HomeMy WebLinkAboutStaff Report 16 2/20/2001 ••
CITY•OF,PETALUMA, CALIFORNIA, �L
,AGENDA BILL •
•Agenda Title: Reconsideration and Possible. Action on ;a Meeting Date: February 20, 2001
.Resolution Adopting a Mitigated Negative Declaration for_
Ridgeview Heights Subdivision and a Resolution Approving a
Tentative Map stand PUD. Development Standards for the
Ridgeview Heights'Subdivision.
Department: Director: Contact.Person: Phone.Number: 778-4301
Community Mike Moor Mike Moore.
,Development.
Cost ofProposal:$0.00 Account Number: N/A
,AmountRudgeted:•;$0.00 Name ofFund:N/A
Attachment's4t6 Agenda Packet Itema
• 1) Resolution' No 00-220 N:C;S. Adopting a Mitigated. Negative Declaration and Mitigation
Monitoring. Report for Ridgeview'Heights Tentative Subdivision Map and PUD Development
Standards, A Nine Lot Subdivision with a Remainder, APN 019-201-006 & 025
2) Resolution No, 00-221 N.C.S. Approving the Tentative Subdivision'Map and Adopting PUD
Development Standards for Ridgeview-Heights, APNi019-201-006 & 025
Summary Statement:
OnDecember<21, 2000, the City Council,.by a 5-0.vote (with 2 members;absent) approved a resolution
adopting a Mitigated Negative Declaration and ,a resolution approving the tentative map and PUD
development standards for the proposed1 Ridgeview,Heights subdivision located on Sunnyslope. Road.
sThe 'approved resolutions are attached. Prior to adopting the resolutions,, the City Council, based on
evidence and testimony in the record„amended the draft resolutions recommended by the Planning
Commission to add findings and,related'mitigation measures and conditions of approval in support of a
bicycle and pedestrian path that`would,connect Sunnyslope Road to;5unnyhill Drive across the proposed
subdivision and the remaining landsof..the:property"owner, Dr.Jerome Beatie.,Finding no 8 (page 2) and
Transportation/Circulation mitigation measure;no. 3. (page 9) of"the resolution adopting the Mitigated
Negative Declaration; and finding no 7 ,(page 2) and condition of approval no 21 (page 6) of the
tentative map resolution were added'by the City Council prior to their"ad"option.
At its meeting>of January 16, 2001,,'the City:Couned, by a 4-3' vote, approved a motion to reconsider its
action of December 21, 2000 to-approve the'two resolutions:The reconsideration of the resolutions is a
public hearing and notification of the public hearing was provided through the Argus''Courier and to
p-ropertyowners within 300' of the subject property.
Council Priority THIS AGENDA ITEM'Is CONSIDERED To BE"P`ART'OF, OR`NECESSARYTo,ONE'OR.
MORE'OF THE, 1999=2000 PRIORITIES ESTABLISHED BY THE CITY COUNCIL ON JANUARY 30, 1999
AND MARCH 18, 2000.
Priority(s): N/A
Recommended City Council Action/Suggested Motion:
Following the public hearing arid.discussion Of the matter(S) to be reconsidered, the City Council may
choose to allow the prior action of the Council to stand, or it may take action to adopt any revisions to
one or both of the resolutions as it deems•appro'nate.
Reviewed b"v,Finance Director: Re • el Ii altiat tornev: Approved by City Manager:
407 a , Date: • 7 ate: Dater
day's Da
Wes` Revision # and Date=Revised: ile Code:
February 7, 2001 #
•
Resolution No. 00-220 N.C.S.
of the City of Petaluma, California •
ADOPTING'A MITIGATED NEGATIVE DECLARATION
AND+MITIGATION MONITORING REPORT
FOR>RIDGE VIEW HEIGHTS TENTATIVE SUBDIVISION MAP
AND PUD DEVELOPMENT STANDARDS, A NINE LOT SUBDIVISION WITH ,
-A REMAINDER; APN019-201-006 &.025
WHEREAS, '.the; Planning Commission held ,a public hearing on the proposed. Tentative , •
Subdivision Map, PUD Development'Standards, and Mitigated Negative,Declaration, on'June
22, 1999, after giving notice of said hearing in the manner, for the period, and in the form
requiredby Ordinance No,:1'072.N.C,S., asamended;.and •
•
WHEREAS, attthe end of the June'22nd public hearing,the Planning.Commission voted;6-0 to
recommend 'that: the City Council adopt a Mitigated Negative Declaration and approve;'the
project;_and
WHEREAS, the City Council held public hearings; on the proposed.project on August°;16th, •
August 23r•, November 15, 1999; andMay 15, 2000; and additional.deliberations:following the
close of the public hearing on November 20th and December 11, 2000 after givinginotice of'said
hearing, p required'
N;C.S;
as mendedt and inner, for the eriod. aird nn the form by Ordinance No. 1072
WHEREAS, the City'Council,finds that, p ursuant>to Article:6, Negative Declaration Process, of
the California Environmental Quality Act'(CEQA),.Guidelines,•therequirements'of CEQA;have•
been satisfied through the preparation of an Initial Studv, and that a Mitigated Negative
Declaration is appropriate to the project, based on•the•following findings:
1,. That based upon the Initial;Study potential impacts resulting°from the project have been
identified. Mitigation measures' have,;beenproposed and agreed to by:the,applicant as_a
condition of project approval that will reduce'potential impactsto less than significant In
addition there is no substantial evidence;Mat.supports a fair.argument that-the projecty as
conditioned,and mitigated, would'have a significant effect on the environment:
