to-ceiling height of the ground floor, the Project is consistent with all
applicable development standards of the General Urban (T-4) District of the 2013 Smart Code
including but not limited to lot coverage, setbacks (as warranted by City Council Resolution No.
2014-127 N.C.S.), frontage type, frontage length, height, landscaping, location of parking, quality
of building materials, and environmental sustainable design, and all other applicable sections of
the Implementing Zoning Ordinance.
Warrants
SmartCode Section 8.10.020.H -Warrants and Variances.
i. Open Space-open space in the front yard of all Plan 1 units and in the side yard of all Plan
4A units is justified in that the intent of the SmartCode is to provide each townhouse with
private open space areas and the open spaces proposed in front and side yards are in
locations with little through traffic, along the "walk-streets," front the common open space
amenity, or front a single-family home and are partially screened with three-foot wood
fences.
Link to the January 1 1 staff report.
https://petaluma.granicus.com/MetaViewer.php?view_id=31&clip_id=3517&meta_id=514882
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ii. Floor-to-ceiling height-Warrants to allow 9-foot ceiling heights on the ground floor where 10
feet are required are justified for Building #2 through #8 in that these buildings are closely
spaced, Fire Department access with ladder trucks would be required if the roof eave height
is increased but is not possible, and a tall floor-to-ceiling height is not necessary to achieve
the SmartCode intent.
Ten-foot floor-to-ceiling height where 12 feet is required for the live work units in Building #1 is
warranted in that the design of the Live/Work units meets the intent of the SmartCode to
open the ground floor workspaces to the street. Design elements project a commercial feel
that is open to the public and consist of large windows from near floor level to the ceiling of
the fagade of the "work" spaces, entry awnings above the first floor typical in commercial
spaces, and wide entry paths with partially screened spaces that can be used for outdoor
seating at the front of the Live/Work units.
Implementing Zoning Ordinance
The project is consistent with Implementing Zoning Ordinance §24.010-Site Plan and Architectural
Review, in that the Planning Commission finds the Project meets the standards for Site Plan and
Architectural Review as follows:
i. There is an appropriate use of quality materials and harmony and proportion of the overall
design. As designed, the project uses stucco, cementitious horizontal siding, vertical
corrugated metal siding at the Live/Work units, composition roof shingles, horizontal cedar
fencing, and metal mesh guardrail panels. The main mass of the buildings, proportion of
the building elements, the size and placement of windows, and the use of varied roof
forms, and building projections are in harmony and in proportion with the overall building
designs.
ii. The architectural styles are appropriate for the project, and compatible with the overall
character of the neighborhood. The project consists of 38 townhomes and 12
condominiums in eight buildings with an architectural style that uses design elements,
building mass, and scale which bridges the mass, scale and contemporary design
elements of the large four-story contemporary architecture of the Courtyard Marriott hotel
to the east of the project with the traditional architecture and smaller scale of the single-
family homes adjacent to the south side of the project.
The design choices are appropriate in that they provide visual interest to the streetscape,
are sufficiently varied to avoid a cookie-cutter appearance and achieve a primary
objective of the Riverfront project to create a pedestrian friendly environment with
useable front porches.
iii. The siting of the structure on the property as compared to the siting of other structures in
the immediate neighborhood is appropriate.The proposed townhomes are consistent with
the standards of the Smart Code for siting structures and with the siting of the existing and
planned development in the Riverfront development. The Smart Code establishes
standards for building placement, frontage types, minimum building frontage widths, and
maximum building setbacks with which the proposal, as warranted and conditioned
complies.
iv. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures will be considered if signs are proposed and when a sign permit
application is submitted.
v. The bulk, height, and color of the proposed structures is appropriate as compared to the
bulk, height, and color of other structures in the immediate neighborhood. A four-story,
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73,800-square foot Courtyard Marriott hotel was recently constructed on the site across
Hopper St.to the west of the northerly portion of the project site, and two-story single-family
homes ranging from approximately 1,700 square feet to 2,760 square feet were recently
completed in the Northbank subdivision to the south of the project site. The hotel ranges
in height from 48 feet to 53 feet and the single-family homes are 25 feet to 32 feet tall.
