HomeMy WebLinkAboutPlanning Commission Resolution 2021-11 03/23/2021 DocuSign Envelope ID:92051F02-AC64-4050-9ED8-976AE3061368
RESOLUTION 2021 -11
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE RIVERVIEW APARTMENTS PROJECT
LOCATED AT 2592 CASA GRANDE ROAD
APNs: 005-060-041, -042, & -067
FILE NO. PLSR-18-0006
WHEREAS,Matt Taylor of Farrell-Faber&Associates, Inc.,on behalf of the property owner Baywood
LLC, submitted an application for Site Plan and Architectural Review for the Riverview Apartments Project,
which includes construction of a 264-unit residential development within the Residential 5 (R5) and Flood
Plain Combining (FP-C) zones, located on a 14.4-acre site at 2592 Casa Grande Road (APNs 005-060-041,
-042, and -067) (the "Project"); and
WHEREAS, SB 330 prohibits the City from enacting a development policy, standard, or condition
that reduces the residential density under the general plan as in effect on January 1, 2018; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and
Architectural Review for the Project on March 23, 2021, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, at the March 23, 2021 Planning Commission hearing, the Planning Commission
considered the adequacy of the Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program in addressing the project's potential environmental impacts in compliance with the
California Environmental Quality Act; and
WHEREAS, at the March 23, 2021 Planning Commission hearing, the Planning Commission adopted
Resolution 2021-010, approving the Mitigated Negative Declaration and Mitigation Monitoring and
Reporting Program for the project; and
WHEREAS, public notice of the March 23, 2021 Planning Commission hearing was published in the
Petaluma Argus-Courier and mailed to residents and occupants within 1,000 feet of the Project site in
compliance with state and local law; and
WHEREAS, a public hearing sign was posted on site at least 17 days prior to the Planning
Commission meeting, consistent with the City Council Resolution No. 18-107; and
WHEREAS, at said hearing, the Planning Commission considered the staff report, dated March 23,
2021 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:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on its review of the entire record herein, the Planning Commission makes the following
findings:
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California Environmental Quality Act
a. An Initial Study was prepared in compliance with the California Environmental Quality Act for the
proposed project and it was determined that it could result in potentially significant impacts
related to Aesthetics,Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hazards,
Hydrology, Noise, and Tribal Cultural Resources. However, the Initial Study found that project
impacts would be mitigated to a less-than-significant level through implementation of mitigation
measures, compliance with existing Municipal Code requirements, and other City standards.
Accordingly, the Planning Commission approved Resolution No. 2021-XX on March 23, 2021,
adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
for the project.
General Plan
b. The Project is consistent with the High Density Residential General Plan Land Use Designation in
that it provides a residential project on a property designated for residential uses with a density
range of 18.1 to 30.0 dwelling units per net acre.
c. The Project is, for the reasons discussed in the March 23, 2021 Planning Commission staff report,
consistent with the following General Plan policies:
Policy 1-P-1 Promote a range of land uses at densities and intensities to serve the community
needs within the Urban Growth Boundary (UGB).
Policy 1-P-2 Use land efficiently by promoting infill development, at equal or higher density and
intensity than surrounding uses.
Policy 2-P-1 As depicted on the Land Use Map allow for urban development at defined
densities and intensities to prevent the need to extend outward beyond the Urban
Growth Boundary.
Policy 2-P-26 Foster development of cohesive high-density residential neighborhood adjacent
to Shollenberger Park, with a new "main street" style neighborhood center at or
along Casa Grande Road.
Policy 4-P-2 Conserve wildlife ecosystems and sensitive habitat areas in the following order of
protection preference: 1) avoidance, 2) on-site mitigation, and 3) off-site
mitigation.
Policy 5-P-1 Develop an interconnected mobility system that allows travel on multiple routes by
multiple modes.
Policy 5-P-15 Implement the bikeway system as outlined in the Bicycle and Pedestrian Plan and
expand and improve the bikeway system wherever the opportunity arises.
Policy 5-P-20 Ensure that new development provides connection to and does not interfere with
existing and proposed bicycle facilities.
Policy 5-P-22 Preserve and enhance pedestrian connectivity in existing neighborhoods and
require a well-connected pedestrian network linking new and existing
developments to adjacent land uses.
Policy 5-P-25 Establish a network of multi-use trails to facilitate safe and direct off-street bicycle
and pedestrian travel. At the minimum, Class I standards shall be applied unless
otherwise specified. Policy 5-P-30 Require all new development abutting any
public trail to provide access to the trail.
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Policy 5-P-31 Make bicycling and walking more desirable by providing or requiring development
to provide necessary support facilities throughout the City.
Policy 1.1 Promote residential development within the Urban Growth Boundary.
Policy 1.2 Encourage the development of housing on underutilized land that is appropriately
zoned.
Policy 4.2 Assign a share of the responsibility for providing affordable housing to the
developers of market-rate housing and non-residential projects.
Policy 6.6 Promote the construction of rental units for larger families.
Implementing_ Zoning oning Ordinance
d. The project as proposed is consistent with the Residential 5 (R5) Zoning District in that it proposes a
principally permitted use and is consistent with all applicable development standards.
e. The project was deemed complete prior to January 2019 and therefore is exempt from onsite
inclusionary housing requirements as outlined in Implementing Zoning Ordinance Section 3.040
(Inclusionary Housing) pursuant to City Council Ordinance No. 2663 as approved by the City
Council on September 17, 2018. However, the applicant is required to pay applicable housing in
lieu fees under the pre 2019 fee structure to contribute to the City's inclusionary housing program.
f. The project as proposed and conditioned is consistent with Chapter 6 - Floodway and Floodplain
Districts of the Implementing Zoning Ordinance as follows:
i. Consistent with Section 6.070 of the Implementing Zoning Ordinance, the lowest habitable
floor of residences will be elevated 3.5 to 5.3 feet above the site's base flood elevation or
depth number specified on the Flood Insurance Rate Map (FIRM), which exceeds the 12
inch minimum requirement set forth in Section 6.070, and upon completion of
the structures,the elevation of the lowest floor shall be certified by a registered professional
engineer or surveyor, to be properly elevated.
g. The project is consistent with Chapter 14- Landscaping and Screening in that landscaping will be
provided along all street frontages, surface parking areas, and common areas, the landscaping
species are well-suited for Petaluma's climate, and the landscaping is consistent with water
conservation requirements outlined in Chapter 15 of the Petaluma Municipal Code.
h. The project is consistent with Chapter 17 - Tree Preservation in that the project will result in the
removal of one protected coast live oak tree and will be replaced consistent with the tree
mitigation and replacement requirements set forth in Section 17.065.
i. The project is consistent with Implementing Zoning Ordinance Section 24.010 - Site Plan and
Architectural Review, in that all required findings found in Section 24.010(G) can be made as
follows:
i. The project incorporates the use of smooth stucco, lap siding, board and batten siding, and
corrugated metal in a manner that is architecturally harmonious and proportional. The
materials and colors are used to establish a hierarchy within the building's architectural form
and to emphasize breaks made in the otherwise broad horizontal planes. This proportionality
reinforces the residential nature of the use and is enhanced by changes in planes on all
elevations and steps in the roof line.
ii. The immediate neighborhood features a range of styles given the variety of land use. As
previously discussed, the neighborhood includes office parks and apartment buildings. The
proposed design most closely reflects the modern style of the Azure Apartments.The proposed
buildings include a combination of forms and colors to break up the massing yet apply a more
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muted and natural color palate so that the development is more compatible with the natural
environment adjacent to the project site.
iii. Buildings in the surrounding vicinity are set back from the streetscape and buffered from
adjacent arterials by sidewalks and landscaped areas.The project is compatible with the siting
pattern of other structures in the immediate area and provides setbacks around its perimeter.