2. That the project does not.have,the potential'-to-affect wildlife resources.as defined,yin,the, .
State Fish and Game Code; either individually or cumulatively, and is exempt'from,Fish
and. Game filing, fees because it is proposed on a partially! developed •site.,and is
surrounded by existing residential development; with.none ofthe resources as defined in
the-Code. •
3. That the;project is not located.on a site listed on any Hazardous Waste Site-.,List,compiled
by,the State pursuant=to!Section65962.5 of die California Government Collet-
• Reso. 00-22Q NC S :Page-1 •
•
4. That- the Planning Commission reviewed the Initial Study and considered public
comments before,making a recommendationron the projeet, and found that a Mitigated
•' Negative Declaration is appropriateto the project.
5. That-the record of proceedings of the decision on the project is available for public review
at the City of Petaluma Planning Department, City Hall, 11 English .Street, Petaluma,
California.
6. That a previous Environmental Impact Report,(Proposed Sunnyslope Assessment District
and Annexation EIR, accepted by the City Council in 1991, adequately evaluated the
environmental impacts of the project and mitigation measures were adopted to ..reduce
potentially significant impacts to less than significant. Based on the Initial Study
prepared for the current Ridge:View Heights,project, no new significant environmental
impacts will result which were not°previously evaluated, and therefore, a subsequent EIR
need not be prepared.
7. That the mitigation measures adopted with the previous EIR shall still apply to the Ridge
View Heights project.
8. That based on the evidence in the •record presented during the course of the public
hearings before the City Council, the City Council has determined that the proposed
development will have. "traffic; :traffic safety and air quality impacts resulting from
anticipated vehicle 'trips on the local road system and has determined that a
•. bicycle/pedestrian connection between Sunnyslope Road and Sunn`yhill Drive will
mitigate those impacts to a level that is less than.significant. Said evidence of potential
environmental impacts includes;'
a) The average single-family household generates 10 vehicle trips per day, or 90
potential trips per day for the proposed 9-lot subdivision (Institute of
Transportation Engineers,Trip Generation Manual,6`1' Edition, 1997) ;
b) Most daily vehicle trips areless than,five miles in length;and as a result generate
far more air pollution than-trips in excess offve miles'(California Air Resources
Board,-"Land Use Air-Quality Linkage", 1997, 'p.2);
c) Each one-pecent reduction in vehicle trips can result in a two to four-percent
reduction in air' pollution emissions (Victoria Transport Policy Institute,
"Quantifying the'Benefits of Non-Motorized Transport"; 1'999, p_.4);
d) A lack of'safe, convenient bicycle/pedestrian connections between neighborhoods
and schools, shopping; parks and other facilities, "thwart attempts to increase
walking and bicycling and force pedestrians and bicyclists' onto arterial and
collector streets (Petaluma Bicycle Plan, p: 5), increasing the potential for
conflicts with motorwehicles and the potential-for accidents.,
NOW, THEREFORE BE IT RESOLVED that the City Council of ike City of Petaluma does
hereby adopt a Mitigated Negative Declaration for Ridge View Heights. located at APN 019-
• 201-006 and 025 on Sunnyslope Road, subject to the following,Mitigation Measures as outlined
in the project;Initial,Study'
Reso. 00-220 NCS Paget
'MITIGATION MEASURES
GEOLOGY AND.SOILS: • •
Mitigation Measures and Applicable'Monitoring;for Potential Construction.Related Impacts:
1: The applicant shall submitan Erosion and Sediment Control Plan prepared by,a:registered
professional.engineer as an integral part of the grading plan. Tlie:Erosion and Sediment
Control Plan"shall be subjectto review a Id:approval'Of the City Engineering and Planning
Departments, prior to issuance of a grading permit:. 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 to prevent discharge of sediment
anct contaminants into the drainage system The Erosion and SedimentControl Plan shall
include the;following measures as applicable:
a , Throughout the construction process, disturbance of, groundcover shall be
minimized and the Vegetation existin g- .shall be retained.,to the extent possible to •reduce soil erosion. All construction and grading activities inch ding,short term
needs. (equipment staging areas, storage• areas, and field. office locations) shall
• minimize the amount of land. area disturbed. Whenever possible, existing
disturbe l'areas shall be used<:forsuch.purpbSe§.
b. All drainageways shall be protected .from silt. and sediment in storm runoff
through the use of silt fences, diversion berms, and/or'check dams. All exposed •
surface areas •shall be mulched and reseeded and all cut and fill slopes shall be
protected with hay mulch and/or erosion control blankets-as appropriate.
c. Material and equipment for implementation.of erosion,control,measures.;shall be
on-site,by October All grading activity;shall be completed by October 15th,
prior to the on-set of the rainy season, with all disturbed rareas, stabilized and
revegetated by October- 31'x`: Upon approval by the ;Petaluma.`City Engineer,
extensions for short-term grading may be allowed. Special erosion control
'measures may be required by the City Engineer.in conjunction with any specially
permitted rainy seasomgrading..
