HomeMy WebLinkAboutPlanning Commission Resolution 2022-02 02/08/2022 DocuSign Envelope ID:06FAOC31-4EB8-4BA3-A54D-7141E64971350
RESOLUTION 2022-02
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF A
VESTING TENTATIVE SUBDIVISION MAP FOR
THE RIVERSCAPE TOWNHOMES PROJECT
AS PART OF THE RIVERFRONT MIXED-USE DEVELOPMENT
LOCATED AT 500 HOPPER STREET
APN 136-690-007
File No. PLMA-21-0002
WHEREAS, 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 June 29, 2021, the project applicant, Fieldstone Consulting submitted applications
to the City of Petaluma on behalf of Tim Lewis TL Partners V L.P. for a Vesting Tentative Subdivision Map
(File No. PLMA-21-0002) to subdivide the 3.68-acre property located at 500 Hopper St. (APN: 136-690-007)
into 44 townhome lots and 14 common open space parcels and related application for Site Plan and
Architectural Review (SPAR) for development of 44 townhomes with associated site improvements and
including a request for SmartCode Warrants ("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
consisting of 12 condominiums and 38 townhomes on 44 Lots; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project,
including an associated Site Plan and Architectural Review and Warrants applications on February 8,
2022, at which time all interested parties had the opportunity to be heard; and
WHEREAS, at said hearing, the Planning Commission considered the staff reports dated, January
11, 2022 and February 8, 2022 including the related Site Plan and Architectural Review and Warrants
applications and all public testimony provided prior to and at the public hearing.
NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends the City
Council approve the Vesting Tentative Subdivision Map for the Project based on the findings made below
and subject to the conditions of approval attached as Exhibit 1 hereto and incorporated herein by
reference:
1. Consistency with the Riverfront Mixed-Use Project.
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The proposed Vesting Tentative Subdivision Map is consistent with the Riverfront Mixed-Use project
approved by the City Council on July 21, 2014 (Resolution 2014-127 N.C.S.).
2. The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20 of the
Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act.
a. The proposed map is consistent with the general plan and the Central Petaluma Specific
Plan in that it is on property designated for Mixed use on the General Plan Land Use Map
and in the Central Petaluma Specific Plan which includes among other uses attached
residential development. Furthermore, the proposed subdivision, together with provisions
for its design and improvements will not be detrimental to the public health, safety, or
welfare in that adequate public facilities exist or will be installed, including road,
sidewalks, water, sewer, storm drains, and other infrastructure. Lastly, as detailed in the
General Plan Consistency section of this report, the proposed map is consistent with the
applicable general plan policies.
b. As designed, the subdivision is consistent with General Plan and the Central Petaluma
Specific Plan in that the project design and proposed use is consistent with that of the
General Plan and for the reasons stated in the previous standard and in the Central
Petaluma Specific Plan section of this report.
c. Physically, the site is well suited for residential development in that it is relatively flat,
generally rectangular in shape, adequate in size to support the proposed housing, has
direct access to Lakeville St., a major thoroughfare, and Highway 101, provides a transition
between the large hotel structure to the west and single-family residential homes to the
south, and as designed, has appropriate noise attenuation features and screening to
buffer the proposed homes from the adjacent railroad tracks state highway.
d. The development is proposed at a density of 21.65 dwelling units per net acre. This density
of development is physically suitable for the site in that it can accommodate reasonable
sized townhomes with adequate private and public open space, parking, landscaping,
and amenities including a playground and pedestrian and bicycle paths.
e. As documented in the Environmental Impact Report prepared for the Riverfront mixed-use
project, the project will not cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat. Furthermore,the project's drainage features
have been designed to comply with water quality standards.
f. The design of the subdivision and the residential improvements in the subdivision are not
likely to cause serious public health problems in that the project will be not expose
inhabitants of the homes to any known hazards.
g. The design of the subdivision does not conflict with easements, acquired by the public at
large, for access through or use of property within the proposed subdivision. As envisioned
in the 2014 tentative subdivision map for the overall Riverfront project, a public street
connecting the townhome site from Hopper St. to Soto Way will be provided, albeit along
the northerly and easterly perimeter of the site rather than through the center of the site.
To accommodate the shift in the street alignment from the 2014 tentative subdivision map,
the stub-out on Hopper St.for a "T" intersection approximately 132 feet south of the SMART
railroad and associated right-of-way will be vacated and a new public street as shown on
the plans will be provided.
3. Finds that 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.
Planning Commission Resolution No.2022-02 Page 2
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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.