Additionally, the siting of the structures away from property lines enables greater screening of
the development from various public vantage points in the river's estuary.
iv. The project does not include any signs or outdoor advertising in the proposal.
V. The project is located in a neighborhood with residential, business park, and open space land
uses.The bulk, height and color of the proposed buildings is intended to provide cohesion with
the emerging residential neighborhood on Casa Grande Road and offices on Technology
Lane, while being subdued so that the development does not visually conflict with the
immediately adjacent natural environment. To achieve this balance, the project breaks up
the housing into 27 separate three-story structures, clustered towards the center of the site.
Further the development applies neutral and muted colors as to blend in with the natural
surroundings.
vi. The project includes landscaping to approved city standards and preserves existing trees
wherever possible. Landscaping treatments are designed in a manner that both provides
privacy and noise screening for the residential uses from the neighboring arterials, yet also
promotes pedestrian connectivity and walkability. The proposed landscape plans include
water efficient landscaping ordinance (WELO) compliant usage of tree and shrub species
surrounding the development site.All plantings will also be watered by a fully automatic water-
conserving irrigation system with weather-based smart controller operation.
vii. The project will maintain and improve the site's existing access from Casa Grande Road.
However, as previously noted staff is recommending that the Planning Commission consider
including a condition of approval that would require the project remove the gated entrance
off of the Casa Grande Road entrance.
The project also includes a secondary emergency vehicle access (EVA) that would be
installed at the northeast corner of the project site and extend offsite to the terminus of
Technology Way. The secondary EVA would be controlled with gated access for emergency
personnel only. The secondary EVA was reviewed and approved by both the City's Fire
Marshal and Fire Chief. The easement necessary to provide this access was granted to the
subject property owners in 2018.
j. The project as proposed and conditioned is consistent with Section 24.010.J of the Implementing
Zoning Ordinance in that based the project is a residential project with ongoing remediation
efforts and required coordination with regulatory agencies that will in turn require significant
coordination prior to commencement of vertical construction and therefore approved with an
extended expiration of four years.
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,
the Planning Commission hereby approves Site Plan and Architectural Review to construct 264
residential units within 27 three-story buildings, and associated on-and off-site improvements, subject
to the conditions of approval attached hereto as Exhibit 1.
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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
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Planning Commission Resolution No.2021-11 Page 5
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Exhibit 1
SPAR CONDITIONS OF APPROVAL
RIVERVIEW APARTMENTS PROJECT
2592 CASA GRANDE ROAD
APNs: 005-060-041, -042, & -067
FILE NO. PLSR-18-0006
Planning Division
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with the plans on file with the Planning Division dated February 18, 2021 except as
modified by these conditions of approval.
2. All Conditions of Approval and Mitigation Measures listed herein shall be included on the first sheet
of the office and job site copies for all building permit plans prior to issuance.
3. The colors and materials shall be in substantial conformance with those noted on the architectural
plans except as modified by these conditions of approval.
4. This approval is granted for and contingent upon construction of the project as a whole,in a single
phase, with the construction and/or installation of all features approved and required herein.
Modifications to the project, including but not limited to a change in construction phasing, may
require Site Plan and Architectural Review in accordance with IZO Section 24.010.
5. Upon building permit submittal for construction of the residential units, plans shall be revised to
remove the 8-foot-tall metal entry gate located approximately 130 feet east of the site entrance
from Casa Grande Road that would operate only for residents between sunset and sunrise and
would be open at all other times.
6. Prior to issuance of a building permit construction drawings shall be in full compliance with all
applicable building code requirements.
7. Prior to final inspection by the Planning Division, the project shall install a minimum of 27 level 2
electric vehicle (EV) charging stations within the uncovered parking areas as shown on the
approved plans.
8. Prior to issuance of a building permit, revised plans shall demonstrate installation of conduit and
level 2 plugs for EV charging in each of the attached garages.
9. Landscaping installed along the project site's frontage shall be maintained above seven feet and
below three feet from the ground.
10. All signs, monuments, and landscaping shall comply with the City's sight distance requirements to
ensure sight distance of vehicles entering and exiting the project entrance are not obscured.
11. All landscaping shall be installed prior to final inspection by the Planning Division.
12. A minimum of 106 bicycle parking spaces shall be provided onsite, including both interior spaces
in buildings and exterior spaces distributed throughout the site. All bicycle parking shall be
installed consistent with placement guidelines as outlined in the City's Bicycle and Pedestrian
Master Plan and prior to the final inspection for the project. If Certificate of Occupancies are
issued for individual buildings, the bicycle parking within or immediately adjacent to that building
shall be installed prior to final inspection and issuance of a certificate of occupancy for that
building.
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13. Prior to issuance of a building permit, revised plans shall include rooftop solar to meet at least the
minimum building code requirements at the appropriate tier as determined by the Building Official
and adequate to provide for energy use of all common areas within the project, including the
recreation building and pool.
14. The project is approved as all-electric construction without any new natural gas infrastructure and
including both the recreation building and the residential construction. Plans submitted for
building permit shall incorporate all-electric design prior to issuance of construction permits.
15. The applicant agrees to utilize the Sonoma Clean Power Evergreen program to use 100%
renewable energy for the project. Prior to final inspection the applicant shall provide
documentation that the owner has enrolled in the Evergreen Program to satisfy this condition.
16. All improvements along the project's Casa Grande frontage to the road's centerline including,
but not limited to installation of a sidewalk, curb, and gutter shall be installed prior to issuance of
a certificate of occupancy.
17. Prior to issuance of a certificate of occupancy, the planned Class II bicycle lane on Casa Grande
Road along the project site's frontage and extending to Technology Lane shall be installed.
18. No signage is approved as part of this permit. Should signage be proposed in the future, a
separate sign permit in compliance with Chapter 20 of the IZO shall be required.