2. All construction activities shall meet the Uniform Building Code regulations for seismic
safety (Le:, reinforcing perimeter'and/or toad bearingwalls;bracing parapets, etc.):
3. All construction shall comply with the recommendations'of the!Soils Investigation Report•
for;the:Beatie;Subdivision prepared by Giblin.Associates, July 3`, 1991,:arid the update to
the report prepared by'Giblin Associates;.March 5, 1999, subject to thereview and approval
of the,„City- Engineer and the Chief Building Official (also see Mitigation Measure #4'
below)..
Mitigation Measures and Applicable Monitoring of Potential Geologic Hazards Related to
Operation/Use:
Reso. 00-220 NCS Page-3
4. Prior to;issuance:of a grading permit or-building permit; the applibantahall.provide a Soils
Investigation and Geotechnical -Report prepared by a registered professional civil
engineer-for review and approval of the City Engineer and Chief Building Official in
accordance with the Subdivision Ordinance and,Grading and'Erosion,Control Ordinance.
The soils report shall address site specific soil conditions (i.e..highly expansive soils) and
include recommendations for site preparation and. foundation and soil
engineering design; pavement design; utilities, roads, bridges and:structures.
5. The design of all earthwork, cuts:and fills,;drainage; pavements, utilities, foundations and
structural components,shall conform with the specifications and criteria contained in the
geotechnical report, as approved.by the 'City Engineer. The geotechnical' engineer shall
sign the'improvement plans and certify the design-:as conforming to the specifications. The
geotechnical engineer shall also inspect the construction work and shall certify to the City,
prior to acceptance of the improvements or-issuance of'a certific'at'e of occupancy; that the
improvements have been constructed in accordance with the geotechnical "specifications.
Construction and improvement plans shall be reviewed for conformance with the
geotechnical specifications by the City`Engineer and Chief Building Official prior to
issuance of grading or building. permits and/or advertising for bids on public
improvement projects. Additionalf soils information-may be required by the Chief Building
Inspector during the plan,check o f building plans in accordance with.Title 17 and 20 of the
Petaluma Municipal Code.
6. Foundation and structural,design for buildings shall conform to the requirements of the
• Uniform Building Code, as well as state and local laws/ordinances. Construction plans
shall be subjectto review and:approval by the Building Division prior to the issuance of a
building permit. All work shall be subject to inspection by the Building Division and
must.conform to all applicable code requirements and approved improvement plans prior
to'issuance of a Certificateof Occupancy.
7. Prior to issuance of a grading or building permit, the applicant shall submit a detailed
schedule for field inspection. of work in progress to ensure that all applicable codes,
conditions and mitigation measures are being properly implemented=through construction
of the project.
AIR:
Mitigation Measures and Applicable,Monitering of Potential Air'Quality Impacts Related to
Construction: -
The-applicant "shall incorporate the following Best Management Practices into the
construction. and :improvement plans and clearly indicate these provisions in the
specification's. The construction.contractor shall; incorporate these measures into the
required Erosion?and Sediment Control Plan to limit;fugitive'dust and exhaust emissions
during construction.,
• a. Grading:and construction=equipment.operateh 'during, construction activities shall
be properly muffled and maintained to minimize-einissions: Equipment shall be
• turnedoffwhen net in use.
Rest). 00-220 NCS Page 4
•
b. Exposed soils shall be watered_periodically during;construction a minimum of
• twice daily. The_frequency-of watering shall be increased if wind-speeds exceed •
15 mph, Only purchased city water, or reclaimed water shall be used,,for;.this
purpose: ,Responsibility for watering to include weekends and holidays'.when
work is notiirprogress.
c. Construction sites involving earthwork ,.shall provide for a gravel pad area
consisting of-an impermeable liner and:drain rock at the construction entrance to
•
clean mud and debris from,'construction vehicles prior to entering the public
roadways: Street surfaces in the vicinity of the project shall be routinely'swept
• and cleaned of mud and dust carried;onto the street by construction vehicles-. -
d. During excavation activities, haul.trucks used to transport.soil shall utilize:tarps:or
other-similar covering devices to;reduce dust emissions.
e. Post-construction revegetation, repaving or soil stabilization ofexposed_soils shall
be completed in a timely-manner according to the approved Erosion and Sediment,
Control Plan-.and verified by City inspectors prior to acceptance=of improvements
or.issuance of a Certificate of,Occupancy.
f. Applicant shall desienate 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 of Petaluma prior to issuance of grading permits: •
HYDROLOGY AND WATER QUALITY:
Mitigation Measures and Applicable Monitoring for Potential Water Quality Impacts'
Related to`Construction:
I. All construction _activities shall',be performed in a manner that minimizes the sediment
and/or pollutants entering directly or indirectly into the 'storm drain system or`ground' •
water. The applicant shall incorporate the following provisions into the -construction
plans and specifications, to be verified by Planning Department, prior,to issuance of
grading or building permits:
a; "The applicant shall designate construction.staging areas:and areas for storage of
any hazardous materials (i e.; motor oil, fuels; paints, etc:). used during
construction on the improvement plans. All construction staging-,areas shall be •
located away from any stream,and adjacent drainage,areas to prevent_runoff from
construction areas from entering into the•drainage system. Areas designated.,for
storage of hazardous "materials shall include proper 'containment features to
prevent contaminants-ft-6'm enterin2 drainage areas in the'event of'a;spilior leak.
