HomeMy WebLinkAboutResolution 92-287 11/02/19921
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
Resolution N®. 92-2s7 N C.S.
of the City of Petaluma, California
A RESOLUTION ADOPTING A MITIGATED NEGATIVE DECLARATION
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR A REZONING OF APN'S 008-472-04,07,10 TO PUD, PROPOSED PUD DESIGN
GUIDELINES AND A TENTATIVE SUBDIVISION MAP TO ALLOW THE
DEVELOPMENT OF NOT MORE THAN 43 SINGLE FAMILY HOMES ON A
PORTION OF A 49.2 ACRE SITE KNOWN AS COUNTRY CLUB ESTATES UNITS
2a AND 3a
WHEREAS, an Environmental Impact Report was prepared and certified as adequate by
the City Council in May of 1981 for the Country Club Estates and Fairway Glen
Developments which included the Country Club 2 project area (Resolution No. 9162); and
WHEREAS, a Draft Environmental Impact Report was prepared for the Country Club 3
project but never certified due to withdrawal of the application; and
WHEREAS, an Initial Study was prepared to address a revised proposal that combined
the Unit 2 and 3 proposals to cluster the development into a smaller portion of the Unit 2
site (the revised proposals being referred to hereinafter as Units 2a and 3a); and
WHEREAS, the Planning Commission held three public hearings on the Initial Study on
August 25th, September 9th, and September 22nd, 1992; and
WHEREAS, the Planning Commission has reviewed and considered the Initial Study and
all public testimony received on the project and recommended the adoption of a Mitigated
Negative Declaration for the Country Club Estates Unit 2a and 3a project pursuant to the
California Environmental Quality Act (CEQA) in conjunction with the following actions:
30 1
31
32
33
Rezoning of APN #008-472-07 and a portion of 008-472-10 from the approved
Country Club Unit 2 PUD to the revised Country Club 2a and 3a PUD, and
Rezoning of 008-472-04 and the remainder of 008-472-10 from R-1-6,500 to PUD.
~~s. No.....9.2-~$7........ n~.cs.
2. Conditional approval of the PUD Development Plan and Design Guidelines for the
2 Country Club 2a and 3a Subdivision.
3
4 3. Conditional approval of the Tentative Subdivision Map for the County Club Estates
5 subdivision.
6
7 NOW, THEREFORE, BE IT RESOLVED that the Petaluma City Council, in reference
8 to the impact and mitigations identified in the Mitigated Negative Declaration, hereby
9 makes the following findings:
0
1 1. a. The proposed grading on the site will result in impacts on the site
2 topographk
3
4 Implementation of the mitigation measures listed below would ensure that
5 impacts relating to proposed grading would be reduced to less than
6 significant levels:
(1) Final project improvement and grading plans shall be prepared by a
registered civil engineer with assistance from a qualified geotechmcal
professional. The plans shall be prepared in compliance with the City
of Petaluma's Subdivision Ordinance and Grading and Erosion
Control Ordinance. The plans shall include a detailed schedule for
field inspection of work in progress to ensure that mitigation
measures are being properly implemented throughout construction of
the project. These plans would be subject to the review and approval
of the City of Petaluma.
(2) Construction of cuts and fills shall be completed with strict adherence
to specific geotechmcal recommendations, including proper
engineering design, and on-site inspection (see above).
(3) Cut-and-fill slopes shall not exceed a gradient of 2:1, horizontal to
vertical. Fill slopes to be placed on slopes steeper than 5:1 shall be
keyed and benched into firm soil or rock (as recommended by Herzog
and Associates). No cuts or fills should exceed 5 feet total at any
point.
(4) Increasing cut-and-fill slope ratios shall not be done without approval
of a qualified geotechmcal professional and the Petaluma City
Engineer. Where steeper cut and fills are required, retaining walls or
other approved slope reinforcing systems shall be utilized. The
retaining wall design specifications shall. be prepared with special
consideration for those areas where retaining wall backfill is subjected
to vehicular traffic.
2 Reso. 92-28.7 NCS
(5) Project grading shall be carried out in such a manner that earthen
materials (soil and rock fragments) should not be side-cast or pushed
into side slopes. Grading shall be carried out in such a manner that
the downslope roll of rock fragments is prevented.
(6) The recommendations provided in the previous geotechnical reports
are based on the assumption that geotechnical conditions will not
deviate from anticipated conditions during project construction.
During construction, a qualified geotechnical professional shall be
present to observe the site grading and foundation excavations.
Should unanticipated conditions be encountered, supplemental
engineering recommendations shall be provided. Grading
observation and testing should be conducted by properly qualified
field technician(s) during the period of earthwork construction.
Presence of a soils engineer and/or engineering geologist may be
periodically required, depending on the nature of the materials
encountered, or the complexity of the earthworks under construction.
(7) The boundaries of environmentally sensitive areas, within and in
proximity to the project, shall be staked, flagged, or otherwise
conspicuously delineated in the field by the applicant prior to
construction. These areas shall also be shown on the improvement
and grading plan drawings. These areas shall not be disturbed by
construction activities either directly (intrusion by equipment or
material) or indirectly (by side-casting or soil/rock or other waste
materials). The grading contractor and his representatives/employees
shall be made aware of the location and protection measures required
for these areas. A note to this affect shall be included on the
improvement and grading plans.
b. The proposal will involve impacts related to sensitive site geology and soils.
(1) Soils. The following measures would be necessary to reduce project
impacts due to expansive soils to insignificant levels:
Expansive soils shall be either removed or penetrated with a
drilled pier foundation design.
Expansive soils present at the site may not be suitable for use
in fills. Fill material shall be composed of soil having a liquid
limit less than 40 and a plasticity index less than 15.
(2) Landslides/Slope Stability. The following measures would be
necessary to reduce project slope instability impacts to insignificant
levels:
On-site slopes subject to previous landsliding and/or displaying
surficial soil creep shall be excavated and stabilized. If
suitable, the excavated material should be replaced as a
properly compacted fill buttress, well keyed and benched into
competent soil or bedrock below the zone of instability.
Subdrain installation to prevent future instability in the
colluvial deposits is also recommended in all of the reports.
These methods of stabilization have proven effective where
3 Reso. 92-287 NCS
applied to similar conditions elsewhere in the region. The
exact locations and the depths of the buttress fills and
subdrains should be evaluated by a geotechnical professional
during the grading operations.
Fill material for the project shall be inspected and approved by
a qualified geotechnical professional. Fills should be
compacted to at least 90 percent of maximum dry density,
utilizing the latest versions of the ASTM D-1557 test
procedure.
Residence foundations shall be designed to consider the
unstable slope conditions on the site. Foundation support for
structures below the depth of effective slope instability shall be
obtained. Foundation support for specific lots shall be designed
individually to take into account the specific slope subsurface
conditions of each lot.
c. Groundwater on the site m~ create a potential impact on slope stability.
The identified impact will be mitigated to a level of insignificance by the
following mitigation measures to be incorporated into the project:
Subdrains shall be installed in keyways as outlined in the geotechnical report
for the project and wherever seepage is observed or suspected to occur.
These measures would be necessary to reduce the potential adverse impacts
of groundwater on slope stability to a less than significant level.
d. A potential for impacts from erosion exists on the site.
Implementation of the following mitigation measures will be necessary to
reduce project erosion impacts to less than significant levels:
(1) An erosion and sedimentation control plan as required by the City's
Grading and Erosion Control Ordinance shall be prepared by the
applicant and submitted to the City in conjunction with the
preparation of the improvement drawings. The plan shall include
temporary erosion control measures to be used during construction of
cut-and-fill slopes, excavation for foundations, and other grading
operations at the site. The measures shall be adequate to prevent
erosion On-site and the resulting transport of sediment from disturbed
areas into natural or man-made drainage facilities beyond the project
limits. Such measures should include use of silt fences, diversion
beams, hay mulch, and check dams to prevent drainage channel
siltation. This plan shall place special im ortance on preventing
erosion onto adjacent downslope properties (e.g., within the Nizibian
subdivisions).
(2) Upon completion of grading, slopes shall be planted with fast-growing
groundcover or stabilized using geosynthetics to prevent erosion
subject to approval and inspection by City Engineering Staff.
Replanting of trees shall occur immediately after completion of
grading.
4 92-287 NCS
(3) The applicant shall prepare a detailed drainage plan for approval by
the Petaluma City Engineer in conjunction with the preparation of
the improvement drawings. The plan shall show supporting
calculations for culvert sizes using acceptable engineering methods.
The plan shall also show specific locations for erosion protection; e.g.,
on cut-and-fill slope faces and at all drainage outfalls. The plan shall
adequately distribute storm runoff and channel it to existing, natural
drainage courses only to the extent that it will not increase water head
to the point of unnatural channel abrasion, or carry excessive siltation
which might adversely impact water quality. Energy dissipaters and
erosion protection shall be specified in the plan at all collector
outfalls onto unconsolidated materials and highly weathered rock.
Outfalls should not be positioned where they will discharge or
concentrate runoff onto sloping areas mantled by erodible soils. The
Homeowner's Association for Country Club 2a shall be required to
enter into an agreement with the Country Club 1b Association that
ensures that Country Club 2a pays a fair share cost of the
maintenance of the lower drainage system prior to recordation of the
Final Map. Approval of said agreement by Unit 1b Homeowner's
Association shall not be unreasonably withheld. In the event that an
agreement is not reached within a reasonable timeframe, the City
shall determine "reasonable fair share".