19. Prior to issuance of building permit, revised plans shall demonstrate compliance with the following
recommendations provided by the Pedestrian and Bicycle Advisory Committee (PBAC) at the
regularly scheduled meeting on August 14, 2019:
a. The Class I pathway along the northern property line shall be 12 feet in width inclusive of
an 8-foot concrete area and 2-foot shoulders to be graded fines with no binder.
b. The recreational path along the eastern property line shall be 8-feet wide and shall be
decomposed granite ADA graded fines with a binding agent.
c. The project shall comply with all lighting guidelines stated in the Bicycle and Pedestrian
Plan and shall be consistent with the Lynch Creek Trail project.
d. Bollard lighting shall be installed on the Class I pathway and recreational trail.
e. Wayfinding signs installed as part of the project shall be consistent with the Lynch Creek
Trail project.
f. Wayfinding signage shall be located at the Casa Grande trail head,Technology Way,and
at the connection to Allman Marsh and shall identify directions to Shollenberger Park,
Allman Marsh Trail, Rocky Memorial Dog Park, and other points of interest.
g. The project shall comply with all guidelines for benches as stated in the Bicycle and
Pedestrian Plan and shall include placement of three benches between the City-owned
property to the east and the project property along the recreational trail on the site's
eastern property line.
h. A minimum of two bicycle racks shall be placed near the benches and both entries to the
Allman Marsh Trail.
i. The project shall install refuse receptacles for garbage and recycling at all trail entrances.
j. The project shall install an ADA-compliant water fountain for trail users and pets at one end
of the trail.
20. The project is approved with an extended expiration of four years from the date of approval of
this resolution. The permit must be exercised in compliance with IZO Section 24.010 within the four-
year extended approval and precludes issuance of an extension of time consistent with
subsection K.
21. All exterior lighting shall conform to the standards at IZO Section 21.040(D) (Glare).
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22. Both construction and post-construction operations shall comply with all performance standards
of Implementing Zoning Ordinance Chapter 21.
23. The applicant shall be subject to all applicable development impact fees in affect at time of
building permit issuance. Said fees are due prior to final inspection or certificate of occupancy
and shall include applicable housing in lieu fees as referenced in City Council Resolution No.2018-
142 N.C.S. adopted on September 10,2 018 and applicable to the subject property based on the
application's completeness status prior to January 1, 2019.
24. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted.
25. 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 ensure continued regular watering of landscape areas, and health and
vitality of landscape materials.
26. Prior to issuance of a building permit revised plans shall not include a gated entrance to the
project.
27. 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.
28. In the event that human remains are uncovered during earthmoving activities, all construction
excavation activities shall be suspended, and the following measures shall be undertaken:
a. The Sonoma County Coroner shall be contacted.
b. If the coroner determines the remains to be Native American, the coroner shall contact
the Native American Heritage Commission within 24 hours.
c. The project sponsor shall retain a City-approved qualified archaeologist to provide
adequate inspection, recommendations and retrieval, if appropriate.
d. The Native American Heritage Commission shall identify the person or persons it believes
to be the most likely descended from the deceased Native American and shall contact
such descendant in accordance with state law.
e. The project sponsor shall be responsible for ensuring that human remains and associated
grave goods are reburied with appropriate dignity at a place and process suitable to the
most likely descendent.
29. In the event that paleontological resources, including individual fossils or assemblages of fossils,
are encountered during construction activities, all ground disturbing activities shall halt and a
qualified paleontologist shall be procured to evaluate the discovery and make treatment
recommendations.
30. The two groundwater monitoring wells onsite associated with the various subsurface investigations
that have occurred shall be properly maintained and when no longer in use shall be properly
decommissioned in accordance with Sonoma County Department of Health Services,
Environmental Health and Safety permits.
31. The applicant shall acquire and comply with all required permits, agreements and approvals from
regulatory agencies and shall provide documentation to the City Planning Division prior to
issuance of a grading permit.
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32. All mitigation measures contained in the Mitigated Negative Declaration/Mitigation Monitoring
and Reporting Program, approved by Planning Commission Resolution 2021-010 and as listed
below shall be satisfied consistent with the approved Mitigation Monitoring and Reporting
Program:
AES-1:The retaining wall along the southern boundary of the project site shall be designed to be
compatible with the surrounding marsh landscape, and shall incorporate elements into the design
of the retaining wall to soften the scale and visual prominence such as: tiering with supporting
landscaping in each tier; landscaping to be planted immediately adjacent to the wall, such as
vines and trailing plants;using finishes on the wall that naturalize the fapade through sculpting and
staining to resemble natural materials; and using a color for the retaining wall to mimic the
surrounding landscape of Alman Marsh.
AQ-1: The applicant shall incorporate the Best Management Practices (BMPs) for construction
into the construction and improvement plans and clearly indicate these provisions in the
specifications. In addition, an erosion control program shall be prepared and submitted to the
City of Petaluma prior to any construction activity. BMPs shall include but not be limited to the
BAAQMD Basic Construction Mitigation Measures as modified below:
1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered three times per day.
2. All haul trucks transporting soil, sand, or other loose material shall be covered.
3. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
4. All vehicle speeds on unpaved roads shall be limited to 15 mph.
5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
6. Idling times shall be minimized either by shutting equipment off when not in use or reducing
the maximum idling time to 5 minutes (as required by the California airborne toxics control
measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage
shall be provided for construction workers at all access points.
7. All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic
and determined to be running in proper condition prior to operation.
8. Construction equipment staging shall occur as far as possible from existing sensitive
receptors.
9. The Developer shall designate a person with authority to require increased watering to
monitor the dust and erosion control program and provide name and phone number to
the City prior to issuance of grading permits. Post a publicly visible sign with the telephone
number of designated person and person to contact at the Lead Agency regarding dust
complaints. This person shall respond and take corrective action within 48 hours. The Air
District's phone number shall also be visible to ensure compliance with applicable
regulations.
AQ-2: To reduce potential impacts to air quality during construction, the project shall develop
and implement a plan demonstrating that off-road equipment used on-site to construct the
project would achieve a fleet-wide average 60 percent reduction, or more, in particulate matter
exhaust emissions. Examples of how to achieve this reduction may include but is not limited to a
combination of the following:
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1. Diesel-powered off-road equipment larger than 25 horsepower operating on-site for more
than two days continuously shall at a minimum meet U.S. EPA particulate matter emissions
standards for Tier 2 engines that include CARB-certified Level 3 Diesel Particulate Filters or
equivalent. (U.S. EPA Tier 3 standards with DPF 3 filters for particulate matter or engines
meeting Tier 4 particulate matter standards would meet this requirement).
2. Use of construction equipment that is alternatively-fueled (non-diesel).
3. The simultaneous occurrence of excavation, grading, and ground-disturbing construction
activities on the same area at any one time shall be limited. Activities shall be phased to
reduce the amount of disturbed surfaces at any one time.
4. Minimize the idling time of diesel-powered construction equipment to two minutes.
5. All construction equipment, diesel trucks, and generators be equipped with Best Available
Control Technology for emission reductions of NOx and PM.
6. Require all contractors use equipment that meets CARB`s most recent certification
standard for off-road heavy-duty diesel engines.
1131O-1: To offset impacts to the linear channel (approximately 85 linear feet) and riparian habitat
(approximately 465 linear feet and 0.75 acres of tree canopy coverage) the following shall be
implemented:
1. The supplemental replacement plan (for removal of eucalyptus trees) shall demonstrate
not less than 1:1 replacement of native tree species for each mature eucalyptus and pine
tree to be removed and shall include a monitoring program with specified performance
criteria achieving 85% establishment after 5 year or as otherwise approved by the CDFW
as part of a Lake and Streambed Alteration Agreement prior to the removal of eucalyptus
trees.
