HomeMy WebLinkAboutPlanning Commission Resolution 2021-09 03/23/2021 DocuSign Envelope ID: FCF52BF5-A31 13-4318-AD4E-CM09AD63B29
RESOLUTION 2021 -09
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
DOHERTY RESIDENCE AT 21 BRANCHING WAY
(WOODRIDGE PLANNED UNIT DEVELOPMENT LOT 2)
All or portions of current APNs: 008-232-058, -059, & 062,
to be renumbered upon recordation of FPM
FILE NO: PLSR-20-0007
WHEREAS, James Jensen, on behalf of Tyler and Brienna Doherty, submitted an application for Site
Plan and Architectural Review approval for construction of a new two-story single-family residence with
an Accessory Dwelling Unit (ADU) over the attached 3-car garage, a pool, an open sided pool structure,
and landscaping, accessed from the previously approved driveway to be constructed between over 20
Branching Way, at Lot 2 of the 2019-approved 2-lot Woodridge parcel map, be addressed as 21
Branching Way; and
WHEREAS, on April 4, 2005, the City Council approved the Woodridge subdivision consisting of four
vacant lots accessed by a shared driveway off Olive Street and one developed lot fronting 61"Street and
the Woodridge PUD zoning designation, map, and PUD Development Standards over the 2.73-acre
subdivision area and adopted the Mitigated Negative Declaration pursuant to the California
Environmental Quality Act (CEQA); and
WHEREAS, the final map was subsequently recorded in 2007 and the lots exist; and
WHEREAS, in 2017, the Nelson and Doherty families purchased vacant Lots 1-4 of the Woodridge
subdivision, and the Doherty family subsequently purchased 20 Branching Way enabling a proposed new
driveway over 20 Branching Way; and
WHEREAS, in 2018 the two families submitted entitlements to replace the four vacant Woodridge
lots with a 2-lot, split access layout; and
WHEREAS, an Addendum to the Woodridge Initial Study/Mitigated Negative Declaration was
prepared in 2019 and was considered by the Planning Commission in making its decision on the project;
and
WHEREAS, on March 12, 2019, the Planning Commission approved modification to the
Woodbridge Subdivision PUD Development Standards, a Tentative Parcel Map to accommodate
consolidation of the existing 4 vacant lots into 2 lots with the split driveway access and associated setback
modification, and approved Site Plan and Architectural Review for the Nelson residence on proposed Lot
1; and
WHEREAS, the Planning Commission's approval of the Planned Unit Development Standards and
Site Plan and Architectural Review Approval for Lot 1 was subsequently appealed, and on June 13, 2019,
the City Council denied the appeal and adopted Resolution No. 2019-095 N.C.S upholding the Planning
Commission's approval of both the PUD modification and SPAR for development of Lot 1, the Nelson lot;
and
WHEREAS, in August of 2019, a new Tentative Parcel Map was administratively approved to
implement the Planned Unit Development modifications approved by the City Council; and
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WHEREAS,following their unsuccessful appeal the Tomroses subsequently filed a lawsuit in Sonoma
County Superior Court entitled William Tomrose, Renee Tomrose vs. City of Petaluma, et al., Case no.SCV-
265155, challenging the City Council approval of the Woodridge Planned Unit Development standards
and the Site Plan and Architectural Review for the Nelson residence; and
WHEREAS, although the lawsuit does not challenge the tentative parcel map converting the
Woodridge Subdivision's four lots to two, the lawsuit nonetheless has the effect of also staying recordation
of the final parcel map creating the two new lots, because if the challenge to the Planned Unit
Development standards based on the two-lot parcel map succeeds, the prior Planned Unit Development
Standards, based on the existence of four lots, would be restored, the four-lot PUD standards are
incompatible with the two-lot tentative parcel map; and
WHEREAS, pursuant to the Woodridge PUD Development Standards (Section 11.2), new home
construction requires major Site Plan and Architectural Review by the Planning Commission; and
WHEREAS, on January 20, 2021, the applicant held a neighborhood meeting by Zoom; and
WHEREAS, pursuant to Woodridge PUD Development Standards (Section 7.2) story poles are
required to be installed prior to the Site Plan and Architectural Review (SPAR) hearing and were erected
onsite on March 9, 2021 to illustrate the siting, massing, and height of the proposed structure; and
WHEREAS, public notice of the proposed Site Plan and Architectural Review for the Doherty