(4) All construction and grading activities, including short-term needs
(equipment staging areas, storage areas, and field office locations)
shall expose as little new ground as possible. Whenever possible,
existing disturbed areas shall be used for such purposes, rather than
disturbing additional new ground.
(5) All grading activity shall be completed prior to the onset of the rainy
season. All new drainage facilities shall be in place and in operation
at that time. Grading and excavation activities shall not be permitted
during the rainy season. Extensions for short-term grading may be
allowed; shall be determined in consultation with the Petaluma City
Engineer, based on the sensitivity of the specific project area to
erosion, sedimentation, and the effectiveness of temporary (rainy
season) erosion measures to be implemented by the applicant.
e.
which is too occur.
The identified impact will be mitigated to a level of insignificance by the
following mitigation measures to be incorporated into the project:
The amount of grading shall be minimized by limiting the maximum number
of units permitted on the site as required by the City's Hillside Ordinance
and by requiring home construction to be sensitive to the topography, and
utilizing common driveways. The Design Guidelines shall be carefully
evaluated through the PUD and design review processes to mandate
structures which are visually compatible with the site and sensitive to the
topography. The revised design guidelines shall show section elevation
drawings of typical lots which illustrate how units will be stepped down the
hillside. The design guidelines will be subject to review and approval by the
5 Reso. 92-287 NCS
Planning Commission prior to their consideration by the City's Site Plan and
Architectural Review Committee.
2. A potential exists for an impact on the storm drain system in the area.
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
a. The project will be subject to the City's standard storm drain impact fees.
b. If the storm drain improvements on Petaluma Boulevard South, outletting
into the Petaluma River are not installed, this unit shall install these
improvements based upon Sonoma County Water Agency Master Drainage
Plan. All storm drainage improvements shall conform to the requirements of
the Sonoma County Water Agency.
c. The adequacy of the drainage plan must be evaluated by the City's
Engineering Department and the Sonoma County Water Agency prior to
approval of the Final Map.
d. The erosion control measures listed above shall be incorporated as
conditions of project a proval. Note: Please refer to mitigations provided in
Section 1.C.a., LC.b.(2~ and 1.C.d.
3. A potential exists for the project to have negative impacts on the plant and animal
life which has been observed on the site.
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
a. The proposed open space easement area shall be modified to include the oak
woodland identified in Attachment #6 to the Initial Study to minimize
impacts on the vegetation and wildlife.
b. The location of the emergency access road shall be placed to avoid the most
significant trees based on the required tree study with consideration for
possible widening of the road to provide access to future development;
subject to review and approval by City staff prior to approval of the
improvement plans for the site.
c. Prior to the establishment of the open space easement boundaries the
applicant shall pay for a City contracted tree study which identifies and
evaluates all trees on the 49.2 acre site (including the large eucalyptus
windrow). The study shall include a map of the tree trunk locations and tree
canopies. The study shall make recommendations as to which trees shall be
removed, pruned, cabled, etc. Trees categorized as being weak, decayed,
crowded, or dead should not be removed as a matter of policy, but only to
mitigate potential proliferation of tree disease, or potential fire and
individual safety hazards. All trees which are found to be posing an
immediate fire threat, safety hazard or threat to other healthy trees shall be
removed or pruned immediately, prior to final map approval for Unit 2a.
The study shall include a biological maintenance plan to assure the long term
survival and regeneration of the oak woodland and riparian plant
communities on the site. The maintenance plan shall include provisions for
6 92-287 NCS
protecting immature oaks to insure the long term survival of the grove. The
boundaries of the open space easement shall be based on this study. These
boundaries must be established prior to recordation of the Final Map.
d. The cutting of trees on individual lots, except as recommended by the trees
study, shall be specifically prohibited in the Design Guidelines and the
CC&R's. Exceptions shall be allowed in cases where the trees create a safety
hazard as determined by a certified arborist, subject to approval by City Staff.
The Design Guidelines for Units 2a (and 3a when a proposal is submitted)
shall identify those lots, which would contain trees which would be
encumbered by this restriction. Lot configuration shall be altered to provide
building pads which would not interfere with existing trees. Any mature trees
to be removed on private lots shall be re laced with three new oak trees of
the same or similar species (15 gallon size
e. Disturbance or removal of healthy mature oaks within the open space
easement area shall be avoided to all extent possible. However, where
necessary, removal to accommodate project improvements (e.g., roads,
utilities, etc.) may be permitted by the Plamm~g Director with a replacement
of three-for-one with semi-mature oak trees (10 to 16 feet tall) of the same or
similar species within the open space area.
The open space corridor along the ephemeral creek shall be enlarged to
provide a mimmum buffer of 100 feet from the top of bank as determined by
City staff to preserve the wildlife habitat and travel corridor on the Country
Club 3a side and 75 feet on the Country Club Unit 2a side. The corridor
shall average a width of 200 feet along its entire length. The creek and
grassland open space areas shall not be fenced in order to allow continued
migration of wildlife across the site.
g. A project developer shall be required to contract a qualified landscape
maintenance professional to maintain all common proposed introduced
vegetation until the project is completed. Long term responsibility for
similar maintenance shall be funded by the Homeowners Association
established for the project.
h. Maintenance standards shall be submitted for the open space area and
related improvements as part of the Planned Unit Development Plan and
CC&R's, subject to approval by City Staff. The Planned Unit Development
standards and the CC&R's shall grant the City the ability to enforce these
maintenance standards.
The applicant shall enter into a streambed alteration agreement with the
California Department of Fish and Game prior to Final Map approval.
4
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
a. Construction activities shall be limited to that portion of the day when the
number of persons occupying a potential noise impact receptor zone is
lowest; i.e., noise-generating construction activities should be limited to
7 92-287 NCS
daytime, weekday (Monday through Friday), non-holiday hours (7:00 AM to
7:00 PM). These restrictions shall be strictly enforced by the City through
the same procedures that other general noise restrictions are enforced.
b. Use of mufflers and. muffler maintenance on construction vehicles shall be
required.
Placement of stationary construction equipment such as compressors as far
as possible from developed areas and use of acoustic shielding with such
equipment shall be required. In addition, quiet construction equipment
should be utilized. The use of proper mufflers and the proper selection of
equipment should result in maximum construction-related noise levels from a
particular piece of equipment not exceeding 85 dBA when measured at a
distance of 50 feet from a piece of equipment when it is operating at its
noisiest mode.
d. The developer .shall designate a project construction period management
person as Disturbance Coordinator who would be responsible for responding
to any complaints from the neighborhood about excessive noise during
construction. A Disturbance Coordinator telephone number shall be
conspicuously posted at the construction site. The Disturbance Coordinator
would determine the cause of the noise complaint (e.g., starting too early,
bad muffler, etc.) and institute reasonable measures necessary to correct the
problem.
5
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
Shorter, low-intensity level street lights shall be used on the private streets. Baffles
shall be required on light fixtures to direct light downward.
6. a. The proximity of the project to the golf course may create a conflict between
the two uses.
The identified impact will be mitigated to a level of insignificance by the
following mitigation measures to be incorporated into the project:
Buyers of residential lots that abut the golf course shall be made aware, by
the recordation of a mechanism similar to an agricultural easement, that
their property may be impacted by the proximity of the golf course (noise,
stray balls, etc.).
The buyers shall also be made aware of the fact that the golf course is
designated suburban residential on the General Plan Land Use Map and that
residential development may occur in the future at a density of up to 2
dwelling units per acre. The wording of this statement to potential buyers
will be subject to review and approval by City staff.
8 92-287 NCS
b.
The identified impact will be mitigated to a level of insignificance by the
following mitigation measures to be incorporated into the project:
The average lot size shall be increased to not less than 8,500 square feet.
7. The proposal will reduce the amount of openspace within the City limits.
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
a. Deed restrictions shall be placed on the open space easement to insure that
they remain in open space in perpetuity. The City shall be a beneficiary of
the open space easement.
b. The open space easement shall include those woodland areas identified on
Attachment #6.
c. The deed restrictions shall allow some modifications to the edges of the open
space easement, with no net loss of open space acreage, through the project
review process for any future development on the 8.6 acre site. This
flexibility is necessary because it is expected that the exact locations of
project specific improvements for Country Club 3a will not be known until
formal plans are prepared. Modifications to these boundaries, however, shall
only be allowed when the resulting flan will result in a more environmentally
sensitive development as determined through subsequent environmental
review for the Unit 3a development.
d. The deed restrictions shall specify the permitted uses within the open space
areas. Uses shall be limited to the improvement and maintenance of the
emergency access road, improvement of the emergency access road as the
primary access road for any future development on lot 49, pedestrian and
bicycle trails; the long term maintenance of the oak woodland; and periodic
maintenance of the open space area for fire prevention. An expansion of the
golf course may also be permitted in the Country Club 2a and 3a open space
areas subject to further environmental review.
8. A potential exists for potential impacts from additional traffic.
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
a. No development which would increase traffic levels beyond 275 peak hour
trips on Country Club Drive shall be considered without further analysis of
capacity and possible need for a secondary access."
b. A sidewalk shall be provided along the south side of McNear Avenue east of
Mountain View Avenue in the section now lacking a sidewalk or pathway. A
continuous sidewalk shall also be provided along at least one side of McNear
Avenue between Country Club Drive and Petaluma Boulevard.