2. The final habitat mitigation and monitoring plan (HMMP) shall describe temporary and
permanent impacts to the linear channel and the riparian habitat and shall demonstrate
a ratio of not less than 1:1 replacement for loss of the linear channel (0.01 acre) and
disturbance to the riparian habitat. Replacement of the linear channel swale shall consist
of creating 85 linear feet of swale between created wetlands at the offsite Adobe Creek
Mitigation Area, and due to this offsite mitigation, 26 native trees will be planted onsite
along the western channel as additional replacement of riparian habitat. The HMMP shall
include a monitoring program to be reviewed and accepted by the CDFW as part of a
Lake and Streambed Alteration Agreement prior to issuance of a grading permit.
3. Prior to issuance of a grading permit, the applicant shall obtain permits from regulatory
agencies including the CDFW (1602) and RWQCB (401) for temporary and permanent
impacts to the linear channel and riparian habitat and make permits available to the City.
1131O-2: To avoid impacts to special-status avian species and birds protected under the Migratory
Bird Treaty Act, the following shall be implemented:
1. Site preparation activities, including remediation and removal of trees, should occur
outside of the bird-nesting season between September 1 st and January 31 st. If vegetation
removal or construction begins between February 1 and August 31, preconstruction
surveys using recognized CDFW and USFWS protocols including call count surveys shall be
conducted by a qualified biologist within 14 days prior to vegetation removal or ground
disturbance activities to determine absence or the presence and location of nesting bird
species. If active nests are present,temporary protective construction exclusion zones shall
be established by a qualified biologist in order to avoid direct or indirect mortality or
disruption of these birds, nests or young. The appropriate buffer distance is dependent on
the species, surrounding vegetation and topography and will be determined by a
qualified biologist. Exclusion zones shall remain in place until all young have fledged or until
the nest has been naturally abandoned or predated.Work may proceed if no active nests
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are found during surveys or once nests are determined by a qualified biologist to be no
longer active.
2. Cleared vegetation shall be collected and transported offsite to prevent birds from nesting
in vegetative debris.
3. If there is a lapse in construction activity or if construction activity is phased at the work
site, preconstruction and nesting bird surveys shall be repeated.
4. Prior to issuance of occupancy, signage shall be installed onsite informing users accessing
offsite trails of sensitive habitat and that dogs shall be kept on leash at all times.
1131O-3: To avoid impacts during heavy construction activities and ongoing maintenance of the
project to fully protect salt marsh species due to habitat degradation and loss, disturbance and
displacement, injury and mortality the following shall be implemented:
1. Fully Protected Species. At project sites adjacent to salt marsh, a qualified biologist or
biological monitor shall be present on site to survey and monitor for CDFW Fully Protected
species, including salt marsh harvest mouse (SMHM), Ridgway's (California Clapper) rail
(CCR), and California black rail (CBR), during a) all salt marsh vegetation removal; b) the
construction of exclusion fencing; c) all work within 300 feet of tidal or pickleweed habitats.
The qualified biologist or biological monitor shall have the authority to stop work if deemed
necessary for any reason to protect these species,or any other special status species.Take
or possession of these CDFW Fully Protected species is prohibited (Fish and Game Code
Sections 351 land 4700) and no permits may be issued for such.
2. High Tide Restrictions. No project activities shall occur within 50 feet of suitable SMHM, CCR,
or CBR habitat during extreme high tide events or when adjacent tidal marsh is flooded.
Extreme high tides events are defined as a tide forecast of 6.5 feet or higher measured at
the Golden Gate Bridge and adjusted to the timing of local high tides.
3. Ridgway's (California Clapper)/Black Rail - Avoidance and Surveys: Any project
construction activities and ongoing maintenance within or adjacent to tidal marsh or
suitable Ridgway's (California clapper) rail (CCR) or California black rail (CBR) habitat shall
be avoided during rail breeding season (January 15 - August 31 for CCR, February 1 -
August 31 for CBR) each year unless appropriately timed, yearly protocol level surveys are
conducted and survey methodology and results are submitted to and accepted by
CDFW. Surveys shall focus on suitable habitat that may be disturbed by project
construction/maintenance activities during the breeding season to ensure that these
species are not nesting in these locations.Surveys for rails shall be conducted following the
rail survey protocol (and any subsequent revisions). As determined through consultation
with the CDFW construction activities may be phased from the north to the south during
the breeding season to acclimate rails to visual and acoustic disturbance from
construction activities.
If breeding rails are determined to be present, no activities, visual disturbance (direct line
of sight) and/or an increase in the ambient noise level shall occur within 700 feet of areas
where CCR and/or CBR have been detected during the breeding season.The buffer from
all rail nests shall be monitored and maintained by a qualified biologist until determined to
no longer be active. If surveys have not been conducted,all work shall be conducted 700
feet from CCR and/or CBR habitat during nesting season.
4. Salt Marsh Harvest Mouse-Vegetation.Prior to impacting salt marsh habitat,an approved
qualified biologist or biological monitor, familiar with salt marsh harvest mouse (SMHM),
shall walk through and inspect suitable habitat prior to vegetation removal and search for
signs of harvest mice or other sensitive wildlife and plants. Following inspection, personnel,
under the supervision of the qualified biologist, will disturb (e.g., flush) vegetation to force
movement of SMHM into adjacent marsh areas. Flushing of vegetation will first occur in the
center of the site then progress toward the two sides away from the open water areas or
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in this case, away from impacted habitat. Immediately following vegetation flushing,
personnel, under the supervision of the qualified biologist or biological monitor,will remove
vegetation with hand tools (e.g. weed-eater, hoe, rake, trowel, shovel, grazing) so that
vegetation is no taller than 2 inches. An approximately 2-foot wide de-vegetated buffer
shall be created next to the project site.
Exclusion Fencing. After vegetation removal, a mouse proof barrier shall be placed two
feet from the edge of vegetation to further reduce the likelihood of SMHM returning to the
area prior to construction. The fence shall be made of a heavy plastic sheeting material
that does not allow salt marsh harvest mice to pass through or climb, and the bottom shall
be buried to a depth of 4 inches so that salt marsh harvest mouse cannot crawl under the
fence. Fence height shall be at least 12 inches higher than the highest adjacent
vegetation with a maximum height of 4 feet.All supports for the exclusion fencing shall be
placed on the inside of the work area.
Inspections. The SMHM exclusion fencing shall remain in operating condition throughout
the duration of all placement of fill events.The qualified biologist or biological monitor shall
daily inspect the integrity of the exclusion fencing to ensure there are no gaps, tears or
damage. Maintenance of the fencing shall be conducted as needed. Any necessary
repairs to the fencing shall be completed within 24 hours of the initial observance of the
damage. Any mice found along or outside the fence shall be closely monitored until they
move away from the project area.