Exterior colors of the hotel are grey and brown with burnt orange accents and the color
palette for the single-family homes include reds, creams, blues, and tans. Site and floor
plans for a conceptual proposal for a four-story mixed-use development consisting of a
residential care facility for the elderly and commercial uses was presented to the City for
the site to the west of the project on Lot 6 of the Riverfront development.
The proposed townhomes consist of two- and three-story buildings with three to nine units
per building.Two-story townhomes are approximately 28 feet in height and the three-story
townhomes have a maximum height of approximately 38 feet. As proposed, the bulk,
height and colors of the townhomes will be compatible with both the larger hotel structure
and the small single-family homes on the adjacent properties.The townhomes will not loom
over the single-family homes and likewise the hotel will not appear to dominate and loom
over the townhomes.
vi. Landscaping to approved City standards is proposed on the site in keeping with the
character and design of the site. The project site has no existing trees, and the landscape
plan includes Coast Live Oak, Valley Oak, Western Redbud, Swan Hill Olive, Marina
Strawberry, and Red Maple trees in addition to shrubs, vines and ground cover plantings.
All plant material proposed is in the Low or Moderate category of the Water Use
Classification of Landscape Species (WUCOLS).
Street trees proposed are consistent with Tree Advisory Committee approval for the
Riverfront project.
vii. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles
and bicycle parking facilities and pedestrian ways are designed as to promote safety and
convenience and conform to approved City standards. Plans pertaining to pedestrian,
bicycle, or automobile circulation were routed to the Pedestrian Bicycle Advisory
Committee (PBAC) for review and recommendation. As a part of the Tentative Map
process, the circulation system was reviewed and approved for the entire Riverfront
project, including the subject townhome portion of the site. The pedestrian, bicycle and
automobile circulation plan included with the subject proposal is consistent with the plan
reviewed and approved by the City Council during the Tentative Map stage of the overall
Riverfront Mixed-Use project and which was found to promote safety and convenience.
3. Based on its review of the entire record herein, including the January 11, 2022 and February 8,
2022 Planning Commission Staff Reports, all supporting referenced, and incorporated documents
and all comments received and foregoing findings, the Planning Commission hereby approves
Site Plan and Architectural Review and associated SmartCode Warrants for the Project, subject
to the conditions of approval attached hereto as Exhibit 1.
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ADOPTED this 8th day of February 2022, by the following vote:
Commission Member Aye No Absent Abstain
Councilmember McDonnell X
Chair Potter X
Vice Chair Bauer X
Alonso X
Hooper X
Rider X
Whisman X
DocuSigned by:
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Sandi Potter, Chair
ATTEST: APPROVED AS TO FORM:
DocuSigned by: DocuSigned by:
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62DFSA4F319E4F7... 2588C556ED25412...
Heather Hines, Interim CD Director Dylan Brady, Assistant City Attorney
Planning Commission Resolution No.2022-01 Page 6
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Exhibit 1
Site Plan and Architectural Review and SmartCode Warrants
CONDITIONS OF APPROVAL
Riverscape Townhomes at Riverfront
Located at 500 Hopper Street
APN: 136-690-007
File No. PLMA-21-0002
Standard Conditions of Approval
Planning Division
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with the plans and color/material board on file with the Planning Division January 27,
2022 except as modified by these conditions of approval.
2. At building permit issuance, the applicant shall provide the City with an electronic copy of
final/approved construction documents in portable document (PDF) format.
3. Prior to the issuance of any construction permits, these conditions of approval, the conditions of
approval of the Riverfront Tentative Map and the MMRP of the Riverfront EIR shall be included with
the plan set. A copy of the approved plans shall be maintained on-site when construction activities
are occurring.
4. Prior to final inspection/certificate of occupancy issuance, all applicable development impact fees
shall be paid and the total fees and exactions shall be provided to the City.
5. At all times the site shall be kept cleared of garbage and debris.
6. The project shall comply with all performance standards of Implementing Zoning Ordinance Chapter
21 unless addressed in the Conditions of Approval of the Riverfront Tentative Subdivision Map or in the
Mitigation Measures of the Riverfront EIR, in which case the Riverfront COAs and Mitigation Measures
shall govern.
7. All plantings shall be maintained in good growing condition. Such maintenance shall include, where
appropriate, pruning, mowing,weeding, cleaning of debris and trash, fertilizing and regular watering.