Residence was published in the Argus Courier and mailed to residents and occupants within 1000 feet of
the project site and a public notice sign was placed along the parcel access point off Branching Way,
all in compliance with state and local law; and
WHEREAS, on March 23, 2021, the Planning Commission held a duly noticed public hearing to
consider the application for Woodridge Lot 2 Site Plan and Architectural Review including a staff report
analyzing the application, and a determination concerning compliance of the application with the
requirements of the California Environmental Quality Act ("CEQA"); and
NOW,THEREFORE, BE IT RESOLVED by the Planning Commission as follows:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, staff presentation, comments received and the public hearing, the Planning
Commission makes the following findings based on substantial evidence in the record:
California Environmental Quality Act
1. The requirements of the California Environmental Quality Act (CEQA) were satisfied through the
preparation of an Initial Study,the drafting of a Mitigated Negative Declaration to avoid or reduce
to a level of insignificance potential impacts generated by the Woodridge Planned Unit District,
and City Council approval of that Mitigated Negative Declaration by Resolution 2005-053. When
in 2017 and 2019 the project was considered for downsizing to two vacant single-family lots rather
than four vacant single-family lots and for modified driveway access, use of an Addendum to the
approved Woodridge Initial Study/Mitigated Negative Declaration was considered. The City of
Petaluma, as Lead Agency, ultimately determined that only minor additions or changes were
necessary to make the previous environmental document adequately apply to the 2 vacant lot
project and determined that an Addendum to the MND would sufficiently address any revisions
or changes to the project and/or that of the environmental setting. An Addendum to that Initial
Study/Mitigated Negative Declaration was prepared, dated February 13, 2019; it updates the
original Initial Study and Mitigation Measures to reflect the proposed downsized project,
particularly relating to changed tree conditions over the 15-year period since the original arborist
report and to modified driveway access. The Addendum along with the adopted Mitigated
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Negative Declaration was considered in decision making regarding the two vacant lot project as
well as the current Site Plan and Architectural Review. Furthermore, in addition to the previously
prepared environmental documents, the proposed project is categorically exempt under Section
15303 (New Construction or Conversion of Small Structures) of the California Environmental Quality
Act. The Class 3 exemption includes construction of one single-family residence located in a
residential zone. There are no cumulative impacts, unusual circumstances, or other factors that
would make the exemption inapplicable.
General Plan
2. The Project is consistent with site's General Plan land use designation of Low Density Residential
since it consists of a single-family residential use. The Woodridge subdivision was found compatible
with the site's Low Density Residential designation, which intends to accommodate single-family
residential development at a density range of 2.6 to 8.0 housing units per net acre, though it is
below this density range, based upon General Plan Policies 1-P-4 (which provides an exception to
minimum density for projects where an existing residence is retained) and 1-P-16 (which promotes
preservation of natural assets and the reduction of hillside grading and paving); no change in
density is proposed by this SPAR.
Woodridge PUD
3. The project site is zoned PUD and its development is governed by the modified Woodridge PUD
(approved by City Council and the Site Plan and Architectural Review Committee in 2005 and
modified in 2017 to correspond to the proposed downsizing of the development to two vacant
lots and in 2019 to correspond to the proposed modification of driveway access). As
demonstrated by the Planning Commission staff report dated March 23, 2021, the Project
conforms to the 2019 modified Woodridge PUD standards (which will become vested upon
recordation of the 2 vacant lot Final Parcel Map), see Table 1: Compliance and Architecture, as
conditioned. The story poles were installed as required and the required Visual Analysis from public
streets prepared.