BIO-4: To avoid impacts during construction activities due to habitat degradation and loss,
disturbance and displacement, injury and mortality to special status species that may be present
onsite or in the immediate vicinity including the western pond turtle (WPT) and California red-
legged frog (CRLF), the following shall be implemented:
1. A qualified CDFW/USFWS-approved biologist shall conduct pre-construction surveys of all
ground disturbance areas within suitable habitats in and adjacent to the project site to
determine if special status species are present prior to the start of construction activities
including remediation. Pre-construction surveys shall be conducted within 14 days prior to
the initiation of grading activities in habitats where special status species have the
potential to occur. If any special status species are found, the biologist shall contact the
CDFW (and USFWS) to determine whether relocation and/or exclusion buffers are
appropriate. If the CDFW approve of moving the animal, the biologist shall be allowed
sufficient time to move the animal(s) from the work site before work activities begin.
2. Removal of vegetation cover shall occur using goat grazing. Vegetation removal in areas
where goats have not grazed shall be conducted by motorized string trimmers with first
pass high cut (at approximately mid-canopy) following by second pass low cut to ground
level or no higher than 1 inch, and starting from areas away from wetlands/marsh habitat
(northern and central portions of the site) and moving towards the wetland(s)/marsh
habitat to be retained. Cut vegetation shall be removed from the exclusion area so that
no cut vegetation remains once the exclusionary fence is installed.All non-native, invasive
vegetation removed shall be discarded offsite and away from wetland areas to prevent
reseeding.
3. Prior to the start of remediation/construction activities, exclusion fencing shall be installed
along the work area boundary as determined by a qualified biologist. Exclusion fencing
will act as a barrier to keep special status species from entering the work area.An exclusion
fence plan shall be prepared by a qualified biologist and approved by regulatory
agencies and may include the following as appropriate:
1) The areas approved for grading and clearing shall be delineated with suitable
fencing materials and dimensions (such as temporary high-visibility orange-colored
fence or silt fence at least 4 feet in height, flagging, or other barriers and buried to
a depth of at least 4 inches) to act as a barrier to keep special status species from
entering. Signs shall be posted that clearly state that construction personnel and
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equipment shall not move outside of the marked area. The fencing shall be
inspected and approved by a qualified biologist and maintained daily until project
completion.The fencing shall be removed only when all construction equipment is
removed from the site. No construction activities shall take place outside the
delineated project site.
2) To avoid attracting predators, food-related trash shall be kept in closed containers
and removed daily from the exclusion zone.
3) At the end of each day, all construction-related holes or trenches deeper than 1
foot shall be covered to prevent entrapment of special status species.
4. Prior to construction, a qualified biologist shall conduct training sessions to familiarize all
construction personnel with identification of special status species and their habitat,
general provisions and protections afforded by the Endangered Species Act, measures
implemented to protect the species, and a review of project site boundaries.All personnel
shall sign an affidavit acknowledging participation in the training and understanding
species legal status, penalties for violations and all protective measures. Wallet sized card
or fact sheet handouts shall be made available and carried to crews onsite.
5. Grading activities shall cease one half hour before sunset and shall not begin prior to one
half hour before sunrise.
6. Grading activities shall be prohibited during rain events,within 24 hours of events projected
to deliver more than 0.2 inches of rain, and within 24 hours after rain events exceeding 0.2
inches in measurable precipitation.
7. No grading shall occur after 0.5 inches of rain has occurred after November 1 in the year
construction grading work is occurring unless one-week extension based on fair weather
are approved by regulatory agencies (CDFW and RWQCB).
8. At project operation tenants shall be advised that dogs are to be kept on leash at all times
within development boundaries when within 50 feet of the southern, eastern, and western
portions of the site where wetland habitat will be preserved, and riparian habitat
improved.
9. Trash receptacles shall be secured within enclosures that exclude mesopredators such as
racoons and coyotes to avoid attracting and subsidizing these predators. Trash enclosure
and receptacles onsite shall be routinely maintained.
10. Avoidance and minimization measures shall be employed prior to and during construction,
as required and/or approved by the resource agencies (USFWS and CDFW), to protect
special status species and sensitive habitats.
1111O-5: To ensure that onsite wetland to be preserved and offsite wetlands in the immediate site
vicinity are retained, the following wetland preservation measures shall be implemented:
1. Grading activities shall be conducted during the dry season between May and October
(with early start and late finish extension depending on weather conditions and approval
by agencies).
2. Best Management Practices (BMP) and sediment runoff prevention shall be implemented
at all times including straw wattles, hay bales, etc.), and periodic monitoring and testing
of runoff water during construction.
3. Prevent restriction of natural flow of water into and out of existing wetlands by ensuring
that appropriate inlets and outlets are available including post grading and development.
4. The habitat mitigation and monitoring plan (HMMP) shall include temporary and
permanent impacts to wetlands to be preserved and a monitoring program to be
approved by the CDFW and the RWQCB.
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1131O-6: The loss of wetlands onsite (approximately 1.52 acres) shall be replaced through
implementing the Habitat Mitigation and Monitoring Program (HMMP), which specifies
constructing created offsite wetlands at a 2:1 ratio.Offsite wetlands shall create not less than 3.04
acres of wetlands in order to meet the 2:1 replacement ratio. Prior to filling wetlands onsite, permits
to fill waters of the U.S. and waters of the State shall be obtained from regulatory agencies
including the Army Corps of Engineers (Section 404 Clean Water Act), the California Regional
Water Quality Control Board (Section 401 Clean Water Act), and the California Department of Fish
and Wildlife (1602 Fish and Game Code). Additional provisions may be imposed through the
regulatory permit process by agencies and the project shall comply with all regulatory permit
requirements. Alternatively, acceptable compensatory mitigation may be fulfilled by mitigation
bank credits purchased from an agency approved bank or proponent sponsored created
wetland onsite or offsite or a combination of both.While the HMMP sets forth a 2:1 mitigation ratio,
created wetland procedures and monitoring, the Final HMMP must be accepted by the
regulatory agencies and may be modified or additional requirements imposed. The Final HMMP
will identify acceptable performance criteria for success and verified and approved by results of
a monitoring program of 5 years. Proof of regulatory agency permits shall be provided to the City
of Petaluma, demonstrating compliance with the Corps, RWQCB, and CDFW, in advance of
issuance of a grading permit.
1131O-7: Prior to any tree removal or alteration, the applicant shall obtain approval from the City of
Petaluma to implement a plan for tree preservation and replacement in accordance with the
City's Tree Preservation Ordinance. Replacement of the one protected tree onsite (Coast Live
Oak), shall be replaced at a one-to-one trunk diameter basis. Replacement trees shall be at the
minimum 24-inch box size. Acceptable replacement for the removal of one 13" dbh coast live
oak would be five 24" boxed live oaks and one 36" box live oak. Replacement trees shall be
planted onsite in the same generally vicinity as the removed tree.
CUL-1: The applicant shall retain the services of a professional archaeologist who meets the
Secretary of the Interior's Standards Professional Qualifications for Archaeology and accepted by
the Federated Indians of Graton to monitor ground disturbing activities for the inadvertent
discovery of archaeological resources (prehistoric and historic-era). If a potentially significant
archaeological resource is encountered the archaeologist shall be provided sufficient time to
evaluate the resource and make treatment recommendations in accordance with CEQA
Guidelines §15064.5.