Whenever necessary, planting shall be replaced with other plant materials to insure continued
compliance with applicable landscaping requirements. Required irrigation systems shall be fully
maintained in sound operating condition with heads periodically cleaned and replaced when missing
to insure continued regular watering of landscape areas, and health and vitality of landscape
materials.
8. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project
without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best
Management Practices (BMPs) regarding pesticide/herbicide use and fully commit to Integrated Pest
Management techniques for the protection of bicyclists and pedestrians.
9. All tree stakes and ties shall be removed within one year following installation or as soon as trees are
able to stand erect without support.
10. No signage is approved by this permit. Separate sign permits in compliance with the Smart Code or
Chapter 20 of the Implementing Zoning Ordinance, as applicable, shall be obtained prior to the
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installation of signage.
11. 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.
12. All standpipes, check valves, and other utilities shall be placed underground or fully screened from
view by decorative screening structures or landscaping to be reviewed and approved by the
Planning Manager.
13. 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.
14. All applicable Conditions of Approval of the Riverfront Tentative Subdivision Map and the mitigation
measures of Resolution No. 2014-125 N.C.S. certifying the Riverfront Mixed-Use development
Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) (herein
"Riverfront Approvals") are incorporated by reference and made conditions of approval. In the event
there is a conflict between the Riverfront Approvals and these conditions, the more restrictive shall
govern.
15. Effective June 16, 2021, new buildings are required to have all electric construction as defined in
Petaluma Municipal Code 17.36 and permanent supply of electricity as the source of energy for all
space heating, water heating (including pools and spas), cooking appliances, and clothes drying
appliances, and has no natural gas or propane plumbing installed in the building.
Special Conditions of Approval
Planning Division
16. City Council approval and recordation of a Final Map for the project shall be completed prior to
issuance of any Building Permits.
17. Final window selection may include vinyl windows and shall be subject to Planning Manager review
and approval to ensure that the quality and detail of the windows selected are appropriate for the
project and consistent with previously approved vinyl windows in the Riverfront project.
18. All recommendations included in the September 30, 2021 Illingworth and Rodkin acoustical report to
attenuate noise shall be implemented and incorporated into plans for building permit.
19. Prior to issuance of a building permit revised plans shall include reduction in the front yard setback for
Building #8 to no more than 15 feet.
20. Prior to issuance of a grading/ building permit, the applicant shall provide a lighting plan for planning
staff reviewing and approval. The lighting plan shall include exterior light locations and details of the
proposed fixture type and brightness (lumens). All lighting shall be glare-free, hooded and downcast
in order to prevent light pollution and glare into bicyclists' and pedestrians' eyes.
21. Prior to issuance of a building permit the following efficiency standards shall be demonstrated on
plans to include:
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a. All electric construction with no natural gas
b. One electric vehicle charger shall be installed in each garage
c. One bike rack/bike hanger shall be installed in each garage
d. Rooftop solar shall be installed on each unit to demonstrate zero net energy use, and
e. Battery back up shall be installed in each garage
22. The applicant shall include the following to facilitate the inclusion of accessory dwelling units within
the development:
a. Buyer option to include approximately 450 square foot accessory dwelling unit in garage
on all plan 2 units
b. Base units shall be designed with plumbing, electrical, and structural specifications to
minimize challenges to future ADU construction in garages on all unit
c. The CC&Rs for the Riverscape Townhomes shall include explicit provisions for ADU and
JADU conversions within each unit consistent with state and local regulations without
discretionary review by the project HOA or private design review committee.
23. The manhole to access the air-relief valve on the existing 36-inch sanitary force main shall be
lowered to match the level of the sidewalk, if feasible. If it is not feasible to lower the manhole
height, the applicant shall enhance the projecting manhole with a mural or other design feature
subject to prior review and approval by the Planning Manager.
Building Department
24. Obtain building permit application and construction plan approval in compliance with current
California Building Standards Code in CCR Title 24 as adopted by the City of Petaluma. The Building
Division reviews applications and plans in accordance with this code. The applicant will need to
demonstrate compliance with the construction documents.
25. For the 2019 Building Standards Code cycle effective June 16,2021,the City of Petaluma has adopted
CalGreen at the Tier 1 level for wholly new buildings, with the exception Energy Efficiency, which is
adopted at the mandatory level only.