4. The Woodridge PUD required evaluation of the sensitivity of the SPAR proposal, as specified at
Section 8.2 titled New Construction, can be made, as demonstrated by the Planning Commission
Staff Report (beginning at page 13), related to:
a. Responsiveness to potential privacy issues, particularly where lots abut existing development.
b. Minimization of drainage and grading impacts, particularly as they relate to downhill
development and public views.
c. Avoidance of potential grading and irrigation impacts to existing trees (particularly native oak
trees).
d. Avoidance of view obstruction to neighboring properties on Olive Street, Raymond Heights,
Sixth Street, and Branching Way
Site Plan and Architectural Review
5. All the required findings for Site Plan and Architectural Review found at Implementing Zoning
Ordinance Section 24.010 (G)(1) can be made, as follows:
a. The appropriate use of quality materials and harmony and proportion of the overall design.
As designed, the project uses painted Hardie board siding (board and batten and ship lap)
with wood trim and columns in the same color, a gray standing seam metal roof with gutters
and downspouts to match, gray stacked stone veneer, Ipe decking with a horizontal cable
railing with a wood top rail, and bronze aluminum clad wood windows with simulated divided
lites. The main mass of the buildings,the size and placement of windows,and the use of varied
roof forms, building articulation,and porches are in harmony and in proportion with the overall
building design.
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b. The architectural style should be appropriate for the project in question, and compatible with
the overall character of the neighborhood.
The project consists of a two-story home and an ancillary one-story pool structure, as well as
site development, over nearly an acre. The project uses elements of traditional American
home design and symmetry, which is compatible with the overall character of the traditional
neighborhood. The design choices are appropriate in that they provide visual interest to all
four sides. The house is custom designed to the lot dimensions and topography, and it
achieves a primary objective of the Woodridge PUD to encourage quality homes. The siting
of the home, while not orientated to a public street as seen with homes around the perimeter
of the block, is respectfully sited, being no closer than 34 feet to any property line, retaining
perimeter trees that provide screening, and proposing four-sided architecture so that no
existing home is faced with a blank wall or utilitarian fagade.
The house is larger than most other homes of the neighborhood, but its siting on nearly an acre,
where most area houses sit on less than a 1/4-acre, is anticipated to ease any incompatibility.
Additionally, the larger house size is compatible with the General Plan West Hills subarea
description of the area as one with a wide range of home styles and sizes, rather than one
with a homogeneous house size. The proposed structures are also considered compatible
through their compliance with standards set forth in the Woodridge PUD.
c. The siting of the structure on the property, as compared to the siting of other structures in the
immediate neighborhood.
The two-story home is sited at least 34 feet from the nearest property line, roughly in the center
of the nearly one-acre lot. This central siting is similar to the recently approved Nelson house
at Lot 1 of the Woodridge PUD. The setbacks required by the Woodridge PUD are larger than
the norm for the block to provide a buffer to the infill development and in respect of the
existing neighborhood. The proposed siting is consistent with the existing Woodridge PUD
building envelope; the required setbacks are 30' to the upper and side property lines and 40-
50' to the lower, Branching Way-facing properties; the proposed house exceeds those
setbacks.
d. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures.
No signs are proposed with the subject application (other than required construction period
signage). Therefore, this finding is not applicable.
e. The bulk, height, and color of the proposed structures as compared to the bulk, height, and
color of other structures in the immediate neighborhood.
Structures in the immediate neighborhood consist of single-family residences in established
residential neighborhoods. The proposed single-family home will be constructed adjacent to
the previously approved single-family home on Woodridge Lot 1 to the west. The proposed
bulk, height and color of the proposed new single-family home will be compatible with the
existing adjacent single-family homes in that the bulk, while greater than most neighboring
structures, is eased by the larger lot, the larger setbacks, the varied house components and
roof segments, and the existing and proposed vegetation. The two-story height of the
proposed house is compatible with the residential neighborhood of one-and two-story homes,
and the simple color palette of gray with natural wood accents is compatible with the
neighborhood. The house is also in compliance with the approved PUD standards, particularly
the height requirement which is specific to the hillside situation. Furthermore, the house is
proposed 20 feet downslope of the highest end of the building envelope and utilizes a one-
story arrangement from the upslope vantage,which lowers the house's location on the hillside.