CUL-2: If during the course of ground disturbing activities (onsite and offsite), including, but not
limited to excavation, grading and construction, a potentially significant archaeological resource
is encountered, all work within a 100-foot radius of the find shall be suspended for a time deemed
sufficient for a qualified and city-approved cultural resource specialist to adequately evaluate
and determine significance of the discovered resource and provide treatment
recommendations. Pre-historic archaeological site indicators include obsidian and chert flakes,
chipped stone tools, grinding and mashing implements, bedrock outcrops and boulders with
mortar cups, locally darkened midden soils, bone and shell remains, and fire-affected stones.
Historic period site indicators generally include: fragments of glass, ceramic and metal objects;
milled and split lumber; and structure and feature remains such as building foundations and
discrete trash deposits (e.g., wells, privy pits, dumps).Should a significant archaeological resource
be identified, a qualified archaeologist shall prepare a resource mitigation plan and monitoring
program to be carried out during all construction activities. Work shall not proceed in the vicinity
of a find until all components of the resource mitigation plan have been complied with to the
satisfaction of the City and the Federated Indians of Graton Rancheria.
GEO-1: As determined by the City Engineer and/or Chief Building Official, all recommendations
outlined in the Soil Investigation Report dated May 16, 2008, prepared for the subject property by
Giblin Associates, and all recommendations outlined in the Soil Engineering Consultation Report
dated July 2, 2018, prepared by Reese & Associates, including but not limited to, site preparation
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and grading, fill and bay mud treatment, excavation, seismic design, and foundation design, are
herein incorporated by reference and shall be adhered to in order to ensure that appropriate
construction measures are incorporated into the design of the project. Prior to issuance of grading
permit, the applicant shall provide to the City's acceptance a final grading plan, demonstrating
compliance with recommendations outline in the Soil construction plans, and building plans shall
demonstrate that recommendations set forth in the geotechnical reports have been
incorporated into the design of the project.
Nothing in this mitigation measure shall preclude the City Engineer and/or Chief Building Official
from requiring additional information to determine compliance with applicable standards. The
geotechnical engineer shall inspect the construction work and shall certify to the City, prior to
issuance of a certificate of occupancy that the improvements have been constructed in
accordance with the geotechnical specifications.
GEO-2: Prior to issuance of a grading permit, an erosion control plan along with grading and
drainage plans shall be submitted to the City Engineer for review. All earthwork, grading,
trenching, backfilling, and compaction operations shall be conducted in accordance with the
City of Petaluma's Grading and Erosion Control Ordinance #1576, Title 17, Chapter 17.31 of the
Petaluma Municipal Code. Plans shall detail erosion control measures such as site watering,
sediment capture, equipment staging and laydown pad, and other erosion control measures to
be implemented during all construction activity.
HAZ-1: Remediation activities onsite shall be conducted in accordance with the Clean Closure
Plan including the treatment of approximately 6,000 cubic yards of impacted materials onsite. All
impacted soils, vegetation, and trees shall be removed and remediated, in compliance with
oversight by the RWQCB and disposed of at a facility licensed to accept contaminated materials.
Prior to issuance of an occupancy permit, the City shall be provided with a Final Clean Closure
Plan that has been accepted by the RWQCB demonstrating that remediation has effectively
reduced pollutant concentrations onsite and all contaminants fall below ESLs for residential uses.
Remediation activities shall be conducted in accordance with the Site-Specific Health and Safety
Plan (included as Appendix A to the Clean Closure Plan).
HYDRO-1: In accordance with the National Pollution Discharge Elimination System (NPDES)
regulation, the applicant shall prepare and implement a Storm Water Pollution Prevention Plan
(SWPPP) prior to construction. The SWPPP shall address erosion and sediment controls, proper
storage of fuels, identification of BMPs, and use and cleanup of hazardous materials. A Notice of
Intent, fees, and other required documentation shall be filed with the Regional Water Quality
Control Board. During construction a monitoring report shall be conducted weekly during dry
conditions and three times a day during storms that produce more than 1/2" of precipitation.
HYDRO-2: Should construction dewatering be required, the applicant shall either reuse the water
on-site for dust control, compaction,or irrigation,retain the water on-site in a grassy or porous area
to allow infiltration/evaporation, or obtain a permit to discharge construction water to a sanitary
sewer or storm drain. Discharges to the sanitary sewer system shall require a one-time discharge
permit from the City of Petaluma. Measures may include characterizing the discharge and
ensuring filtering methods and monitoring to verify that the discharge is compliant with the City's
local wastewater discharge requirements. Discharges to a storm drain shall be conducted in a
manner that complies with the Regional Water Quality Control Board Waste Discharge
Requirements for Low Threat Discharges to Surface Waters in the North Coast Region. In the event
that groundwater is discharged to the storm drain system, the Applicant shall submit permit
registration documents and develop a Best Management Practices/Pollution Prevention Plan to
characterize the discharge and to identify specific BMPs, such as sediment and flow controls
sufficient to prevent erosion and flooding downstream.
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HYDRO-3: The project shall implement appropriate post-construction stormwater treatment
measures to reduce water quality and hydromodification impacts to downstream reaches, as
required by the current post construction controls regulations of the Small MS4 General Permit.
Upon completion of the final project design, the Applicant shall provide a final stormwater control
plan (SWCP) to the City of stormwater management measures that show compliance with the
Small MS4 General Permit. The report shall delineate individual drainage management areas
(DMAs) within the project site and provide analysis to show compliance with the volumetric or
flow-based treatment criteria as described in the Small MS4 General Permit and outlined in the
BASMAA (2019) Post-Construction Manual. The report shall also include design calculations that
show post-project runoff for the 24-hour, 2, 5, 10, 25, and 100 year storm event does not exceed
pre-project flow for each DMA,and that each DMA has appropriate stormwater quality treatment
based on flow- or volumetric-based calculation, as outlined in the Small MS4 General Permit and
in compliance with the BASMAA Manual.The final SWCP documentation shall be submitted to the
City and Sonoma Water for review and an approval letter from Sonoma Water prior to the
issuance of a grading permit.
HYDRO-4: Following construction of the residential buildings within the FP-C (Flood Plain -
Combining District), and prior to occupancy, the elevation of the lowest floor, including
basement, shall be certified by a registered professional engineer or surveyor, to be properly
elevated. Such certification or verification shall be provided to the Floodplain Administrator. The
Floodplain Administrator shall require standards in accordance with the City's FP-C, such as the
following:
1. All new improvements shall be anchored to prevent flotation, collapse, or lateral
movement.
2. All new improvements shall be constructed with materials and utility equipment resistant
to flood damage and using methods and practices to minimize flood damage.
3. All electrical, heating, air conditioning, ventilation, and plumbing shall be designed and
located to prevent water from entering or accumulating within components during
flooding.