ADOPTED this 8t" 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
DDocuSigned by:
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Sandi Potter, Chair
ATTEST: APPROVED AS TO FORM:
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Heather Hines, Interim CD Director Dylan Brady, Assistant City Attorney
Planning Commission Resolution No.2022-02 Page 3
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Exhibit 1
Tentative Subdivision Map
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 grading and 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 building permit issuance, all applicable development impact fees shall be paid.
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
installation of signage.
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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.
Special Conditions of Approval
Planning Division
15. City Council approval and recordation of a Final Map for the project shall be completed prior to
issuance of any Building Permits.
16. The front yard setback for Building #8 shall be reduced to no more than 15 feet.
17. 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.
18. The applicant shall be subject to any fees in affect at time of building permit issuance. Said fees are
due at time of issuance of building permit at which time, other pertinent fees that are applicable to
the proposed project will be required.
19. The manhole which provides access to an 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.
Department of Public Works and Utilities
20. A public improvement plan shall be required for the remainder of the public improvements for this
phase of the subdivision. This shall be reviewed and approved by Public Works.
21. Intersection improvements for the new Hopper St entrance to the project area shall be required.
Include traffic controls, signage, crosswalks, pavement, curb, gutter and sidewalk to integrate with
the existing and future development.
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22. The improvements presented and discussed for the River Trail MUP shall be a condition of approval.
Any modification thereof shall require approval of Public Works and Planning.
23. Storm water from the development should be conveyed to the privately maintained treatment facility
using privately maintained storm drains. The proposed easement and a stormwater maintenance
agreement shall be required.
24. Private alleys shall be maintained to the apparent fog line of the public roadway and include the
crosswalks.
25. Emergency vehicle access easements shall be required over private roadways.
26. The privately maintained drives shall have a clear maintenance responsibility that ensures continued
and consistent access over the individual properties.
27. The City is currently in design for a sanitary sewer forcemain to be located with the easements,
generally as shown on the plan. Please note that the design of the forcemain may be revised during
the normal course of the City's project. Construction may include use of the construction easement
and limit access through the development, as well as disturbance for any built and occupied
residences. Schedules, access, and other beneficial construction coordination to be required.
It is the intent for the City to complete the necessary utility work prior to final construction of the
improvements within the location identified. Therefore, the final lift of asphalt or landscaping or other
improvements in conflict with the City's project may be reasonably deferred until completion of the
forcemain or repaired at the cost of the developer.
28. 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.
29. Comply with El 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.
The executed Stormwater Facilities Maintenance Agreement shall be recorded prior to issuance of
first certificate of occupancy.
30. 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.
31. 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.
32. 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.
33. 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/.
34. Submit joint trench plans with the Subdivision improvement plans. Pavement restoration shall comply
with the City's current trench detail standard.
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35. Subdivision improvement plans and the final parcel map shall be prepared per the latest polices,
standards, codes, resolutions, and ordinances. Subdivision improvement plan and final parcel map
application and fees, including technical review deposits shall be required. A subdivision
improvement agreement package including necessary bonds and insurance is required and shall be
executed prior to start of construction. A building permit is required for on-site grading, utility, and
drainage improvement work. All subdivision improvements shall be completed and accepted by the
City, including on-site improvements, prior to issuance of any certificates of occupancy.
36. Prior to approval of public improvement plans any easements over public ROW and/or within SMART
parcel(s) shall be confirmed.
37. Crossover easements and maintenance agreements for private utilities, surface drainage and access
shall be recorded concurrently with the final parcel map.Submit documents for review and approval
as part of the final parcel map application.
38. A scanned copy of the recorded final parcel map shall be submitted in a format compatible with the
City Graphic Information Systems. As-built drawings shall be submitted prior to acceptance of the
improvements. The applicant shall submit 1:1 scale, electronic plans in .PDF format.
39. All the public improvements shall be designed in accordance with the latest City of Petaluma Public
Works and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform
Traffic Control Devices (MUTCD) and Caltrans standards.
40. 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.
41. A refuse removal access plan and refuse removal schedule with written confirmation from waste
removal provider (Recology) is recommended.
42. Provide Street names that do not conflict with exiting City Streets.
43. Provide a photometric plan which includes the street and path lighting.
44. River Trail MUP trees shall be placed and sized to have a minimum canopy height of 7 ft above path
for sight distance/safety.
45. 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
46. 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
47. 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
48. The required turning radius of a fire apparatus access road shall be determined by the fire code
official.
49. 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
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50. 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
51. 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 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.
52. 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.
53. 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
54. 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.
55. 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.
56. 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.
57. 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 131 14.7. For connections to public waterworks systems,
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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.
58. 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.
59. 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
60. 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
61. 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
62. 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.
63. 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.
64. 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.
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