From the public vantage below,this minimizes the amount of house visible to principally its roof
and rooftop dormers. As viewed from private homes up the hill, this increases views over the
house. House colors in the neighborhood vary widely; the dark color proposed for the house
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and roof results in it blending with the surrounding dark vegetation behind it on the hillside (as
seen from the public vantages along Branching Way and Sixth Street).
f. Landscaping to approved City standards shall be required on the site and shall be in keeping
with the character or design of the site. Existing trees shall be preserved wherever possible and
shall not be removed unless approved by the Planning Commission.
The proposed landscape plan includes trees planted from 24-inch box containers, consisting
of a variety of native and non-native species. In addition to the trees, shrubs and ground
cover plantings are proposed around the house. The understory of the pool deck and the
retaining walls are proposed to be screened by landscaping. All plant material proposed is in
the Low or Moderate category of the Water Use Classification of Landscape Species
(WUCOLS).
As discussed under Tree Removal and Preservation above, small oak #79 has been previously
authorized for removal. The 2019 Addendum to the Mitigated Negative Declaration also
considered loss of larger oak #80 likely, but this site plan is designed to preserve it. Generally,
existing trees are retained, especially along property lines where they can continue to act to
screening between neighboring residents; 35 of 36 on-site trees will be retained, including 22
Protected trees. The proposed landscape plan is consistent with City standards including tree
protection measures pursuant to Mitigation Measures Biological Resources 1 through 4.
g. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and
convenience and shall conform to approved City standards.
Ingress and egress to the proposed house will come from the previously approved driveway
over 20 Branching Way, near 22 Branching Way. The driveway is designed and conditioned
to the specifications of the Fire Prevention Department and the Department of Public Works
and Utilities. Six offsite parking spaces are provided, which is appropriate given the distance
to public street parking (on Branching Way); guest parking may also be accommodated in a
tandem manner on the driveway. In the single-family context, bicycle parking is presumed to
be available within the residence. A sidewalk system exists on Sixth Street and on portions of
Branching Way.
C. Based on its review of the entire record herein, including the March 23, 2021 Planning Commission
staff report, all supporting, referenced, and incorporated documents and all comments received and
foregoing findings, the Planning Commission hereby approves Site Plan and Architectural Review for
the Doherty project, subject to the conditions of approval attached hereto as Exhibit A.
D. If the Sonoma County Superior Court in the case of William Tomrose, Renee Tomrose vs. City of
Petaluma, et al., Case no. SCV-265155, rules such that the City Council approval of the Planned Unit
Development modification and Site Plan and Architectural Review for development of Lot 1, the
Nelson project, pursuant to Resolution No. 2019-095 N.C.S. adopted June 13, 2019 is vacated, or
overturned, or otherwise rules such that the Planned Unit Development modification for the
Woodbridge Subdivision is no longer in effect, then upon such ruling becoming final, without further
possibility of appeal or review, this resolution, including the conditions of approval attached as Exhibit
A, will be automatically vacated in its entirety and cease to be of any further effect without further
action by the Planning Commission.
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ADOPTED this 23rd day of March 2021, by the following vote:
Commission Member Aye No Absent Abstain
Councilmember Fischer X
Chair Bauer X
Vice Chair Alonso X
Hooper X
Marzo X
Potter X
Rider X
DocuSigned by:
A3462F98ECM437...
Scott Alonso, Vice Chair
ATTEST: APPROVED AS TO FORM:
DocuSigned by: ned by:
I�t a t y fkilAA S, P(XIL u" Mare apt y F-77
62DF5MF319E4F7... KF85AE94F3048D...