4. All new construction and improvements shall insure that fully enclosed areas below the
lowest floor that are subject to flooding be designed to automatically equalize hydrostatic
flood forces on exterior walls by allowing for the entry and exit of flood waters. A minimum
of two opening not less than one square inch for every square foot of enclosed area shall
be provided.
NOI-1: The following Best Construction Management Practices shall be implemented to reduce
construction noise levels emanating from the site, limit construction hours, and minimize disruption
and annoyance:
1. Limit construction hours to between 7:00 a.m. and 7:00 p.m., Monday through Friday and
between 9:00 a.m. and 7:00 p.m. on Saturday. Construction activities shall be prohibited
on Sunday and State, Federal and Local Holidays. Construction activities occurring within
100 feet of the north property line shall be limited to the hours between 7:30 a.m. and 5:30
p.m., Monday through Friday and between 9:00 a.m. and 5:00 p.m. on Saturdays.
2. Delivery of materials and equipment to the site and truck traffic coming to and from the
site is restricted to the same construction hours specified above.
3. Equip all internal combustion engine-driven equipment with intake and exhaust mufflers
that are in good condition and appropriate for the equipment.
4. Unnecessary idling of internal combustion engines shall be strictly prohibited.
5. Locate stationary noise-generating equipment such as air compressors or portable power
generators as far as possible from sensitive receptors. If they must be located near
receptors, adequate muffling (with enclosures where feasible and appropriate) shall be
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used to reduce noise levels at the adjacent sensitive receptors.Any enclosure openings or
venting shall face away from sensitive receptors.
6. Acoustically shield stationary equipment located near residential receivers with temporary
noise barriers.
7. Utilize "quiet"air compressors and other stationary noise sources where technology exists.
8. Construction staging areas shall be established at locations that will create the greatest
distance between the construction-related noise sources and noise-sensitive receptors
nearest the project site during all project construction activities.
9. Locate material stockpiles, as well as maintenance/equipment staging and parking areas,
as far as feasible from existing residences.
10. Control noise from construction workers' radios to a point where they are not audible at
existing residences bordering the project site.
11. The contractor shall prepare a detailed construction schedule for major noise-generating
construction activities. The construction plan shall identify a procedure for coordination
with adjacent residential land uses so that construction activities can be scheduled to
minimize noise disturbance.
12. Notify all adjacent residences by accessor parcel number (within 1,000 feet of the project
site) of the construction schedule, in writing, and provide a written schedule of "noisy"
construction activities to the adjacent land uses.
13. Designate a "disturbance coordinator" who would be responsible for responding to any
complaints about construction noise. The disturbance coordinator will determine the
cause of the noise complaint (e.g., bad muffler, etc.) and will require that reasonable
measures be implemented to correct the problem. Conspicuously post a telephone
number for the disturbance coordinator at the construction site and include in it the notice
sent to neighbors regarding the construction schedule.
TCR-1: Implement CUL-1 and CUL-2
33. 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.
Fire Prevention Department
34. Multiple-family residential projects having more than fifty (50) dwelling units shall be provided with
two (2) separate and approved fire apparatus access roads. PMC Chapter 17.20 SectionD106.1.
35. Where two fire apparatus access roads are required, they shall be placed a distance apart equal
to not less than one half of the length of the maximum overall diagonal dimension of the lot or
area to be served, measured in a straight line between accesses. California Fire Code Appendix
Section D104.3.
a. EVA's are not acceptable for required second means of access. A public roadway is required
for the second fire apparatus access road.
b. If a public roadway cannot be installed, an alternate equivalent means of protection in
accordance with CFC Section 104.9 shall be submitted for review and approval. The alternate
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equivalent means of protection proposed by the permanent public EVA at the end of
Technology Lane as well as existing access through the end of Telecom Lane is acceptable
by the Fire Chief under the following conditions:
• Technology Lane will be assigned to the public as part of an EVA agreement for the
project.
36. 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 Section D105.1.
37. 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 Appendix Section
D 105.2.
38. The required turning radius of a fire apparatus access road shall be determined by the fire code
official.
39. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders. CFC Appendix Section D130.1.
40. 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: (f) 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 Section C105.1
41. 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 of the CFC. 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.
42. 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 Section 503.3.
a. All required fire lanes will require either "No Parking Fire Lane" signs with locations to be
determined as this project progresses.
43. 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 Section
503.1.1.
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44. When access to or within a structure or area is determined by the Fire Code Official to be unduly
difficulty because of secured openings (doors or gates) or due to the presence of hazardous
materials or fire protection systems, a key box shall be required to be installed at an accessible
location. The key box shall be an approved type and contain those keys necessary to gain
access. PMC 17.20 Section 506.1.
a. Knox key box locations to be determined by the fire code official.
45. 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 Appendix Section 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.
46. An automatic sprinkler system installed in accordance with CFC Section 903.3 shall be provided
throughout all buildings with a group R fire area. CFC Section 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 three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA
13 or other applicable code requirement at the discretion of the Fire Marshal.
47. 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 Section 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.
48. 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 Section 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.
49. 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 Section 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.
50. It will be necessary to provide the Fire Prevention Bureau with copies of your Phase I & Phase
Environmental Site Assessments (ESA) prior to building plan submittal. This is necessary to
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document past use of the site and to evaluate whether any potential hazardous materials impacts
are expected during the construction phase.
a. This comment does not appear to have been addressed. Fire Prevention Bureau has no record
of an ESA.
51. Portable fire extinguishers shall be installed in all of the following locations: 1. In new and existing
Group... R... occupancies. CFC Section 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 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 Section 505.1.
53. Numbers for other than one-and two-family dwellings shall be a minimum of twelve inches (12")
high with a minimum stroke width of one inch (1"). Suite and unit directional numbers shall be a
minimum of six inches (6") in height with a minim stroke width of .75 inches. Individual unit numbers
shall be a minimum of four inches (4") in height with a minimum stroke width of one-half (1/2").
PMC 17.20 Section 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 UC 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. The Petaluma Fire Department has raised concerns regarding the ability of first responders to
provide basic life support services to the location. These concerns include the lack of an efficient
means to relocate patients from dwelling units on upper floors to transportation service on the
ground floor via an elevator system. As designed, the building stairways exacerbated this
condition. The Petaluma Fire Department has long requested that where elevators are not
provided to facilitate the movement of patients between floors, the stairways must be designed
to limit the number of landings to one per floor, or two total for a complete flight of stairs. Per our
meeting (October 30, 2018 at the PFD Fire Prevention Office) your firm has proposed to widen the
stairway landings to a minimum dimension of 10' X 5'. To help facilitate this project's success, PFD
staff have considered this proposal, and have approved this method, conditional upon formal
building plan approval.
Public Works & Utilities Department
56. An offer for dedication of Right-of-Way or City Owned Property shall be provided by the property
owner for the extension of Casa Grande. This shall be recorded by separate instrument prior to
issuance of the first occupancy.
57. All public improvements, such extension of the water main, shall be located within the Right-of-
Way, City Owned Property or an easement shall be provided to the approval of the City Engineer.
58. Vehicular, emergency vehicle and multi-use pathway and pedestrian easements shall be
provided consistent with circulation elements shown on project plans.