26. Accessibility of Covered Multi-family Dwellings and Public Housing may have requirements under one
or more regulations and agencies both State and Federal. Provide a clear statement of applicability
of these regulations and CBC Chapter 11 A and 11 B for this project on construction documents
submitted for permit. Include details applicable to housing units, leasing offices, common use areas,
pool or spa, mailboxes, trash and recycling facilities, parking facilities, etc.
Department of Public Works and Utilities
27. Prior to issuance of a building permit, the developer shall comply with the City's Phase II storm water
management plan and State of California NPDES requirements including submittal of a notice of
intent and storm water pollution prevention plan to the State and City.
28. Comply with E12 post construction storm water treatment requirements. Submit a construction level
report and plans with the building permit applications for the future homes demonstrating compliance
with the E12 requirements. The applicant is required to enter into the City's standard operation and
maintenance agreement for treating storm water prior to acceptance of subdivision improvements.
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The executed Stormwater Facilities Maintenance Agreement shall be recorded prior to issuance of
first certificate of occupancy.
29. Submit final, SCWA approved construction level hydrology calculations with the subdivision
improvement plans and final parcel map applications per Sonoma County Water Agency standards.
Sonoma County Water Agency review and approval is required prior to the start of construction.
30. The applicant shall submit the required storm water pollution prevention plan (SWPPP) and obtain a
Notice of Intent (NOI) from the Regional Water Quality Control Board prior to any construction.
31. The proposed water main system shall be public and have the capacity to deliver a continuous fire
flow as designated by the Fire Marshal. Submit fire flow and pressure calculations for the existing and
proposed extended water main with the subdivision improvement plans.
32. New water, sanitary sewer, landscape and irrigation, storm drain, and street improvements shall be
designed and installed per City Standards. https://cityofloetaluma.org/city-standards/.
33. Prior to the issuance of a building permit, the applicant shall submit a complete landscape and
irrigation documentation package consisting of all the required elements found in the Landscape
Water Use Efficiency Standards located in Petaluma municipal Code (PMC) Section 15.17.050.
34. A refuse removal access plan and refuse removal schedule with written confirmation from waste
removal provider (Recology) is recommended.
35. Provide a photometric plan which includes the street and path lighting.
36. River Trail MUP trees shall be placed and sized to have a minimum canopy height of 7 ft above path
for sight distance/safety.
37. Trail maintenance shall be covered under a Community Facility District (CFD) shall be executed prior
to issuance of building permit for River Trail and appurtenances/fixtures therein.
Fire Department
38. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet
approved aerial fire apparatus access road shall be provided. For purpose 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 Appendix D105.1
39. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of
shoulders in the immediate vicinity of the building or portion thereof. CFC D105.2
40. The required turning radius of a fire apparatus access road shall be determined by the fire code
official.
41. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26
feet, exclusive of shoulders. CFC D103.1
42. The number of fire hydrants available to a building shall be no less than the minimum specification in
Table C 105.1. Foot notes (f) and (g) are added to read as follows: For commercial, industrial and
multifamily residential dwellings, average spacing shall be no greater than three hundred feet (300').
(g) A fire hydrant shall be located within fifty feet (50') of FDC, or as approved by the Fire Code
Official. PMC 17.20 C 103.1
43. Where fire apparatus access roads or a water supply for fire protection are required to be installed,
such 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
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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 section 505.2.
CFC 501.4
a. Prior to bringing combustible building products onsite; fire hydrants will need to be fully
functional and roads will need to be in good condition and able to support the weight of a fire
engine in all weather conditions. Approval from the Fire Marshal and City Engineer will be
required in advance of bringing combustibles onsite.
44. Where required by the fire code official, approved signs or other approved notices or markings that
include the words NO PARKING-FIRE LANE shall be provided for fire apparatus access roads to
identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designate
shall be maintained in a clean and legible condition at all times and be replaced or repaired when
necessary to provide adequate visibility. CFC 503.3
a. All required fire lanes will require either "No Parking Fire Lane" signs with locations to be
determined as this project progresses.