9 92-287 NCS
c. McNear Avenue shall be repaved where needed in the vicinity of Country
Club Drive.
d. Sidewalks or pathways shall be provided along at least one side of Country
Club Drive through Units lb and 2a prior to occupancy of any Unit 2a
homes. Sidewalks or pathways shall also be provided along one side of all
project streets.
e. Pedestrian access easements and pathways shall be provided from Cohen
Court and the proposed Unit 2a private road system and to open space area.
f. A minimum width of 36 feet curb-to-curb with parking limited to one side
(west side) shall be provided along McNear Avenue between Country Club
Drive and Petaluma Boulevard.
g. The project shall contribute to the cost of signalization of Petaluma
Boulevard/McNear Avenue intersection. A left-turn lane shall be provided
on the westbound Petaluma Boulevard approach to McNear Avenue.
h. Additional parking bays shall be added to create at least one off street
parking space per unit within the Unit 2a subdivision.
i. A four way stop sign and appropriate warning signs (i.e.,. "4-Way Stop
Ahead") shall be installed at Mc Near Avenue and Country Club Drive at the
expense of the project developer prior to occupancy of any Unit 2a homes.
9. A potential impact on the ability of the City to provide the following public services
exists.
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
a. Fire protection:
(1) The maximum grade of any street, including the required emergency
access road shall be no greater than 12%, except with approval of the
City Engineer, grade may be increased to a maximum of 15%.
(2) A secondary emergency access road shall be designed and constructed
with an all weather surface subject to approval by the City Fire
Marshal and the City Engineer. The location of the road shall be
moved if feasible to the area along the creek through the City-owned
property. The ability of the secondary access road to provide
emergency access should be evaluated on a yearly basis by the Fire
Marshall, and any needed repairs made at the expense of the
Homeowners Association.
(3) Fire hazard potential shall be mitigated throu h proper siting, use of
fire resistant materials and landscaping, and~or installation of early
warning systems", such as fire alarms and sprinklers.
(4) Buildings 3,500 square feet and larger shall be protected by an
automatic fire extinguishing system as required by Section 10.306A of
the 1988 edition of the Uniform Fire Code. Zero Lot line buildings
10 92-287 NCS
are considered one building for Building and Fire Code purposes
unless a 4 hour masonry wall is installed on the property line.
(S) The building plans shall include fire suppression systems at normal
sources of ignition. These areas are specifically at clothes dryers,
kitchen stoves, furnaces, water heaters, fire places and in attic area at
vents and chimneys for these appliances and equipment.
(6) All roofing material shall have a class "B" rating or better, treated in
accordance with the Uniform Building Code Standard 32-7.
(7) All roof covering materials applied as exterior wall covering shall
have a fire rating of class "B" treated in accordance with UBC
Standard 32-7 as per ordinance 1744 City of Petaluma.
(8) The Design Guidelines for Units 2a and 3a shall require fire resistive
exterior wall siding material and boxing of eaves.
(9) Landowners shall be required through the CC&R's to clear vacant
lots of excessive vegetation on a yearly basis.
(10) The Design Guidelines shall require new landscaping to be fire
resistant within 50 ft. of buildings.
(11) The Design Guidelines shall require chimneys to be located a
minimum of ten feet from chimney outlets. The CC&R's shall require
that tree branches be pruned a minimum of 10 feet from existing
chimneys with the recommendation of a certified arborist so as not to
harm the health of the tree through excessive pruning.
(12) All open space areas shall be disked around their perimeter to
provide fire breaks. The open space areas shall contain disked trails
across the middle to discourage the rapid spread of fire. Such fire
abatement practices shall be completed on an annual basis. This
service shall be funded through the Homeowner's Associations.
(13) Weeds and grass on private lots shall be cut to mineral earth to a
distance of 30 feet from all fences and buildings, unless otherwise
approved by the Fire Marshall.
(14) An additional one or two fire fighters should be added within the next
three to five years, depending on the completion and occupancy of
other projects on the West side, to address the cumulative increase in
fire protection needs for West Petaluma.
b. Police protection: The final improvement and development plans shall be
reviewed by the police department for their ability to provide emergency
services.
c. Schools: The project will be subject to school impact fees.
d. Open Space/Parks services: The project shall be subject to Park and
Recreation Improvement fees. An easement for public access shall be
provided through portions of the open space easement area, subject to
11 92-287 NCS
review and approval by City Staff. A General Plan amendment to change the
Park designation to Open Space to preserve the wildlife habitat and restrict
or minimize public access in the immediate vicinity of the creek is
recommended by the Music, Parks and Recreation Commission.
Maintenance of the open space easement areas must be assured through
provisions in the PUD Development Standards and/or CC&R's.
10.
The identified impact will be mitigated to a level of insignificance by the following
mitigation measures to be incorporated into the project:
a. Two trees per unit to be constructed with this phase (approximately 86 trees)
shall be planted in those areas identified on Attachment # 10 to the Initial
Study. The trees and any necessary irrigation systems along the northeastern
slope shall be planted at the time that public improvements are commenced
to insure their establishment before construction of homes. All other trees
shall be installed prior to issuance of certificates of occupancy.
b. Visual mitigation trees shall be spaced so as to break up the view of the
houses but not so as to block views of the valley from the houses.
c. The CC&R's and PUD design guidelines shall prohibit the removal of
existing trees or trees planted as visual mitigation.
d. The design guidelines shall establish a maximum building height of 24'
measured parallel to the existing natural grade. The guidelines shall require
that individual building designs respect the natural grade and the homes be
stepped up or down and/or dug into the hill. No reflective materials or
colors shall be permitted to be used. The guidelines shall address building
and roof orientation, landscaping, decking, building projections, etc. Said
guidelines shall be reviewed and accepted by the Planning Commission prior
to consideration by SPARC.
e. The total number of units in Unit 2a shall be reduced by at least 10%.
f. The average lot size shall be increased to 8,500 sq.ft. as mentioned above.
g. The number of units on the north side of Country Club Drive shall be
reduced and the lot width increased to further mitigate the visual impacts on
that side of the hill.
h. The changes to the Tentative Map and PUD Plan shall concentrate on
maximizing view corridors between buildings.
i. A revision sketch shall be submitted for Council review to determine ability
to comply with these visual mitigations .prior to Tentative Map approval.
On Lot 49, no buildings taller at any point (including roof projections such as
chimneys) than 5 feet above the maximum elevation of the southernmost
knoll shall be permitted.
12 REso.92-287 NCS
k. No homes shall be permitted to be constructed in the most visible areas on
Lot 49 identified on the site visibility map for the Country Club Unit 3 EIR,
Attachment #11).
11. Although no potential areas of archaeolo icg al significance have been identified on
the site, these sites are often not identified until excavation be inns.
A potential archaeological impacts will be mitigated to a level of insignificance by
the following mitigation measures to be incorporated into the project:
In the event that archaeological remains are encountered during grading, work shall
be halted temporarily and a qualified archaeologist shall be consulted for evaluation
of the artifacts and to recommend future action. The local Indian community shall
also be notified and consulted in the event any archaeological remains are
uncovered.
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
IN CONCLUSION, BE IT FURTHER RESOLVED that the Petaluma City Council does
hereby adopt the Mitigated Negative Declaration on said project, and in connection with
this approval makes the following findings pursuant to State and local guidelines:
1. On the basis of the conclusion of the Initial Study prepared for the Country Club 2a
and 3a project, there is no substantial evidence that the project, as mitigated, will
have a slgnlflcant effect on the environment.
2. An Initial Study has been conducted by this lead agency which has evaluated the
potential for this project to cause an adverse effect -- either individually or
cumulatively -- on wlldllfe resources. For this purpose, wildlife is defined as "all weld
animals, birds, plants, fish, amphibians, and related ecological communities,
including the habitat upon which the wildlife depends for its continued viability."
(Section 711.2, Fish and Game Code).
cctwondr~counci110
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of the City of Petaluma. at a (Regular) (.~}Y+~~~~p~~ meeting form
on the ....___2nd--_..-....- day of ..................November 92 /, ~
............................... 19_......., by the ~tj.
following vote: .. ...........................
City Attorney
AYES: Read, Davis, Sobel, Nelson, Vice Mayor Cavanagh, Mayor Hilligoss
NOES: None
ABSENT: W olsey
City Clerk
i
r-•
~~,('
--
Mayor
council File.---._q.~...._ ..................
ca io-s5 Res. No . .............1.......9.2-.2~tls.NCS
Counter Club Estates Units 2a And 3a
1Vlit-gation 1Vl:onitorin~ Pr®~~an~, November, 19.92
Prepared. y City Of Petaluma Planning I)epartnlent
BACKGROUND
On January 1st, 1989, AB .3180 became law in California. The bill requires all public agencies to adopt mitigation monitoring
programs .when they approve projects for which a Mitigated Negative Declaration or Environmental Impact Report is"
adopted. Agencies adopting. Mitigated Negative. Declarations must •take affirmative actions to determine that approved
mitigation measures are in fact implemented "subsequent'to project approval.(Public.R~sources Code 21081.6)
The attached document is a draft project-specific monitoring program which has been designed for the Country Club Unit 2a
and 3a project.
PROGRAM FORMAT
The draft monitoring program for the Country Club 2a and 3a project is presented in a checklist format for use by the City to
establish and oversee the implementation aspects of each mitigation measure. The checklist contains three columns. ~as
follows:
L Mitigation Measure The first column lists the mitigation as required" by the conditions of project approval. The
• conditions are listed in the order they are listed in the Initial Study and in the. Draft Resolution adopting the Mitigated
Negative Declaration.
2. Implementation Responsibility and Timing The second column identifies who is responsible for implementation and
. the timing of the implementation. In most cases this column describes actions which are required of the applicant.
3. Monitoring Responsibility The third column lists which City department, agency or individual will be responsible for
monitoring the specific mitigation and the timing of the monitoring.