b. No debris-, soil, silt, sand, cement concrete or washings thereof, or other
construction related materials or wastes, oil or petroleum products or other IIP
organic or earthen material shall be allowed to enter any drainage. system. All
discarded material including_washings.and-any accidental spills shall"be removed
Reso. 00'"220 NCS Page°5 •
• and disposed of at an approved disposal site. The ,Applicant shall designate
appropriate disposal-.methods and/or facilities on the construction plans or in the
specifications.
Mitigation Measures and Applicable Monitoring of Potential Water Quality Impacts
Related to Operation/Use:
2. The applicant shall develop and implement a comprehensive Urban Runoff Control Plan
submitted for review and approval of the Planning Department prior to approval of
improvement plans of issuahce,of,grading or building permits. At aminimum, the plan
shall: (1) identify specific xtypes,-and' sources.of storm water pollutants; (2) determine the
location and nature of potential _impacts; and, (3) specify and incorporate appropriate
control measures into•the.prolectdesign and improvement plans. Construction plans shall
be reviewed by City Planning Department for conformance with the Urban Runoff
Control Plan prior to approval of improvement plans,or issuance of grading or building
permits. City inspectors:shall inspect the improvements and verify compliance prior to
acceptance of improvements orissuance of a Certificate of Occupancy. Urban Runoff
Control Programs shall include the following asappropriate:
a. Where practical, street runoff should be conveyed through vegetated swales or
retained in small detention basin or swales•which•serve to filter and absorb sediment
and chemical constituents';in urban runoff prior to entering a stream channel or
storm.drain. • Alternatively;, "filters" Of oil and contaminants may be incorporated
• into the-design of storm drain drop inlets where',an annual maintenance program is
provided.
b. All drainage improvement plans shall include installation of permanent signs,
where applicable (concrete:stamps or equivalent) at each storm drain inlet, where
applicable. The ,sign at each inlet shall read No 'Duniping, Flows To The
Petaluma Rivet". or equivalent, and shall be installed-at the time of construction
and verified prior to acceptance of public improvements' or issuance of a
Certificate of Occupancy.
Mitigation'Measures and Applicable.Monitoring for Oh-Site Flooding and Drainage:
3. The applicant's hall!submit a.detailed grading and drainage plan•for review:and approval
by City'Engineering and Planning Departments prior to approval of a grading or building
permit. The project grading and all site drainage improvements shall be designed and
constructed. in .conformance with the City of Petaluma Engineering Department's
"Standard Specifications" and' the Sonoma County Water Agency "`Flood Control
Design Criteria:"` The drainage plans shall include:supporting calculations-of storm drain
and culvert size using,acceptable engineering methods: Surface shall be conveyed
to an appropriate storm drain system,: All hydrologic, hydraulic and storm drain system
design shall. be subject to review and approval •of'the Sonoma County Water Agency
(SOWA) and the City Engineer.
• BIOLOGICAL RESOURCES:' •
Reso: 00-220 NCS Page 6
•
•
Mitigation,Measures and Applicable;Monitoring of Impacts to Biological Resources during
Construction: ID
The dripline of all trees to be preserved shall be surveyed and accurately depicted on the
grading and construction plans as, sensitive areas to be avoided and protected during
construction. No grading, earthwork, fill, compaction, drainage or equipment shall be
allowed within the dripline areas. Protective,fencing shall beainstalled a minimum,of 20-
feet: to the extent possible, beyond.the drip-line of trees, as shown on approved plans, and
verified by the;Planning Department-prior to issuance of gradingzpermits.
2. If encroachment within the root zones of significant trees cannot be ,avoided, then a
certified arborist shall be retained to provide recommendations' for :lesssdatnaging
construction practices and long-term maintenance. An arborist report shall be prepared
and submitted:for. approval by the Planning Department prior to issuance of grading or
building"permits within sensitive areas.
3. The recommendations of the'Tree Preservation and Mitigation Report (February 25,
1999),. prepared by Horticultural Associates; "shall be followed. Any'deviation shall
requirelthe,prior=approval of the'PlanningDepartment. •
4:: The open space/scenic easement shall be documented on the Final .Map.. The open
space/scenic easement.shall bey recorded an the title to property at 125 Sunnyhill Road
(Lot 10), and verification of recordation shall be provided to the Planning Department •
prior to Final.Map approval.
•
5. The trees located along the northwest`border of the site, consisting mostly of Monterey
Pines, shall be preserved: Trees to be preserved shall be shown on the Final Map: This
requirement shall,also be recorded:on the'Title.to.Lot'6 and verification of recordation
shall be provided. to they Planning Department prior to Final Map approval, The
recommendations of the Tree Preservation and Mitigation Report shall be followed
during grading.