45. Approved fire apparatus access road shall be provided for every facility, building or portion of a
building hereafter construction or move 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 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 503.1.1
46. The Fire-flow calculation area shall be the total floor area of all floor levels within the exterior walls,
and under the horizontal projections of the roof of a building. CFC B104.3
a. Minimum fire flow for buildings shall be calculated as specified in the 2016 California Fire Code
Appendix B, "Fire Flow Requirements for Buildings," as amended by Petaluma Municipal Code.
b. The type of fire line coming into this development will need to be reviewed with the City
Engineer. We expect it will be a "looped" water line for this size development.
47. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided
throughout all buildings with a group R fire area. CFC 903.2.8
a. Installation 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
plans, cut sheets, and calculations. This system must comply with NFPA 13/13R.
48. A manual fire alarm system that activates the occupant notification system in accordance with
Section 907.5 shall be installed in Group R-2 occupancies where any of the following conditions
apply: ... 1. Any dwelling unit or sleeping unit is located three or more stories above the lowest level
of exit discharge. CFC 907.2.9.1
a. Installation of the fire alarm system must be conducted with approved plans and permit
obtained from the Fire Prevention Bureau prior to work commencing. The fire alarm submittal
shall include a permit application with three (3) sets of plans, cut sheets, and calculations for
review. This system must comply with NFPA 72.
49. Water supplies for automatic sprinkler systems shall comply with this section and the standards
referenced in Section 903.3.1. The potable water supply shall be protected against backflow in
accordance with Health and Safety Code 13114.7. For connections to public waterworks systems,
the water supply test used for design of fire protection systems shall be adjusted to account for
seasonal and daily pressure fluctuations based on information from the water supply authority and
as approve by the fire code official. CFC 903.3.5.
a. Installation the fire service underground requires separate 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, cut sheets, and calculations. This system must comply
with NFPA 13 & 24.
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50. Class I standpipes shall be installed in buildings three stories or over in height... Standpipes will be
provided with approved outlets provided on each floor level, including the roof when roof access in
provided. PMC 17.20 905.3.1
a. Installation of the standpipe system requires a separate approved plans and permit from the Fire
Prevention Bureau prior to work commencing. Standpipe system submittal shall include a permit
application with three (3) sets of plans, cut sheets, and calculations for review. These systems
shall comply with NFPA 14.
51. Portable fire extinguishers shall be installed in all of the following locations: 1. In new and existing
Group... R... occupancies. CFC 906.1
a. Portable extinguishers shall be installed and maintained in locations as required by California
Code of Regulations, Title 19, Division 1
52. New and existing buildings shall be provided with approved illuminated or other approved means of
address identification. The address identification shall be legible and placed in a position that is
visible from the street or road fronting the property. Address identification characters shall contrast
with their background. Address numbers shall be Arabic numerals or alphabetic letters. Numbers
shall not be spelled out. Character size and stroke shall be in accordance with Section 505.1.1
through 505.1.2. Where required by the fire code official, address identification shall be provided in
additional approved locations to facilitate emergency response in accordance with this code and
Section 505.1.3. Where access is by means of a private road and the building cannot be viewed
from the public way or when determined by the fire code official, a monument, pole, or other
approved sign or means shall be used to identify the structure. Address identification shall be
maintained. PMC 17.20 505.1
53. Each address identification character shall not be less than twelve inches (12") high with a minimum
stroke width of one inch (1"). Suite and unit directional numbers shall be not less than six inches (6") in
height with a minimum stroke width of three-quarter inch (0.75"). Individual unit numbers shall not be
less than four inches (4") in height with a minimum stroke width of one-half inch ('/2"). PMC 17.2
505.1.2
54. Landscape plans shall not contain any pyrophytic (fire prone) species in the Plant Legend. While
there are many resources available, the LIC Davis Extension and Fire Safe Marin are two resources
that provide extensive information regarding fire resistant plants, and fire prone plants. It is
recommended to choose fire resistant plants, as fire prone plants will not be accepted.
55. Fire hydrants serving each phase of subdivision development shall be installed, inspected,tested, and
accepted prior to delivery of any combustible building materials for that phase of development.
Required fire apparatus access shall be maintained throughout construction. Combustible building
materials shall be stored within 250 feet of fire hydrants and within 150 feet of fire access roads.
56. Required off -site Emergency Vehicle Access shall be constructed with Phase I of subdivision
development and shall be inspected, tested and accepted prior to delivery of combustible building
materials for Phase 2 of subdivision development.
Planning Commission Resolution No.2022-01 Page 12