Heather Hines, Commission Secretary Eric Danly, City Attorney
Planning Commission Resolution No.2021-09 Page 6
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Exhibit A
SPAR CONDITIONS OF APPROVAL
Doherty House
Woodridge Lot 2
Located at 21 Branching Way
All or portions of current APNs: 008-232-058, -059, and 062,
to be renumbered upon recordation of FPM
FILE NO: PLSR-20-0007
Planning Division
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with the architectural plans dated 3/15/21, the civil sheets and landscape
concept plans dated 3/13/21, and the color/material board on file with the Planning Division,
except as modified by these conditions of approval.
2. Prior to the issuance of any construction permits, these conditions of approval, the conditions
of approval of the Tentative Parcel Map, and the Woodridge MMRP (resulting from the 2019
Addendum to that Initial Study/Mitigated Negative Declaration) shall be incorporated into
the plan set. A copy of the approved plans shall be maintained on-site when construction
activities are occurring.
3. Prior to building permit issuance, the Final Parcel Map creating the parcel (Lot 2) shall be
recorded at the Sonoma County Clerk-Recorder Office. This recordation will replace the 4
vacant residential lots of the Woodridge Subdivision and PUD recorded in 2007 with the 2
vacant residential lots approved in 2019. The recordation will also result in the amended
Woodridge PUD Plan and Development Standards dated April 28, 2020 becoming valid and
replacing the currently valid PUD Plan and Development Standards dated 2006 and the
Mitigation Measures resulting from the 2019 Addendum to the Woodridge Initial
Study/Mitigated Negative Declaration replace those of the 2005 Woodridge Initial
Study/Mitigated Negative Declaration.
4. Prior to building permit issuance, the plans shall demonstrate:
a. Compliance with the IZO Section 7.030.1 open space requirement for ADUs (parcels on
which accessory dwellings are built shall have a minimum of 100 square feet of usable
open space available for use by occupants of the unit, independent of the primary
residence's requirement).
b. That all gridded windows have simulated grids (with grids on the exterior side of the
windows) or be true divided light windows. Windows with grids only between the
interior/exterior glass panes are prohibited.
c. Garage and front door product specification, for confirmation of quality materials
reflective of the approved elevations, subject to staff review and approval.
d. Modification to the landscape plan such that:
• The oak (QAG) proposed uphill and southwest of the master bedroom is replaced with
a tree not anticipated to exceed the height of the main ridgeline (presumably an
olive/OES or crape myrtle/LIN as used elsewhere on site) and
• The replacement tree size of the two 24-inch box oaks (QAGs) approved for planting
lower on the site are increased in size so that in total 6-inches of trunk replacement
diameter continue to be depicted for planting on site (that is, two 36-inch box
replacement trees or one 24-inch and one 48-inch box replacement are depicted).
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5. Prior to building permit issuance, the plans shall note relevant green building measures as
specified on the applicant's Green Building Measures lists; specifically, installation of solar
photovoltaic array, roof-mounted solar thermal panels to heat swimming pool, all electric
heating and cooling, electric car charging station, and either on-demand water heater or
electric heat-pump water heater. Prior to building permit final, those specific measures shall
be in place. Should any item prove impractical, it shall be substituted with an equal measure
subject to staff review and approval.
6. Prior to building permit issuance, pursuant to Mitigation Measure (MM) Bio 5, payment for the
difference between the multi-trunk oaks #81 and #107 (removal authorized to
accommodate driveway in 2019, multi-trunks conversion results in 23" and 16" diameter
respectively) plus the 8" diameter oak #79 (removal necessary to accommodate house
construction) and the mitigation oak plantings approved for planting on site (three 24" oak
trees) shall be deposited into the City's tree replacement fund.
7. Prior to building permit issuance, pursuant to MM Biol.D the applicant shall post a security
deposit for oak #80 and any other Protected trees proximate to construction impacts.
8. All applicable Conditions of Approval of the Woodridge Tentative Parcel Map and the
mitigation measures resulting from the 2019 Addendum to the Woodridge Initial
Study/Mitigated Negative Declaration are incorporated by reference and made conditions
of approval.