CC2MMCOV/DD6
v
1
Mitigation
la
Implementation Responsibility & Timing
Monitoring Responsibility & Timing-
Final project improvement and grading
plans shall' be prepared by a registered
civil engineer with assistance from a
qualified geotechnical professional.
The plans shall be prepared.in
compliance with the City of Petaluma's
Subdivision Orclinanee and Grading and
Erosion Control Ordinance. The plans
shall .include a detailed schedule for
field inspection of work in progress to
ensure that mitigation measures are being
proper-ly implemented throughout
construction of the project. 'These plans
would be subject to the review and
approval of the City of Petaluma.
2. Construction of cuts and fills shall be
completed with strict adherence to
specific geotechnical recommendations,
including proper engineering design and
on-site inspection (see above).
3. Cut-and-fill slopes .shall not exceed a
gradient of 2:1, horizontal to vertical.
Fill slopes to be placed on slopes
steeper than 5:1 shall be keyed and
benched into firm soil or rock. No
cuts or fills should exceed 5 feet
total at any point.
Responsibility: applicant;
Improvement plans .must be submitted
to the Engineering Department to
determine compliance with conditions.
Plans must be signed by project
engineer and geotechrical.professional.
Timing: plans must b~e submitted
prior to or concurrent with Final
Map submittal. _
Responsibility: applicant,
project. soils engineer,.
Timing: during construction
Responsibility: applicant
Timing: plans must be submitted
prior to or concurrent with Final
Map. approval.
City Engineering Department
Timing:_ prior to Final Map approval.
City Public Works Inspector/
Project soils engineer
On-site. rough grading work
will be monitored by the
Public `Works inspector and project
soils engineer to insure that; '
work completed complies with approved
plans.
Timing: during construction
City Engineering Department/
City Planning Department
Grading_plans will be reviewed by the
Planning and Engineering Department
before ,approval of the Final Map
through standard review procedures.
Timing: plans must be approved prior
to Final Map approval.
2
Mitigation
4. Increasing cut-and-fill slope ratios~shall
not. be done without, approval of a
qualified geotechnical professional and
the Petaluma City Engineer. Where
steeper cut and fills are required,
retaining walls or other approved slope
reinforcing systems shall be utilized. --
The retaining wall design specifications
shall be prepared with. special
consideration for those areas where,
retaining wall backfll is~ subjected to
vehicular traffic.
5. Project grading shall be carried out in
such a manner that earthen materials
(soil and rock fragments) should not be
side-cast or pushed into side slopes.
Grading shall be carried out in such a
manner that the downslope roll; of rock
fragments is prevented.
6. Thee recommendations provided in the
previous geotechnical.reports 'are based
on the assumption that geotechnical
conditions will not deviate from .
anticipated conditions during project
constrtiiction. During construction, a
qualified geotechnical professional shall
be present to observe the site grading and
foundation. excavations. Should
unanticipated conditions be.encountered,
supplemental engineering recommendations
shall be .provided. Grading observation
and testing should be conducted by properly
qualified field technician(s) during the
period of earthwork construction.. Presence
of a soils: engineer .and/or engineering
geologist may be periodically required,,
depending; on the nature of the materials
encountered, or the complexity of the
earthworks under construction.
Implementation Responsibility & Timing
Responsibility: applicant
Timing: plans must be submitted prior
to or concurrent with Final Map
submittal.
Responsibility: applicant,
soils engineer
Timing: during construction
Responsibility: applicant,
project soils engineer
A qualified geotechnical professional
shall be present to observe site grading
and foundation excavations. The Public
Works. inspector may require the presence
of other qualified professionals throughout
construction.
Tirriing: during construction.
Monitoring Responsibility & Timing
City Engineering Department/
City Planning Department
Grading plans will be reviewed by the
Engineering Department before. approval
of the Final Map through standard review
procedures.
Timing: plans must be approved prior to
Final Map approval.
City Public Works Inspector-/
Project Soils Enigineer -
Tinning: The site will be inspected ~
throughout the construction process by ~
the Public Works Inspector to determine ~
compliance with this condition. ~
- o0
City Public Works Inspector/
City Engineer c~
Timing: during construction.
3
Mitigation
Implementation, Responsibility & Timing
Monitoring Responsibility & Timing.
7. The boundaries of environmentally
sensitive areas, within and in proximity
to the project, shall be :staked, flagged;
or other wise. conspicuously delineated
in the field by the applicant prior to
construction. These areas shall also be
shown on the improvement and grading
plan drawings. These areas shall not ~,be
disturbed by construction activities either
directly (intrusion by equipment or material)
or indirectly (by side-casting or soil/rock
or other waste materials). The, grading
contractor and his representatives/
employees shall be ..made aware of the
loeatioii and protection measures
required for these areas. A note to
this effecf shall be included on the
improvement and grading plans.
lb
1. Soils:
Expansive soils shall b~e either
removed or penetrated with a drilled
pier foundation. design.
Expansive soils present at the site
may not be suitable for use in fills.
Fill. material shall be composed of
soil .having a liquid limit less than.
40 and a plasticity index less than 15:
Responsibility; project applicant,
project soils engineer
Timing: improvement plans must be
submitted prior to or concurrent•
with Final Map approval; stakes
must be placed prior to commence-
ment of any construction. on site.
Responsibility: applicant, project
soil .and civil engineers
Timing: 'throughout construction.
City Engineer/Publ'ic Works
Inspector/Planning Department
Timing: Improvement plans will be
reviewed by the Engineering ar~d
Planning Departments prior to approval
of the Final Map. Th'e Site will be
inspected pr-ior fq commencement of
construction by the projectgeo=
technical professional and the Public
Works Inspector to ensure the
:placement of field flags and/`or
stakes.
v
r
00
Public Works Inspector/ ~
City Engineering Department/
Project geotechmcal professionals. ~
Timing: Grading on-site will be
inspected and certified by the project
soils and civil engineers throughout
construction to determine compliance
with this condition.
2. L-,andslides/Slope Stability:
On-site slopes subject to previous
landsliding and/or displaying sufical
soil.~creek shall be excavated and
stabilized. The suitable, the excavated
material should be replaced as a properly
compacted fill buttress, well keyed and:
benched into competent soil or bedrock
Responsibility: applicant
The improvement plans shall show
the location of these. sensitive areas
and include plans for stabilization.
Timing: The improvement plans must be
submitted.. prior to or concurrent with.
the Final Map submittal; final and
City Engineering Department/
Public Works Inspector/
Project geotechnical professional
Timing: Improvement plans must be
approved prior to Final 1VIap approval;
site inspected during grading and
construction; individual soil reports
must be-reviewed prior to issuance
Mitigation
below the zone of instability. 'Subdrain
installation to prevent future instability
in the eolluvial deposits is also recom-~
mended in all of the reports. The exact
locations and the depths of the buttress
fills and subdrains should be evaluated
by a geotechnical professional during the
grading operations.
Fill material for the project shall ber
inspected .and approved'by a qualified
geotechnical professional. Fills should
be compacted to at -least 90 percent of
maximum dry density; utilizing the
latest versions of the~ASTM D-1557
test procedure (as recommended in
all three previous geotechnical
reports).
Residence foundations shall be
designed to consider the unstable
slope conditions on the site.
Foundation support for structures
below the depth of effective slope
instability shall be obtained.
Foundation support for specific lots
shall:be designed individually to
take into account the specific slope
subsurface conditions of each lot.
lc
1. Subdrains shall be installed in
keyways as outlined in the
geotechnical report for this project
and wherever seepage is observed or
suspected to occur.
Implementation Responsibility & Timing
supplemental soil reports must"be
submitted with individual building
permit application; the fill material
shall be inspected and approved by a
qualified geotechnical professional after
grading is complete prior to building
construction..
Same as above.
Same as above.
Responsibility: -applicant, project
geotechnical professional
Timing: The improvement plans identifying.
these- areas must be submitted prior to or
concurrent with Final Map submittal; .,:
site to be inspected throughout
construction by project geotechnical
professional.
Monitoring Responsibility & Timing
of building permits.
Sarre as above.
City Engineering/
Public Works Inspector/
Building Inspection Divrsion
City Public Works Inspector/
Project geotechnical professional
Timing: improvement plans must
be approved prior to Final. Map
approval; site to be inspected by
Public Works .Inspector throughout
construction.
4
r
od
c6'
Mitigation
ld
1. An erosion and sedimentation control
plan as required by. the City's Grading
and Erosion Control Ordinance shall be
prepared by the applicant and submitted
to the City in conjunction with the
preparation. of the improvement drawings.
The plan shall include temporary erosion
'control measures to be used during
construction of cut-and-fill slopes,
excavation for foundations, and: other
grading operations at the site. The
measures shall be adequate to prevent
erosion on-site and the resulting trans-
port of sediment from disturbed areas
into natural or man-made drainage
facilities beyond the project limits.
Such measures should include use of silt
fences, diversion beams, hay mulch, and
check dams to prevent drainage channel
siltation. This plan shall place
special importance on preventing erosion
onto adjacent downslope properties .
(e.g., within the Nizibian subdivisions).
2. Upon completion of grading, slopes shall
be planted with fast-growing groundcover
or stabilized using geosynthetics to
prevent erosion subject to approval. and
inspection by City Engineering staff.
Replanting of trees shall occur
immediately after completion of grading.
3. The applicant shall prepare a detailed
drainage plan for approval by the
Petaluma City Engineer in conjunction
with the preparation of the improvement
drawings. The plan shall show- supporting
calculations for culvert sizes using
acceptable engineering methods. The
plan shall also show specific locations
Implementation Responsibility & Timing
Responsibility: applicant
Timing: erosion control plan. must be
submitted with Final Map.