NOISE: .
Mitigation, Measures and Applicable, Monitoring of Potential Noise, Impacts Related to
Construction:
1. All,construction:activities shall comply with the City of,Petaluma Noise Element of the
General Plan, and the Performance Standards of the Zoning Ordinance;:exceptthat hours
of construction shall'be-as shown in.Iteni 2'below.
2'. All, construction activities shall be limited to 8:00 a.m. to, 5:00 p.m. Monday through-
Friday, unless;special:circumstances warrant additional hours and unless a permit is.frrst,
secured from the Planning Director prior to the change:inhours. No constructioflshall be •
permitted on Saturdays, Sundays or City of Petaluma recognized legal ohdays._ 'There
shall be no start up of machines or equipment prior to 8:00 a.m., Monday through Friday.
There shall be no delivery of materials or equipment prior to 7:30 a.m. orpast5:00 p.m.*
Reso.-00-220 NCS 'Page;7
Monday through Friday. There `shall be,no cleaning of machines or equipment, and.no
• servicing of equipment past 6:00 p?m., Monday through Friday. The applicant's
telephone; number shall be made; available to the Planning` Department for noise
complaints.
3. All construction equipment-powered by internal combustion engines shall be properly
muffled and maintained to minimize noise: Equipment shall be turned.'off when not is
use.
4. Construction maintenance, storage and staging areas for construction equipment shall
avoid proximity to residential areas to the,'maximum extent -practicable. Stationary
construction equipment, such as'`compressors, mixers, etc., shall be placed away from
residential areas ar clibt,provrded with acoustical shielding.
5. The applicant shall designate a .Project Manager with 'authority to implement the
mitigation measures Who will be responsible fdr,responding,to any complaints from the
neighborhood, prior to issuance of a building/grading permit. The Project Manager's
telephone number shall.be conspicuously posted-at the construction site The Project
Manager shall determine the cause of noise complaints (e.g. starting too early, faulty
muffler, etc.) and shall-take prompt action to correct the problem.
6. Residential construction. shall `comply with and with the requirements of the State of
California as:outlined-in'Title-24,':Part 2 of the State Building Code for acceptable interior
and exterior noise.levels.; "
VISUAL QUALITY AND AESTHETICS:
Mitigation.Measures and Applicable Monitoring:
1. A maximum of 3.5 ft. fencing shall be allowed on Lots 1 and 2 on the Sunnyslope Road
frontage."Fencing 6 ft or higher-Shall-not extend toward Sunnyslope Road beyond the wall
of house. The front of the,porchshall-not-be considered the wall of the house.
2. The stand of trees, consisting primarily of oaks and redwoods, located toward the top of the
hill, shall be'preserved';tlirough an open space/scenic easement. The easement shall be
documented on the Firial`Map. The-open space/scenic easement shall be recorded on the
title to the property at.125 Sunnvhill Road (Lot' 10) prior to the issuance of a building
permit.
3. The trees located along,the .northwest border of the site, consisting mostly of Monterey
Pines, shall be preserved. Trees to be preserved shall'be shown the,on Final Map. This
requirement shall be recorded on the title to Lot. 6. The recommendations of the Tree
Preservation and Mitigation Report (February 25i 1999) prepared by Horticultural
Associates, shall,be followed during-grading.
4. House plans and landscaping plans for lots 3-9 shall require administrative (staff level) site
plan and,architectural "review approval prior to the issuance of building permits. House
plans and landscapingplans for lots 1-2 shall be subjectto'the approval of the Site Plan and
Architectural Review Committee prior to the issuance:df building permits.
Reso. 00-220 NCS Page 8
TRANSPORTATION/CIRCULATION:
Mitigation and Applicable.Monitoring:
1. The applicant shall pay`Traffic Impact Mitigation Fees as required by the Municipal'Code
prior to the issuance of.a'Certificate OfOccupancy.
2. Sufficient,driveway area shall beprovided for Lot 2 to provide for turnaround of parked.
cars; no backout onto tSunnyslope Drive shall be allowed. Lot 2 shall `provide for' '
adequate driveway area to accommodateguest:parking,
•
3'. A public bicycle/pedestrian,connection shall'berprovided between Sunnyslope Road and
Sunnyhill Drive comprised of the proposed"public street;, the public drainage easement
across Lot. 6 and an easement across the westerly edge of the Remaining Lands of
Beatie."