9. At building permit issuance, the applicant shall provide the City with an electronic copy of
final/approved construction documents in portable document (PDF) format.
10. Prior to commencing construction activities, a sign shall be posted on the site regarding the
allowable hours of construction and contact information for complaints. Proof of sign
installation shall be provided to the Planning Manager prior to construction commencing.
11. Construction deliveries or vehicles shall only access Lot 2 from Branching Way, consistent with
the associated 2019 approvals.
12. Construction staging and storage shall remain on-site on Lot 2 and shall not occur on
Woodridge Lot 1, consistent with the associated 2019 approvals.
13. Prior to issuance of certificate of occupancy all applicable development impact fees shall
be paid. Development authorized by this approval is subject to all applicable development
impact fees.
14. At all times,the site shall be kept cleared of garbage and debris.
15. All plantings shall be maintained in good growing condition.Such maintenance shall include,
where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and
regular watering. Whenever necessary, planting shall be replaced with other plant materials
to ensure continued compliance with applicable landscaping requirements. Required
irrigation systems shall be fully maintained in sound operating condition with heads
periodically cleaned and replaced when missing to insure continued regular watering of
landscape areas,and health and vitality of landscape materials.
16. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the
project without first providing appropriate signs warning of the use of chemicals. The project
shall utilize Best Management Practices regarding pesticide/herbicide use and fully commit
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to Integrated Pest Management techniques for the protection of bicyclists and pedestrians.
17. The applicant shall defend, indemnify, and hold harmless the City or any of its boards,
commissions, agents, officers, and employees from any claim, action, or proceeding against
the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or
annul any of the approvals of the project, when such claim or action is brought within the
time period provided for in applicable State and/or local statutes. The City shall promptly
notify the applicants/developers of any such claim, action, or proceeding. The City shall
coordinate in the defense. Nothing contained in this condition shall prohibit the City from
participating in a defense of any claim, action, or proceeding and if the City chooses to do
so appellant shall reimburse City for attorneys' fees by the City.
Department of Public Works and Utilities
18. Prior to the issuance of a building permit, the construction level geotechnical report required
with the subdivision improvement plan and building permit submittals shall address
foundation type(s) for any proposed retaining walls and building foundations. The applicant
shall notify adjacent property owners at least one week in advance prior to starting any
construction.
19. Prior to the issuance of a building permit,the construction level storm water quality report and
plans that demonstrates compliance with "BASMAA Post-Construction Manual: Design
Guidance for Stormwater Treatment and Control for Projects in Marin, Sonoma, Napa, and
Solano Counties", January 2019. (Provision E.12 of the City's storm water permit) shall be
submitted, consistent with Woodridge TPM Condition #18 and shall comply with E12 post
construction storm water treatment requirements. The applicant is required to enter into the
City's standard operation and maintenance agreement for treating storm water prior
including the retention system. The executed Stormwater Facilities Maintenance Agreement
shall be recorded prior to issuance of the certificate of occupancy if not already provided
with the prior subdivision.
20. Stormwater Detention System shall be designed for 2, 5, 10, 25, and 100-year design storms.
21. Prior to the issuance of a building permit, per California Code of Regulations Title 23. Waters
Division 2. Department of Water Resources Chapter 2.7. Model Water Efficient Landscape
Ordinance Section 492.3, the applicant must submit a Landscape Document Package with
the building permit application including a soil management report, irrigation design plan,
and applicant signature and date with statement, "I agree to comply with the requirements
of the water efficiency landscape ordinance and submit a complete Landscape Document
Package".
a. Petaluma Municipal Code (PMC) Section 15.17.050(C)(4)(a)(2): Plants with similar water
needs shall be grouped together in distinct hydrozones and where irrigation is required the
distinct hydrozones shall be irrigated with separate valves.
b. PMC Section 15.17.050(C)(4)(d)(1,2,17,18): The landscape design plan shall include:
• Delineate and label each hydrozone by number, letter, or other method.
• Identify each hydrozone as very low, low, moderate, high water, or mixed water use.