Same as above.
Responsibility: applicant
Timing: Drainage plan must be submitted
concurrent with or prior to Final Map
application; agreement between Homeowners
Association must be achieved prior to
Final Map approval.
5
Monitoring Responsibility & Timing
City Engineering Department/
Public Works Inspector
Timing:
The erosion control plan will be
submitted forxeview by the City
Engineering Department with the
Improvement Plans prior to Final
Map approval to determine compliance
with these mitigations. The Public
Works inspector shall inspect the
site during and after grading to
insure compliance.
Same as above.
City En ineering Department/
SCWA~City Attorney
Timing: The drainage plan shall'be
reviewed and approved by SCWA and
the City .Engineering Dept. prior to
approval of the Final Map. The
agreement between Homeowner's
00
c-6
S
4~
6
Mitigation
for erosion protection, e.g., on cut-
and-fill slope faces and at all drainage
outfalls. The plan shall adequately
distribute storm runoff and channel it to
existing, natural drainage courses only
to the extent that it will not ~~increase
water head' to =the point of unnatural
channel abrasion, or. carry excessive
siltation which might adversely impact
water quality. Energy dissipaters and
erosion protection. shall :be .specified,
in th'e plan at all eollector~ outfalls onto
unconsolidated materials and, highly
weathered rock. Outfalls should not be
positioned where they will discharge or
concentrate .runoff onto sloping areas
mantled by erodible soils: The Home-
owner's Association for Country Club 2a
shall be required to enter into an
agreement with the Country Club lb
Association that ensures that Country
Club 2a pays a fair share cost of the
maintenance of the lower drainage
system prior to recordation of :the.
Final Map.. Approval of said agreement
by Unit lb Homeowners' Association,
shall. not be unreasonably withheld.
In the event that an agreement is not
reached within a reasonable timeframe,
the City shall determine "reasonable
fair share".
Association Tb, 2a and 3a must be
reviewed by City Engineering, or City
Attorney if necessary, prior to final
approval. Installation of drainage
improvements during construction will
be to the satisfaction of .the City
Engineering Department.
Y
t`
r6
4. All construction and grading activities,
including short-term needs (equipment
staging areas, storage areas, and field
office locations) shall expose as little
new ground as possible. Whenever
' possible, existing disturbed areas shall
be used for such purposes; rather than
disturbing additional new ground.
Implementation Responsibility & Timing Monitoring Responsibility & Timing.
Responsibility: applicant
Timing: throughout project construction
Public Works Inspector
Timing:. Compliance with this mitigation.
will. be insured through routine
inspection of the construction
site by the Public Works Inspector.
Mitigation
5. All grading activity shall be completed
prior to the onset of the rainy season. .
All new drainage. facilities shall be in
place and' in operation at that. time..
Grading and, excavation .activities shall
not be permitted. during the rainy season.
Extensions for short:=terrrm g:Tadng may be
allowed by Petaluma City Engineer, based
on the sensitivity of the specific
project area to erosion, sedimentation,
and the effecfiveness~ of temporary
(rainy eason) erosio_ n measures to be
impleinented~ by the applicant.
le
1. The amount of grading shall be.
minimized by limiting the maximum
number of units. permitted~on the site
as required by the City's Hillside
Ordinance and by requiring; home
construction to be sensitive to the
topography, and utilizing common
driveways. The Design Guidelines
shall be carefully evaluated through
the PLJD and design review processes
to mandate structures which. are
visually compatible with the' site and
sensitive to the topography. The revised
design guidelines shall show section
elevation drawings of typical lots which
illustrate how units will be .stepped down
the hillside. The design guidelines will
be subject to .review and approval. by the
Planning Commission prior to their
consideration by the City's Site Plan and
Architectural Review Committee.
Implementation Responsibility & Timing
Responsibility: applicant
Timing: during construction
Responsibility: applicant
Timing: revised PUD Guidelines
must be submitted prior to application
for Final Map approval.
Monitoring Responsibility & Timing
City Engineer/
Building Inspection Division/
Public Works Inspector
Timing:. duffing construction:phase.
The Public Works. Inspector and. the
Building Division shall insure that
no grading. activity occurs within
the rainy season and that all
drainage facilities are in place.
City Planning Department/
Planning Commission/
SPARC
Timing:
The PiJD guidelines will be reviewed
by the Planning Commission. and SPARC
to determine..compliance with. this
mitigation prior to Final. Map approval.
The. implementation of the guidelines
will be insured by the City Planning
Department through administrative
SPARC review and building permit
review.
o~v
c6'
8
Mitigation
2a
2c
Za
The project will be subject to the
City's standard storm drain impact fees.
If.~the storm drain improvements on
Petaluma- Boulevard South, outletting into
the Petaluma River are not installed,
this. unit shall install these improvements
based upon Sorioma County -Water Agency
Master Drainage Plan. All storm drainage
improvements shall conform to the require-
inents of'the Sonoma County Water Agency.
The adequacy of the drainage plan
must be evaluated by the City's Engineering.
Department and the Sonoma County Water
Agency prior to~ approval of the Final Map.
The. erosion control measures listed
above shall. be~ incorporated as conditions
of project approval. Note: Please refer
to mitigations provided in Section 1.C.a.,
1.C.b.(2) and LC.d.
3a The proposed open space easement area
shall be modified to include the oak
woodland identified in Attachment #6 to the
Initial Study to~ minimize impacts on the.
vegetation and wildlife.
Implementation Responsibility & Timing
Responsibility: applicant
Timing: prior to request for a
Certificate of Occupancy.
Responsibility:- applicant
Timing: ,The drainage plan must be submitted
prior to or concurrent with submittal of
the public improvement plans. The
applicant is responsible'for obtaining
SCWA approval prior to approval of the
improvement plans. The letter of approval
from. SCWA must be forwarded to the
City Engineer with -the improvement plans.
Same as above:
Responsibility: City Council
Monitoring.Responsibility & Timing
Building Division
Timing: storm drain impact fees are
collected by the Building Division
prior to issuance of. a Certificate
of Occupancy for each home.
Sonoma County Water .Agency/
City Engineering Department
Timing: SCWA approval must be
obtained prior to Final Map
submittal; improvements must be
.approved prior. to Final ,Map. approval.
Same as above.
City Planning Department/
City Council
Timing: at''time of project approval.
Timing: at time of project
approval.
Responsibility: applicant; project
arborist.
Timing: plan showing open space- must be~
submitted for Planning Commission review
prior to submittal of Final Map
application, after completion of .
arborisYs report.
Plarning Commission/
Planning Department/
Project arborist
Timing: The .location of the open.
space easement will be reviewed by he
Planrung:.Cornrnssion wi#h the tree
evaluation .and revised Planned Unit
Development Design Guidelines prior
to Final Map approval.
Mitigation
3b The location of the emergency access
road shall be placed to avoid the most
significant trees based on the required
tree study with consideration for possible
widening of the road to provide access to
future development,. subject toy review and
approval by City staff prior to approval
of the improvement plans for the site.
3c Prior to establishment of the open
space easement boundaries, the applicant
shall pay for City-contracted tree:study
which. identifies and Devaluates all. trees
on the 49.2 acre site (including the
large eucalyptus windrow). The study
shall include a map of the tree trunk,.
locations and tree canopies. The study
shall make recommendations as to which
trees shall be removed, pruned, •cabled,
etc. Trees categorized as being weak,
decayed, crowded, or dead. should not be .
. removed as a matter of policy, but only'to
mitigate potential' proliferation of tree
disease, or potential :fire and. individual
safety hazards. All trees.~wheh are found
to be posing ~an immediate fire threat;
safety hazard, or threat to other healthy
trees shall be removed or pruned immediately
prior to Final Map approval for Unit 2a.
The study shall include a biological
maintenance plan to assure the long term
survival and regeneration of the oak
woodland and riparian plant communities
on the site. The maintenance plan shall .
include provisions for protecting
immature oaks to insure the long-term
survival of the. grove. The boundaries-
of the open space easement shall be
based on this study. These boundaries
Implementation Responsibility & Timing
Responsibility: applicant,
project arborist
Any work within the dripline of the
trees will be under the supervision
of the project arborist.
Timing: plan showing emergency access
road must be submitted with revised
landscape plan to show which trees
are to be .removed •per PUD Condit-ions.
Responsibility: applicant;
City Planning Department
The long-term maintenance responsibilities
will be performed by the Homeowner's
Association.
Timing: The. Planning Department shall
contract for. aril the applicant shall pay
for said tree study before. submittal of
final improvement plans; dangerous
uses to be removed immediately;
location of open space. easement
to be submitted for Planning
Commission review prior to Final
Map application.
9
Monitoring Responsibility & Timing
Planning Department/
City Attorney/
Project Arbonst
Timing: The location of the emergency
access road shown on the improvement
plans will be reviewed by the City
Planning Department and the project
arborist hired by the City to determine
compliance with .this condition prior to
Final Map approval.
Planning Commission/
Planning Department staff/
Project arborist/
Homeowner's Association 2a, 3a
Tuning: The tree study shall~be .
reviewed by the Planning Commission
and Planning staff in conjunction with
the. PUD Design Guidelines prior to Final
Map approval: All .improverrient :and
development.. plans will be reviewed .
for compatibility with "the tree. study
recommendations.
00
~6
0'
Mitigation
must be established prior to recordation
of the Final Map.