PUBLIC>SERVICES/RECREATION:
•
Mitigation of Cumulati,
g yeimpacts to Increased Demand for Public Facilities::
1. The applicant shall be responsible for payment.of.Community Facilities Development
fees to offset the impacts to public facilities. Fees shall be calculated by the City at the
time of building permit issuance and are due and-payable by the applicant prior to final
inspection or issuance of a CertificateofObenp'ancy:
Mitigation of Cumulative Impacts to Demand Publice'Services Including Parks, Schools,
and Public_Facilities not Covered by Other Special Development Impact Fees:,
2. The 'applicant shall be responsible for" payment of Park and Recreation: Land
ImproJements'(fees for any residential subdivision or,project which exceeds"fouradwelling
units on a single parcel. These fees provide for ,;acquisition development and
improvement of neighborhood,,and community park and recreation facilities Fees shall
be calculated'by the City at the time of building permit issuance and,are due and.payable
by the applicant priofto final inspection or issuance ofa Certificate}of Occupancy,
Mitigation of Potential'Impacts-from Increased Demand on Public Schools:
3. For residential development projects, the applicant shall be responsible for payment of
Scheel Facilities fees. Fees shall be"calculated_by the City atthe?time;of building,permit
issuance and:are due and.payable directly to•the school district,by the applicant prior to
final inspection or issuance of,a certificate.of.occupancy.. The applicant shall}provide a
receipt,or proof'of payment of school facilities fees to the,City Building Division-prior to
`final inspection or issuance ofaCertificate of Occupancy.:
Mitigation of Impacts Related to Increased`Demand"for.PublicWorks Services:
4. Landscape plans'shall reflect=use•of water conserving,;and native'plant materials (including.
native oaks and (oilier species with°high habitat value) and compatible,irrigation; system:
design. Landscape plans shall be included in the submittal for building permits for each lot
Reso. 00-220 NCS Page;9
•
and shall_cotiform to City'standards for street tree :installation. All landscaping shall be
• privately maintained. Landscaptng;lin the parkway or'J`andscape strips shall be designated
the responsibility of individual lot owners and shall be'-reflected by°deed restriction for each
applicable lot:
Mitigation of Impacts Related to Increase Demand for'Fire Department Services:
5. The applicant shall incorporate into the project design all applicable requirements of the
Uniform Fire Code and the City of Petaluma Fire and Public Works Standard
Specifications. Construction plans shall be submitted:forreviewland approval of the Fire
Marshall and Building.Division prior to approval of improvement plans or issuance of a
building permit. Improvement plans• shall include the following specifications for
emergency access,hydrant location„fire flow pressure, and unit-construction
a. All new development -shall provide adequate access for emergency vehicles
meeting City Standard Specifications, including minimum street widths, all
weather surface;,and stifficient turn around areas,:as required by the Fire Chief
b. No combustible construction is permitted above the foundation unless an
approved all weather hard surface road is provided to:within one hundred fifty feet
of the farthest`point•of a building or structure.
c. All required fire lanes in which no parking is allowed shall be designated by
painting curbs red'. Where no curbs exist; siens approved by the Fire Marshal
shall be installed. This applies to any private drive or roadway 20 feet or less in
• width. .
d. For projects involving common access or;use areas, the applicant-shall provide the
Fire Department with.,a notarized copy of-;the recorded conditions, covenants,and
restrictions and/or a maintenance agreement in a form acceptable to the City
Attorney, ensuring that all fire access roads and components of fire protection
systems will be maintained by a maintenance district, owner's association, or
similar legally responsible entity:
e. To prevent confusion.for access in event of`emergency, street names shall be
submitted to the Planning Department for review and approval, prior to approval
of building permits. The name shown on the tentative subdivision map as
"Rosewood Court” shall be changed to avoid confusion with an existing City
street of a.similarname.
• f. All buildings shall have addresses clearly posted at or near the main entry door
with a:minimum;•of four (4) inch letters on,contrasting background and an address
locator posted at or near the driveway entrance: Reflectorized numbers are
acceptable. Design and location of address directories shall be approved by the
Planning-Department and-the Fire Marshal's office.
g- Fire,hydrants shall be spaced a maximum of 300 feet apart. The specific location
and type' of fire hydrants shall be approved by the Fire Marshal's Office. No
• house should be further. than 150 feet from a fire hydrant. Fire flows shall be
provided tomeet;a minimum of 1,500 gallons per minute:at-20'PSI or`as approved
Reso.,00-220 NCS Pane 10
by the Fire Marshall. All fire hydrants for the;projectmust be tested; flushed, and
in service prior to the commencement of combustible coristruction.on the site:
h. All buildings and new construction shall provide smoke detectors and fire,
extinguishers. in conformance with the Uniform Fire: Code and City Standard
Specifications.
•
All roofing material shall meet;standards.of City of Petaluma Ordinance 1744_,and
shall have a fire rating of Class, "B'' or better, treated in accordance With the
Uniform Building Code Standard 32:7.
6. Landscape plans submitted for administrative (staff level) site plan and architectural
review shall incorporate the use ofplant materials and/or design strategies to minimize
maintenance requirements and fire risk for all tight-of-way landscape areas. Use of'fire
resistantlandscaping shall be encouraged-wherever possible.
7. The fire hydrantat>turnout shall be located,on the,slightest grade possible"(less than 13
percent).
CULTURAL RESOURCES: •
Mitigation of.Potential.,Impacts-to Cultural Resources;Related to Construction:
1. Trenching for utilities and irrigation lines shall be,kept to as shallow a depth aspractical
to avoid,disturbing potential subsurfaceresources.