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59. All recommended conditions as outlined in the November 2019 Traffic Impact Analysis prepared
by W-Trans shall be incorporated into final construction drawings to meet the City's goals and
mitigations required.
60. Gates shall not be included on private roads. However, if a gate is approved, remote access and
radio frequencies shall be provided to the City of Petaluma for emergency vehicle access.
61. An updated geotechnical investigation report/letter shall be required based on the remediation
activities and observations during preliminary grading activities. Issuance of a permit may require
prior approval from the regulating agencies. Additional protections from residual contaminants
may be required for residential use.
62. Prior to issuance of a building permit, the applicant shall submit a preliminary storm water report
and plan demonstrating compliance with provision E.12 (post construction storm water best
management practices) of the City's storm water regulations. The stormwater treatment area
may require modification based on the results of the remediation activities.The final design of the
storm water BMP facilities shall be consistent with the requirements of the clean closure and final
review by Sonoma County Environmental Health and Safety.
63. Lined bioretention shall be designed similar to flow through planters if infiltration is undesirable due
to remediation activity and/or geotechnical issues. Impermeable liner shall be placed at the
bottom of the gravel layer to allow retention within the gravel void space to meet full storage
requirement.The perforated pipe shall be located at the bottom to allow for designed discharge.
Subject to final clean closure by Sonoma County at the completion of the remediation grading
activities and final review by the project geotechnical engineer, the liner shall be limited to sides
of basin where deemed feasible or impact to adjacent pavement/flatwork can be mitigated.
64. Domestic and fire water pressure and flow shall meet applicable City requirements.
65. Several outfall locations are identified along the waterway. Outfalls shall be consolidated as
practical to minimize disturbance within the banks, or as required by the regulating agencies.
66. The applicant shall provide connections to the trails, sidewalks and pathways as identified on the
project plans and as conditioned by SPAR approval and applicable mitigation measures. Detailed
improvement plans for the interface among the existing and proposed routes shall be submitted
for review and approval by the City Engineer.
67. It appears that a graphical offset is present on the special flood hazard area map included in the
submittal.The applicant shall confirm and detail the flood zone and the Project shall meet all flood
zone requirements such as flood elevation certificates or a letter of map amendment to be
provided prior to occupancy.
68. The building first floor elevations are shown above the base flood elevation plus freeboard.
Emergency access routes should also consider the flood conditions and include considerations
for sea level rise.
69. The metal fencing shall meet minimum guardrail requirements and extend to replace the length
of the existing guardrail,or any remaining guardrail must be adequately wrapped and protected.
Sidewalk, curb and gutter shall be provided for vertical separation.
70. Revised plans shall show the details of the improvements in Casa Grande, including the curb,
gutter and sidewalk.
71. All utilities on site shall be underground. The applicant shall submit joint trench plans with the
Building Permit plans. Pavement restoration shall comply with the City's current trench detail
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standard. Clarify the utility plan and provide detail for undergrounding. Existing utilities within Casa
Grande shall be undergrounded to the maximum extent feasible.
72. Compact parking located along the main access at 90 degrees shall not allow vehicle overhang
into the 4' accessible path of travel for the sidewalk.Vehicles shall not block the required roadway
width. Additional signage or treatment may be needed to reduce vehicle conflicts and manage
sightlines.
Onsite utilities shall be noted as private. Sanitary sewer lateral and storm drain lines shall be
privately owned and maintained.A public water main shall be extended to a point of connection
at Casa Grande Road and a master metered installed with backflow. All mains within the project
shall be private.
73. Revised plans shall provide for a hydrant near Technology Ln which may be used for maintenance
purposes of the waterline. The waterline in this location shall be designed with a separate 8 inch
stub so that connection to Technology Ln can be completed if easement rights are able to be
secured in the future.
74. A looped or multiple connection water service is strongly recommended but not required. A
shutdown of the single line will result in an interruption of service for the development.
75. Back flow prevention and meters shall be installed per City standard.
76. New water, sanitary sewer, landscape and irrigation, storm drain, and street improvements shall
be designed and installed per City Standards.
https://cityofpetaluma.org/city-standards/
77. 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
78. Provide photometrics for the multi-use path and public frontage. Street lighting may be required
as well as pathway lighting. The final construction documents shall include updated photometric
calculations for the trails and frontage as needed to provide sufficient lighting coverage and
intensity.
79. At the emergency vehicle access driveway,widen the crosswalk for the recreational trail to match
the trail width as close as practical.
80. Provide minimum coverage or alternative treatment for the utilities, specifically the storm drain at
Casa Grande and the driveway, per City standards.
81. An encroachment permit shall be required for all frontage work and all on-site work within public
easements.
82. As the owner of private outfalls, the property owner shall be responsible for meeting NPDES
requirements, including trash capture and inspection reporting.
83. The applicant shall comply with El 2 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
occupancy.The executed Stormwater Facilities Maintenance Agreement shall be recorded prior
to issuance of first certificate of occupancy.
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84. Prior to issuance of a Building Permit the applicant shall provide a construction level storm water
quality report 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)
85. The project shall comply with E.10 Construction Erosion and Sediment Control requirements. With
the building permit application, applicant shall provide Notice of Intent documentation as well as
the Storm Water Pollution Prevention Plan (SWPPP) and erosion and sediment control plan.
86. 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.
87. Prior to issuance of a building permit, an Operations and Maintenance manual shall be required
for the proposed storm water treatment systems and shall be submitted with the building permit
application for review and approval by the City Engineer. The manual shall include annual
inspection, by a Civil Engineer registered in the State of California, to ensure the detention and
treatment systems are operating as designed and constructed as well as provisions to make any
necessary repairs to the system.A signed and sealed copy of the report shall be provided annually
to the Office of the City Engineer.
88. Prior to issuance of a grading permit, an erosion control plan along with grading and drainage
plans shall be submitted to the City Engineer for review. All earthwork, grading, trenching,
backfilling, and compaction operations shall be conducted in accordance with the City of
Petaluma's Grading and Erosion Control Ordinance #1576,Title 17, Chapter 17.31 of the Petaluma
Municipal Code. Plans shall detail erosion control measures such as site watering, sediment
capture, equipment staging and laydown pad, and other erosion control measures to be
implemented during all construction activity.
89. The waste enclosures shall be covered to prevent contact with stormwater and shall provide
drainage to the sanitary sewer as necessary.
90. The applicant shall confirm the pickup locations of the waste enclosures with the pickup provider,
including maneuvering and access. Roadways along the pickup routes should consider this load
in relation to the geotechnical analysis following completion of remediation activities. Trash
service provider shall be consulted in coordination with City for final schedule / interval of
collection at site to provide appropriate collection frequency.
91. Please note that the City is pursuing a sanitary sewer force-main project, which is currently near
the northern property line. While the preliminary plan generally follows the existing alignment, it is
preferrable that this project be combined with creation of pathways. The City recommends the
property owner work with the City to identify a potential opportunity to collocate the path and
force main.At a minimum, the development of this site shall coordinate with the City project, such
as for access during construction.
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