3d The cutting of trees on.individual
lots; except as recommended by the trees
study, shall be specifically prohibited
in the Design Guidelines and the CC&R's.
Exceptions shall be allowed in cases
where the trees create. a safety hazard
as determined by a certified arborist,
subject to approval by City staff. The
Design Guidelines for Units 2a (and 3a
when a proposal is submitted) shall
identify those lots, which would contain
trees which would be encumbered. by this
restriction. Lot configuration shall be
altered to provide building pads which
would not interfere with existing trees.
Any mature trees to be removed on private.
lots shall be replaced with three new oak
trees of the same or similar species
(15 gallon size).
3e Disturbance or removal of healthy
mature oaks within the open space
easement area shall be avoided to all
extent possible. However, where
necessary, removal. to accommodate
project improvements (e.g., roads,
utilities, etc.) may be permitted by
the" Planning Director with a
replacement of three-for-one with semi-
mature oak trees (10 to 16 feet tall)
of the same or similar species within
the open space area.
3f The open space corridor along the
ephemeral creek shall be enlarged to
provide a minimum buffer of 100 feet
from the top of bank as determined. by
Implementation Responsibility & Timing
Responsibility: applicant
Timing: Design Guidelines and
CC&R's to be submitted prior to
Final Map application to determine
compliance with this condition.
Responsibility: applicant
Timing: These trees must be considered
during preparation of improvement plans.
Improvement plans must be submitted
prior to or concurrent with Final Map
application.
Responsibility: project applicant
Other conditions of approval require
that this area be given the General
10
Monitoring Responsibility & Timing .
City Planning De artment/
Protect Arborist~
Homeowner's Association 2a, 3a
Timing: The Design Guidelines and
CC&R's will be reviewed fqr compliance
with the tree study recommendations
prior to Final Map submittal.
Individual site improvements will be
reviewed through administrative
SPARC review prior to issuance of
building permits.
Planning Director
Timing: The improvement plans will be
reviewed for compliance~with the tree
study recommendations by Planning
staff prior to Final Map approval.
The removal of any healthy native oaks
shall be reviewed by the Planning
Director.
Planning staff/
Planning Commission/
City Council
N
v-
11.
Mitigation
Implementation Responsibility & Timing.
Monitoring Responsibility & Timing
City staff to preserve the wildlife
habitat and travel corridor on the
Country Club 3a side and 75 feet. on
the Country club. Unit 2a side. The
corridor shall average a width of
200 feet along: its entire length.
The creek and grassland open space
areas shall not be fenced in order
to allow continued migration of
wildlife across- the .site.
3g A project developer shall be
required to contract a qualified
landscape maintenance professional
to maintain all common proposed
introduced vegetation until the
projectis completed. Long-term..
responsibility for similar
maintenance shall be funded by the
Homeowners Association established
.for the project.
3h Maintenance standards shall be
submitted for the open space area
and related improvements as part.
of the Planned Unit .Development
Plan and CC&R's, subject to
approval by City staff. The
Planned Unit Development standards
and the CC&R's shall grant the City
the ability to enforce these
maintenance standards.
Plan Land Use designation of "Open
Space" prior to Final Map approval.
This is the responsibility of the
City Planning Department.
Timing: Exact location of the open
space corridor must be-~submitted
with the, revised Planned Unit Development
plan per PUD conditions of approval.
Responsibility: applicant,
Homeowner's Association
Timing:throughout life of project.
Responsibility: applicant
Compliance with the maintenance standards
will be the responsibility of the
developer.
Timing: maintenance standards to be
submitted with revised PiJD standards.
Timing: The open space corridor
location along the creek will be
subject to review by the Planning
Commission and SPARC prior to Final,
Map approval.
Homeowners Association/
City Planning staff
The Homeowner's Association
and City Planning Dept. shall be ~
responsible .for monitoring the ~.
landscaping until it is established uo
for a period of five years per. cS
PUD conditions. t
Timing: fihe installation and '
maintenance of `the introduced
vegetation will be monitored by
the project planner until.
construction.of the project is'
complete.
Planning Commission/
City Planning Department/
Homeowner's Association
The City can enforce' the maintenance
standards which will be a part of the
PUD Standards.
Timing: The PUD Standards shall; be
reviewed by the Planning Commission
prior ~to Firiai Map application.
12'
Mitigation
Implementation Responsibility & Timing
Monitoring Responsibility & Timing;
3i The applicant shall enter into
a streambed alteration agreement
with the California Department of
Fish and Game.prior to Final Map
approval..
4a Constr~uetion activities shall
be limited to that portion of the day
when the number of persons occupying
a potential noise impact: receptor -zone
is lowest; i,e., noise generating
construction activities should be
limited to daytime, weekday (Monday
through Friday), non-holiday hours
(7;00 AM to 7:00 PM): These
restrictions shall be strictly
enforced by the City through the
same procedures that other general
noise restrictions are enforced.
4b Use of mufflers and muffler
maintenance on construction vehicles
shall be required.
4c Placement of stationary
construction equipment such as
compressors as far as possible from
developed areas and: use of ..acoustic
shielding with such equipment shall
be required. In add~i_tiori;_quiet
construction equipment should be
utilized. The use of proper mufflers
and. the proper selection of equipment.
should result in maximum construction.
related noise levels from a particular
piece of equipment not exceeding .
85 dBA when measured at a distance
of 50 feet from a piece of equip-
Responsibility: applicant
Timing: The applicant shall submit copies
of the agreement with Fish and Game with
the Final Map application.
Responsibility: applicant
In this case, the Disturbance Coordinator
named by the applicant will have 'the
responsibility for insuring compliance
with.. the noise standards for this project.
Planning, staff will proceed with an
abatement if efforts of the Disturbance
Coordinator fail.
Timing: throughout project construction
Responsibility: 'The project Disturbance
Coordinator shall insure that noise
mitigations are complied with.
Timing: throughout construction.
Same as above.
City Planning. Department
Timing: Planning Department shall
ensure compliance prior to Final
Map approval.
City Planning Department/
Disturbance Coordinator
Noise standards are enforced by the
City Planning Department when
complaints are received. Ail complaints
are reviewed and investigated by the
Zoning Abatement section of the Current
Planning team.
Timing: throughout construction
when complaints are received.
00
City Planning Department/
Disturbance Coordinator
Timing; .throughout construction.
Same as above.
13
Mitigation
ment when it is operating at its
noisiest mode.
4d The developer shall designate a
project construction period
mariagernent person as ~Disturbanee
Coordinator who would be responsible
for responding to any complaints
from the neighborhood about excessive
noise during construction. A
Dist'urbarice Coordinator telephone
number shall be conspicuously
:posted at the construction site.
The Disturbance Coordinator would
determine. the cause of the noise
complaint (e.g., starting too early,
bad muffler, etc.} and institute
reasonable :measures necessary to
correct the problem.
5 Shorter, low-intensity level street
lights shall be used on the private
streets. Baffles shall be `
required on light fixtures to direct
light downward.
6a Buyers of residential lots that
abut the golf course shall be made
aware, by the recordation of a
mechanism similar to an agricultural
easement, that their property may
be impacted by the proximity of the
golf course (noise, stray balls, etc.)
Implementation Responsibility & Timing Monitoring Responsibility & Timing
Responsibility: applicant
Timing:
This person's name and number shall
be submitted to the Building Division
prior to approval of grading permits:
Responsibility: applicant
Timing: stree lighting must be shown on
improvement plans submitted prior to or
concurrent with Final Map application.
Responsibility: The deed restriction
shall bey prepared by the project
applicant.
Timing: wording must be submitted with
Final Map application.
City Planning Department/
Disturbance Coordinator
The posting of the Disturbance
Coordinator's number shall be
reviewed by the project .planner.
Timing: prior to .commencement of
grading and throughout project
construction.
Planning. Staff/Engineering. Dept.
Public Works Department
Timing: Planning shall review the
Improvement Plans to determine
compliance w. ith this condition prior
to Final Map approval. The private street
improvements will be subject to approval
by the Engineering Dept. prior to Final.
Map approval.
City Planning Department/
City Attorney
Timing: deed restriction shall be
reviewed and recorded with Final Map.
Mitigation
The buyers shall also be made aware
of the fact that the golf course is
designated suburban residential on the
General Plan Land Use .Map and that.
residential development may occur in the
future. at a density of up to 2 dwelling
units per acre. The wording. of this
statement to potential buyers will be
subject to review and approval by City
staff.
6b The average lot-size. shall be
increased to not less than 8,500 sq. ft.
7a Deed restrictions shall be placed
on the open space easement to insure
that they remain in open space in
perpetuity. The City shall be a
.beneficiary of the open space.
easement.
7b The open space easement shall..
include those woodland areas
identified on Attachment #6
to the Initial Study.
Implementation Responsibility & Timing
Same as above
Responsibility: applicant
Timing: A revised tentative map showing
the enlarged lot layouts wild be submitted
fore review by the City within 60
days of project approval.
Responsibility: applicant
Timing: The location of the open space
easement shall be shown on the Final Map.
Responsibility: applicant
Timing: location of open space easements
must be submitted with revised ~PUD
standards per conditions of PUD approval.
14
Monitoring Responsibility & Timing
Same as above.
City Planning Department/
City Engineering Department
Timing: prior to Final Map
application.