2. For all construction activities, potential to uncover unknown archeological resources.
exist. Should any artifacts,,cultural,remains or potential resources'.be encountered during
construction activities, work in the area.,of the find shall cease and the`,construction_
contractor shall notify. the Director'of Planning. Archaeological features include:artifacts;
of stone,,shell, bone; other natural materials. Associations of artifactssuch as hearths;
house floors and dumps. Historic artifacts potentially include all by-products of human
land use greater than 50 years of,age. Human burials, if encountered, require the
notification,of the county Coroner in addition to ihe_monitoring;archaeologist. The City
shall consult with a qualified,cultural resource specialist to evaluate the find. If the
suspected remains are determined to be potentially 'significant, all workin the vicinity
shall be halted until mitigation measures are incorporated into the design;or removal of
p
the resource has been. lisped in accordance with. recommendations by the
archaeologist: The.Applicantshall comply,with all mitigation recommendations of the.
archeologist prior to commencing work in the vicinity of the archeological finds. The
applicant shall be re sponsible for all costs associated With consulting cultural resource
specialist. •
IMPLEMENTATION:
1. The ,applicant shall incorporate all,applicable code provisions and required mitigation
measures-and conditions into the design and improvement plans and specifications for the
project.
• Reso. 00220.NCS Paged
•
2. The applicant sh"all notify all, employees; contractors;and agents, involved in the project
implementation of the mitigation measures and conditions applicable-to the project and
shall ensure "compliance''with such measures and conditions. The applicant shall also
notify all assigns.and!transfers ofthe>same.
CONSTRUCTION MEASURES:: • .
I. The applicant "shall designate a.-project- manager with authority to. implement all
mitigation;measures and conditions of approval and provide,the project manager's name,
address; and phone number to the,City prior to issuance of any grading, building, or
construction permit:
2. Mitigation .measures required during construction shall be listed as conditions on the
building or grading permits;and signed by the contractor responsiblefor construction.
3. City inspectors shall ensure that construction activities occur consistent with•the approved
plans and conditions of approval.
•
4. If deemed appropriate by the City, the applicant shall arrange a pre-construction
conference with the construction contractor, city,staff`and responsible agencies to rev_iew
the mitigation measures and conditions of approval ?prior to issuance of grading and
building permits.
•
•
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
Council of the City of Petaluma at a Regular meeting on December 21, 2001,Approved as to.
bythe following vote: form: •
City Attorney
AYES: Cader-Thompson, Keller,Maguire;Hamilton,Mayor Thompson
NOES: None
ABSENT: Healy; Vice-Mayor Torliart
ATTEST:
City Clerk Mayor
Reso.00-220 NCS Page 12
•
Resolution No., 00 221 N.C S.
ID
of the City of Petaluma, California. •
2
3 -
4 APPROVING THE TENTATIVE SUBDIVISION MAP'
5 AND ADOPTING RED DEVELOPMENT STANDARDS
6 FOR RIDGE VIE •.HEIGHTS,
7 APN'019-201-006 & 025
8
9
10 WHEREAS, the Planning: Commission held a public hearing on`the proposed Tentative
. _.
11 Subdivision,Map, PUD Development Standards; and Mitigated Negative Declaration, on June
12 22, 11999;'after giving notice of isaid hearing in the manner, for the period, and in the form
13 required by Ordinance No. 1072 N.C.S., as amended; and
14 •
15 WHEREAS,:at the end of the public hearing the-Planning Commission voted"6-0 to.recommend.
16 that the City Council adopt•a MitigatedNegative,Declaration and approve the;prdjedf and'
17
18 WHEREAS; the City Council held`public-hearings on the proposed project•on. August 16th, •
19 August 23', November=15, 1999, and May 15, 2000 and additional deliberations following the
20 close of the public hearing'on November;20th and December 11, 2000 after giving notice of said
21 hearing;'in the manner;;for the period, and in the form required by Ordinance No. 1072 N.C.S., •
22 as amended; and
24 WHEREAS, the City Council has reviewed the.Tentative Subdivision Map, and in`accordance
25 with the recommendation of the-Planning;Commission, finds:
26
27 1: That the Tentative Subdivision Map,;as conditioned, is,consistent with„the provisions:of
28 Title 20, Subdivisions, of the Municipal Code: including, but not limited.to, providing the
29 required information for processing and approving the map, providing for—public!
30 improvements and infrastructure, creating buildable lots, and providing access to public
31 streets..
32
33 2. That the Tentative!Subdivision Map, as conditioned. is consistent'with;the provisions:of
34 the California Subdivision Map Act, -providing the required information for the
35 processing of map, applications, and providing for the required improvements;.
36, dedications„arid'easements.
37 •
38 3. Thattlie•proposed subdivision, together with provisions for its design and,improvements,:
39 will not be detrimental to the public health, safety, or welfare. The proposed project is.
40 consistent with the General'Plar land use,designation of Suburban Residential, 0.6'to 2.0
41 dwelling units,per acre; whwh applies to lands away from the urban core with varying lot
42 sizes. The General Plan land use designation is consistent with the PUD zoning-
43 designation.
•
44
Reso..00=221 NCS. Paged
•
•
4. That tkie;site is:physicall"y'suitable for the':den"sity and theltype of development proposed.
3 The project is consistent with 'the development allotment of 10 lots for the site,
4 established by`Resolution No 91-152 N:C.S:, adopted by the'City Council in June; 1991,
• .5 for the Sunnyslope area.