Temporarily irrigated areas of the landscape shall be included in the low water use
hydrozone for the water budget calculation.
• Contain the following statement: "I have complied with the criteria of the ordinance
and applied them for the efficient use of water in the landscape design plan"; and
• The signature of a licensed landscape architect, licensed landscape contractor, or any
other person authorized to design a landscape.
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c. PMC Section 15.17.050(C)(5)(c)(9-10): The irrigation design plan shall also contain:
• The following statement: "I have complied with the criteria of the ordinance and
applied them accordingly for the efficient use of water in the irrigation design plan";
and
• The signature of a licensed landscape architect, certified irrigation designer, licensed
landscape contractor, or any other person authorized to design an irrigation system.
22. Prior to the issuance of a building permit, per PMC Section 15.17.050(C)(4)(b)(4): Pool and spa
covers are required.
23. At the time of plan submittal to the building department a wastewater capacity fee for a
single-family dwelling will be assessed. If any wastewater is generated during construction
from excavation or dewatering, a one-time Special Discharge Permit will be required in order
to discharge this water to the City's sanitary sewer. Water from construction dewatering is
prohibited from being discharged to any City storm drain. Please contact the Environmental
Services Technician at 707-776-3777 to apply for a Special Discharge Permit.
Fire Department
24. The access and turnaround to Lot 2 are accepted as previously approved. Any modifications
to the access road shall be submitted for review and approval by the Petaluma Fire
Department.
Specifications from Fire:
a. Where fire apparatus access roads or a water supply for fire protection are required to
be installed, such protection shall be installed and made serviceable prior to and during
the time of construction except when approved alternative methods of protection are
provided. Temporary street signs shall be installed at each street intersection where
construction of new roadways allows passage by vehicles in accordance with California
Fire Code (CFC) Section 505.2. CFC 501.4
b. Pursuant to California Fire Code Appendix D105.3, plans submitted for purposes of
construction shall relocate street lights and obstructive landscaping adjacent to aerial
apparatus access areas identified on the proposed plans, subject to Fire Marshal review
and approval.
c. Where a fire hydrant is located on a fire apparatus access road,the minimum road width
shall be 26 feet (7925 mm), exclusive of shoulders. CFC Section D103.1
d. Approved fire apparatus access roads shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the
exterior walls of the first story of the building as measured by an approved route around
the exterior of the building or facility. CFC Section 503.1.1
e. Turning radius. The required turning radius of a fire apparatus access road shall be
determined by the fire code official. CFC Section 503.2.4
25. An approved automatic fire sprinkler system shall be installed and maintained in all newly
constructed buildings. PMC Chapter 17.20 and CFC Section 903.2.20. The fire sprinkler system
requires approved plans and permit from the Fire Prevention Bureau prior to work
commencing. The owner/contractor shall submit a permit application with three (3) sets of
plans, cuts sheets and calculations. This system shall comply with NFPA-13D (single family
dwellings).
26. A fire flow analysis is required to be submitted for review and approval at time of Building
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Permit Application. Fire Department approval will not be granted without a fire flow analysis.
27. Should the vertical distance between the grade plane and the highest roof surface exceed
30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For
purposes of this section, the highest roof surface shall be determined by measurement to the
eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet
walls, whichever is greater. CFC Section D105.1
28. Addressing: New and existing buildings shall be provided with approved illuminated address
numbers or letters. They shall be contrasting with the background and be plainly visible from
the street or road fronting the property. Address numbers shall be Arabic numerals or
alphabetic letters. Where access is by means of a private road and the building cannot be
viewed from the public way, a monument, pole, or other approved sign or means shall be
used to identify the structure. Address identification shall comply with Fire Department
Standards. PMC 17.20 505.1 Numbers for one and two-family dwellings shall be a minimum of
four inches (4") (101.6 mm) high with a minimum stroke width of 0.5 inches (12.7 mm). PMC
Chapter 17.20 and CFC Section 505.1.1
Planning Commission Resolution No.2021-09 Page 5