City Planning Department/
City Attorney
Timing: The deed restrictions
will be reviewed by the City Attorney
and Planning Department and
recorded with,.the Fi"naI Map:
City Planning Department/
Planning Commission
Timing: The location and terms of'the
open space will be reviewed by the
Planning Commission before Final Map.
approval. These terms will be recorded
with the Final Map. -
7c The deed restrictions shall Same as above.. Same as above.
allow some modifications. to the ~ -
edges of the open space easement,
with no net loss of open space
-~
Mitigation
acreage, through the project review
process for any .:future development
on the 8.6 acre site: This
flexibility is necessary because it
is expected that the. exact locations of
project specific improvements for
Country Club ~3a wilL:not be known
until foimal plans are prepared.:
Modifications to these boundar-ies;
however, shall only be ::allowed when
the: resulting plan wlh.result in a
more environmentally sensitive
development as determried through
subsequent. environmental review for
the- Unit 3a development.
'7d The deed restrictions shall
specify the permitted uses. within the
open space areas. Uses shall be
limited to the improvement and
maintenance of the emergency access
road, .improvement of the emergency
access road as the primary access
road. for any .future development on
lot 49, pedestrian and bicycle
trails; the long-term ~inaintenance
of the oak woodland; and periodic
maintenance of the open space. area
for fire prevention. An expansion
of the golf course may also be
permitted in the Country Club 2a-
and 3a open. space areas subject to
further environmental review.
Implementation Responsibility & Timing
Same as above.
N o aeveiopment wn~cn wouta
increase traffic levels beyond- 27.5
peak hours on Country Club Drive
shall be considered without further
analysis, of capacity and possible
need for a secondary access.
Engineer
15
Monitoring Responsibility & Timing
Same as above.
ty l rattic
Timirig: New projects are reviewed for
traffic impacts as a matter of
standard.environmental review
procedures.
(::ity 1 rattic >/
City Planning
Timing: upon submittal of
any subsequent- applications.
in this area.
1.6,
Mitigation
8b A sidewalk shall be provided
along the south side of McNear Ave.,
east of"Mountain View Ave. in'the
section now lacking.a sidewalk or
pathway. A continuous sidewalk
shall. also be provided along at
-least one side of `McNear Avenue
between Country Club Drive and•. .
:Petaluma Boulevard. -
8c McNear Avenue shall be.
repaved'. where .needed in the
' •vcinity of Country Club Drive.
Implementation Responsibility & Timing
Responsibility: applicant
Timing: the sidewalks and paving
improvements shall be included on the
improvement plans submitted prior to or
concurrent with Final Map application.
Same as above.
Monitoring Responsibility & Timing
City Engineering Department
City Public Works Inspector
Timing:. subject to review
and approval by :the City
Engineering Dept. prior to
Final Map approval.
Same as above.
8d Sidewalks or pathways hall Same as above. Same as above.
be provided long at least one side
of Country Club Drive through Units ..~
lb and 2a prior to occupancy of .any
Unit 2a homes. Sidewalks pr path- _ ~ r
ways shall also be: provided along: o0
one side of :all pr'oj'ect treets. ~
8e Pedestrian ;access. easements and
pathways ''shall be provided from.
Cohen Court and the ;pr.oposed Unit
2a private road system and to open
space area.
8f A minimum width of 36 feet curb-
fo-curb with parking limited to one
side= (west side) shall be provided .
along McNear Avenue between Country
Responsibility: applicant
Timing: revisedjT'entatve Map showing
changes to be submitted within 60 days
of project approval. The easements shall
be shown on the Final Map; the pathways
will be shown on the improvement plans
subject to review by City staff.
Responsibility: 'applicant
Timing: Improvement plans to be.
submitted prior to or concurrent with
City Engineer/
City Planning Department/
The long-term maintenance of the path-
ways will be the responsibility of the
Homeowner's Association Unit 2a, 3a.
Timing: The revised tentative map.
shall be reviewed for-compliance with
this condition prior to Final Map
application. 1Vlaintenance of _
pathways shall be continuous.
City Engineering Dept /Public Works
Inspector/county Engineering Dept.
The improvement plans will be reviewed
17-
Mitigation
Implementation Responsibility & Timing
Monitoring Responsibility & Timing
Club Drive and Petaluma Boulevard.
'8g The project shall. contribute to
the cost of ignalzation of
Petaluma. Boulevard/1VtcNear Avenue
intersection. ~ A left-turn lane
hall be provided on the westbound
. Petaluma Boulevard approach to
McNear Avenue.
8h Additional parking bays shall.
be added'to create at least one off-
street parking- space per unit within
the Unit 2a subdivision.
8i A four way stop sign and
appropriate warning,signs (i.e„ "4.-
Way Stop Ahead") shall be installed
at McNear Avenue and Country-,Club
Drive at the expense of thepro~ect
developer prior to occupancy of
any Unit 2a homes.
Final Map approval.
.Responsibility: applicant
Timing:
The developer shall pay the pro-rata:
share based on increased traffic at that
intersection.payable at the time of the.
Certificate of Occupancy (amount to be
determined by the Traffic Engineer).
,-This amount- will. be deducted from the
Traffic Impact fees, paid to the Building
Division at the time of the Certificate
of Occupancy.
Responsibility:, applicant
Timing: the: revised and tentative map showing
compliance shall be submitted within 60` days
of project approval.
Responsibility: applicant
Timing: the stop sign and, related
improvements .shall be shown on the
Improvement Plans submitted prior
to or concurrent with Final Map
application.
for compliance. with this condition by tlie~
City and County Engineering Dep;t'.s
The installation of the Improvement.
Plans .will be inspected by the Public`
Works Inspector to determine compltance
with approved plans.
Timing: prior to Final Map. approval
City Engineering Department/
City Planning Department/
City Building Division
Timing: at time of Certificate
of Occupancy.
City Engineer-ng Department/
City Planning Department
Timing: 'The revised Tentative Map
will be reviewed for compliance with
this mitigation prior to approval of
the Final Map.
City Engineering Department/
Public. Works Department
Timing:: ;Improvement Plans to be
approved, pror'to Final Map approval:
'The proper installation of the stop
signs shall be subject'to inspection_by
the Traffic Engineer and Public: Works
I'n`spector to iri5ure that approved plans
18
Mitigation
Implementation Responsibility & Timing
Monitoring. Responsibility & Timing.
are followed prior to Certificate of
Occupancy. ~..
_a. ire rbtection
1, The maximum grade..of any street,
including the required emergency access
road, shall beano gi-eater,than.l2%,
.except with approval of the City
Engineer, grade may be increased to a
maximum of 15%.
2. A,second`ary emergency access road
shall be designed and constructed with
an all-weather surface subject to
approval by'the City Fire M'arshaL and
the City Engineer. The location. of the
road-shall be. moved if feasible to the
area along the creek through the City=
owned property. The: ability of •the
Secondary- access road to provide
emergency access should be evaluated
on a yearly basis by the Fire Marshal,
and, any needed :repairs made at th'e
expense of the Homeowner's:Association.
3. Fire hazard potential shal'1 be
mitigated through proper siting, use ~of
fire resistant materials and landscaping,
and/or installation. of early warning .
systems, such as fire alarms and'
sprinklers.
Responsibility: applicant
Timing:, Improvement Plans showing
compliance must be submitted prior to
or concurrent with Finale Map
application.
Same as above
Responsibility: applicant,
homeburlder
Timing: the PUD Guidelines, including the
fire prevention, requirements,. must.. be
submitted.for review -prior to -Final Map
submittal. These. Guidelines must be
reflected on, individual applications,
for building permits.
City Enginee~
Fire Marshal
Public Works Inspector/
City Planning Department
Timing: The Improvement. Plans will
be reviewed for compliance with, this
condition prior"to Final Map approval.
All roads shall be installed per' the '
improvement plans subject to inspection
by-the Public WorksInspector prior to
Certificate of Occupancy.
Same as'above
City Fire .Marshal/
Planning .Commission
Timing: Prior to Final Map approval,.
individual building. permits for homes
shall ber-eviewed for effectiveness of
fire hazard mitigation measures, at the
time of building permitapplication.
~:
1~9
1Vlitigat'ion
Implementation Responsibility & Timing
Monitoring Responsibility & Timing
4. Buildings 3,500 sq. ft. and -larger
shall be protected by an automatic fire
extingtzistiing system as required by
Section 10.306A of the 1.988. edition of_
the Uniform Fire .Code. 2er.o lot .line
buildings are considered one building
for Building and Fire Code purposes
unless a 4=hour .masonry wall is`
installed on the property Tine.
5. The building plans shall include
-fire suppression. systems .at normal..
sources of`ignition. These areas'~are
specifically at clothes dryers, kitchen
stoves; furnaces, water heaters, fire-
places and in atfc. area, at vents and
chimneys for these appliances and
equipment.
6. All roofing material shall have a
Class "B" ratirig or better,. treated in
accordance with the Uniform Building.
Code Standard 32-7.
T. All roof covering materials applied
as exterior wall covering shal'1 have a
fire rating of class "B" treated in ..
accordance with LJBC Standard 32-7 as
per ordinance 1744 City of .Petaluma.
Same as above
Same as above.
Same as above.
Same as above.
Same as above.
Same as above.
Same. as above..
Same as above..
8. The DesignGuidelines for Units Za
and 3a shall require fire resistive
exterior wall siding material and boxing
of eaves.
Responsibility: applicant
Timing: The Design Guidelines must be
subrrutted for review by City staff and
approval by;the Planning `Commission prior
to Final Map application.
City Fire Marshal/
City Planning Department
Timing: prior to Final Map
approval.
Mitigation Implementation Responsibility & Timing Monitoring Responsibility & Timing
9. Landowners shall be required
through the CC&R's to clear vacant lots
of excessive vegetation on a yearly
basis.
Responsibility: applicant
Timing: The CC&R's must be submitted for
review prior to or concurrent with Final
Map' :application.
City Fire Marshal/
City Attorney/
City Planning Department/Unit 2a &'3a
Homeowner's Association
10. The Design Guidelines shall require
new landscaping to be fire resistant
within 50 ft. of buildings.
11. The Design Guidelines shall require
chimneys to be located a minimum of ten
feet from chimney outlets. The CC&R's
shall-.require that tree branches be pruned
a minimum of 10 feet from existing chimneys
with the recommendation of a certified
arborist so as not to harm the health of
the tree through excessive .pruning.
12. All open space .areas shall be disked
around their perimeter to provide fire
breaks. The open space areas shall
contain disked trails across the middle
to discourage the rapid spread of fire.
Such fire abatement practices shall be
completed on an annual basis. This
service shall be funded through the
Homeowner's Association.
Responsibility: applicant
Timing: The Design Guidelines must be
submitted. for review and approval by
City staff pri~or~to Final Map application.
Same as above.
Responsibility: applicant and
Homeowner's Association for Units 2a, 3a
Timing: arinually
Timing: The CC&R's shall be reviewed
by City staff prior to Final Map approval
to determine compliance. The Home-
owner's Association will be responsible
for making sure that. the. yards are kept
clear on a yearly basis.
City Fire. Marshal/
City Planning Department.
Timing: prior to Final Map approval.
Same as above.
City Fire Marshal/Unit2a & 3a
Homeowner's Association.
20'
_~
Timing: The site shall be inspected on
an annual basis by the City Fire Marshal's
office to make sure that the area has been
disked.
.21
Mitigation
Implementation Responsibility & Timing
Monitoring Responsibility & Timing
13. Weeds and grass on private lots
shall be cut to mineral. earth. to a
distance of 30 feet from all fences
and buildings, unless otherwise
approved by the Fire Marshal. _
14. An additional one or two fire
fighters should be added within the
next three to five years, depending
on the completion and occupancy of
other projects on the west side; to
address the cumulative. increase in
fire: protection needs.for West
Petaluma.
9b Police Protection. The final
improvement and development
plans. shall be reviewed by the
Police Dept. for their ability
to provide emergency services.
9c Schools. The project will be
subject to school impact fees.
9d Open. Space/Parks. services. The
project shall be subject to Park and
Recreation Improvement fees. An
easement for public access shall be
provided through portions of the
open space easement area, subject to
review and approval by City staff.
Responsibility: applicant,
individual property owners
Timing: annually
City Fire Marshal/
Homeowner's Association Unit 2a, 3a
Timing: annually; Homeowners that do
not comply are subject'to abatement by
the Fire Marshal.
Responsibility: City Fire Marshal, City Fire Marshal/
City Council City Council/Planning Department
Timing: Ability of Fire Department to Timing: upon application for
serve west side developments is evaluated additional development.
upon application- for development approval.
Sufficient staff ~i_s currently available.
• ~'
Responsibility: Planning Department,
Police Department
City Police Department/
City Planning Department.
Timing: The Final Tentative Map and
individual site development. plans are
circulated to. the Police Department
for comments as a matter of standard
procedure.
Responsibility: applicant
Timing: ,school .impact fees are collected
at time of building permit for each house
by the school district.
Responsibility: applicant; Planning
Department; City Council
Timing: Park and Recreation fees are _
calculated by the Planning Dept. at Final
Map .and submitted to the Building Division
at time. of building permit issuance. The
Timing: prior ,to Final Map.
approval. _
School District/
Building Division
Timing: Evidence of payment must
be submitted to the Building Division
before building permits are issued.
Planning Commission/
Planning Department/
Building Division/
City Council
Tinning: prior to Final Map approval.
22~
Mitigation
Implementation Responsibility & Timing
Monitoring Responsibility & Timing
A General Plan amendment to change
the Park designation to. Open :Space
to preserve the wildlfe.habitat and
restrict or minimize public access
in the immediate vicinity of the creek ,
is recommended by the .Music, Parks
and Recreation .Commission.
1Vlaintenance of the open pace
easement areas must be assured through
provisions in the PLJD Development
Standards ;and/qr .CCBR'.s.
easement location must be shown on Final
Map application. Thee General Plan amend-
ment will be undertaken by the, City.pr-'or
to Final.-Map .approval, The PUD Standards
shall be subject to review by thePlanning
Commission prior to Final Map approval.
10a Two bees per unit tb be Responsibility: applicant,
constructed with this. phase homebulder
(approx.. 86 ,trees) shall be
planted: in those areas identified 'Timing: The replacement trees .shall. be
`
on Attachment #10 .to the Initial landscaping plan
shown, on the project
Study. The trees and any, necessary included with the PLJD plan and
irrigation systems. along the Improvement P-tans; subject to
northeastern slope: shal'1 be planted ~ review by the Planning Commission and
at the time that public improvements SPA_RC with the revised development
are corrimenced to insure their tandards prior to FinallVlap approval.
establishment before .construcfi`on
of homes. All other trees shall,be
installed prior to issuance. of _
certificate of occupancy,:.
Visual mitigation trees shall be Same as above.
spaced so. as to break up the view of
the houses but not so as to block views
of the valley from the houses. .
Planning Commission/SPARC
Planning staff/ '~
Homeow,n'er's .Association/
Individual' homeowners
Timing: The- PUD Guidelines and the
location of these trees will`be subject
to review and .approval by Planning staff,
the Planri_ing Gommssiori; and SPARC.
The installation of the plants will be
inspected by the Planning Dept. before
the acceptance of the public improve-
ments :and prior to issuance of
Certificates of~Qccupancy.. The PUD
Guid'eliries will be enforced through
staridard zoning .enforcement
proceedings as violations occur. The
CC&R's are enforced by the Home-
owner's Association as violations occur.
Same as above.
:- c e s an esign gui e- ame as a ove. ame as a ove.
.lines shall prohibit the removal of "
existing trees .or trees planted as
visual mitigation.
23
1Vlitigation
lOd The ;design guidelines shall'
establish. a maximum building height
of'24' measured parallel to the
• existing natural grade: The guide-
lines shall require :that individual
building designs respect the natural
grade'and the homes be stepped up or
down and•/or dug, into the -hill: N;o
reflective •materials or colors shall be
permitted. o be used.: The guidelines
shall. address building Arid roof
orientation;, landscaping;, decking;.
building projections, etc. Said '
guidelines~shall be reviewed and'
accepted :by the~'Plannng Commission
prior to consideration by SPARC:
Implementation Responsibility & Timing
Responsibility: applicant
Timing: This requirement will be
included in the PUD Design :Guidelines
submitted for review and approval
by the:Planning Commission; SPARC
and Planning staff prior to Final
Map application.
1Vlonitoring Responsibility & Timing
City Planning Department/
Planning Commission/
SPARC
Timing: Prior to Final Map approval.
l`
a0e The total number of units. in Responsibility; applicant City Planning Department ~b
Unit 2a shall.. be •reduced by City Engineer '
at least 10%. Tuning: The revised' tentative map will be
submitted for review 6y Cityataff within Timing: •prior to Final Map application.
60 days of project approval,
1Of The average lot size shall be Same as above.
increased to 8;500 s,q. ft: as
mentioned above:
Same as above
1Og The number of units on the north Same as above. Same as above.
side of Country Club Drive shall'
be _reduced and the lot. width
increased to further mitigate the
visual impacts on that side of
the hill.
10h The changes to the Tentative Map. Same as above. Same as above.
and PUD Plan shall concentrate,on- -
maximizing view corridors between
buildings. .
24
'1Vlitigaton.
l0i A revision. sketch shall be
submitted for Council review to
determine ability to .comply
with these visual mitigations
prior: to Ten_ tatiye 1VIap
approval.
lOj On Lot 49, no buildings taller
at any: point (including. roof
projections such as chimneys) than
Planning Department staff
5 feet above the., maximum elevation
Implementation Responsibility & :Timing
Responsibility: applicant
Timing: prior to Tentative Nfap
approval.
Responsibility: applicant
Monitoring Responsibility & Timing
City Council
Timing: - prior to Tentative Map
approval.
Planning Commission/
SPARC/ `
Timing: prior to Final Map
approval.
Timing: This .condition shall be in`cluaed
in the PUD guidelines submitted for-
review by:Planning, Commission,
of the southernmost knoll shall be SPARC prior to Final Map application.. ..
permitted.' ~ - - ~ `~
- - _ _ _ - ~
lOk ~ No homes shall be permitted to ~Responsibilitys applicant . Planning. Department staff
b" e constructed in the most visible
-areas on .Lot 49, identified on the
site visibility map `for the Country
Glut Unit 3` EIR, Attaclrnent # 11
~1 In the event. that archaeological
..remain"s are encountered during
grading; work shall be halted
' ~ temporarily :and a qualified.
archaeologist shall be consulted
for evaluation of the. artifacts and
to recommend future action. The
local Indian 'community shall also be
notified.. and consulted in the event
any archaeological remains- are
uncovered. This is a standard
condition: Note of the condition
'must` tie included on the Improvement
Plans::`
'Timing: These a_r:eas will be
included.n the open space easement
areas submitted for review: prior to
Final -Map: application.
`Responsibility: applicant
Timing: A note to this effect shall be
included on the. Improvement Plans
submitted' prior to or concurrent with.
Final Map application.
Timings. prior to Final Map
appli`cafon:
Planning. Department staff
Timing:, prior to Final Map
approval.
;mitigate/council-9