6
7 5. That reasonable public access onpublictroads is provided for the proposed lots by the
8 constructi'on,of a new road, which will align with Smith Drive.
9
10 6. That the design of the subdivision: and the proposed -improvements will not cause
ti substantial environmental damage, and.that no substantial:or avoidable injury will occur
12 to fish or wildlife or their habitat. The project will ;include an "open space scenic
13 easement" to ensure,the preservation of a stand of mature trees at the north end of the
14 project site (on-Lots 5, 6, and 10), and will comply with the recommendations of the Tree
15 Preservation and Mitigation Report, prepared by Horticultural Associates, February 25,
16 1999.
17
18 7. That the City Council,has:determined that the addition of a bicycle/pedestrian connection
19 between Sunnyslope Road and Sunnyhill Drive across-the proposed subdivision and the
20 "Remaining Lands of Beatie" will result in the project'being consistent with Goal 2 of
21 the Petaluma General Plan Transportation Element to "improve safety on all streets" and
22 Goal 4 to "reduce, dependence on the auto by integrating, to the extent feasible,
• alternative transportation modes as a fundamental component of';the City's transportation
24 system", as well as with Program 30 of the Petaluma General Plan Transportation
25 Element to "develop and, implement a system of off=road bike paths"; Program 31 to .
26 "expand and improve bicycle• routes and connect them to each other and to major
27 destinations";; Program 33 which requires "new :development and redevelopment to
28 include bicycle routes and parking facilities' ;- and Policy _1;4.2 of the Community
29 Character Element requiring "new development to include pedestrian and bicycle
30 circulation within and through the site to connect existing and/or planned Citywide
31 pedestrian and/or'bicycle networks."
32
33, WHEREAS; the, City .Council has .reviewed the proposed PUD Development Standards, as
34 shown inahe'attached "Exhibit A,," and in accordance with the recom m end'ation of the Planning
35' Commission', finds:
36
37 1. That the PUD Development Standards are consistent with the R-1-20,000 zoning district
38 standards, as amendecLor revised, and-,will provide;for quality in design of house plans,
39 landscaping, and_site plans.
40
41 2. That the plan for the proposed development is compatible with the area and that the
42 variation in lotisize,tWidth, and.:depth is consistent:with the'intent of Resolution No. 91-
43 152 N.C.S. which allows the Planning Commission and City Council to alter the
• minimutn(parcel size and lot dimensions in order to promote the most environmentally
Reso 00-221 NCS Page 2
2 the hones towa ds•the lower elevations'of the site and this will 1i preserving-significant by clustering
lotting patterns; and
and'presetving tgriificant trees: ID
3
4 3. That the proposed project has complied: with the requirements of CEQA "through the
5 preparation and adoption of a Mitigated Negative Declaratiomprepared fOr this'!prdject,,
6 which,addresses the potential,environmental impacts associated with its idevelopment
7 and thatno further,environmental analysis_is_necessary;
8
9 NOW, THEREFORE,,BE IT RESOLVED thatthe'City Council of the City of Petaluma does,
10 hereby approve the Tentative Subdivision Map and adopt,the PUD Development Standards for
11 theRidge View Heights;. APN 0.19-201-006 and 025, subject to the following Conditions of •
12 Approval, as revised or-modified:
13 .
14 Conditions of Approval
15
16 FfOni the Planning/Department:
17 -
18 1. Approval is granted for the project in accordance; with the Tentative.Subdivision Map
19 submitted to the Planning Department dated March L. 1999 (revised),,project narrative,
20 and,proposed;PUD`Development Standards; as conditioned and/Or-revised,
21
22 2. Unless otherwise addressed within the PUD. Development ';Standards; all applicable
23 provisions-of the;Zoning;Ordinance, Site:Plan.,and Architectural Review Committee Design
ID
24 Guidelines and Procedures, and the Municipal Code shall apply.
25
26 3. In accordance with the provisions of the Petaluma Municipal Code, the applicant shall •
27 pay City Special Development Fees, at time of building permit application or as
28 otherwise required by the Municipal Code; including,:but.:not limited to,the following'
29 sewer •.connection; water connection, community facilities development, storm drain
30 impact,,parks and recreation, school facilities, in-lieu housings and traffics mitigation fees:;
31
32 4. The PUD Development,Standards shall be amended to reflect the following: Hours of
33 construction shall be limited to the hours of 8:00 a.m. to 5:00 p:m., Monday tthrough
34 Friday, unless special circumstances'warrant additional hours and unless-,a permit is first
35 secured from the Planning Director prior to the change in hours. No construction shall be
36 permitted on Saturday„Sunday, or legal,holidays. There shall be no start up of machines
37 or equipment prior to 8:00 a.m., Monday through Friday. There shall be'no delivery of
•
38 materials or 'equipment prior to 7.:00 a:m: or past 5:00 p.m:,. Monday through.Friday.
39 There shall be no:.cleaning of machines or equipment and no servicing of equipment past
40 6:00 p.m.,-Monday through Friday.
.41
42 5. House plans and landscaping plans for Lots 1 and•2 shall be subject;to the-approval of the
43 Site Plan and Architectural Review Committee. (SP.ARC) prior to the submittal for
44 45 Plans••shall be consi tent,wiith the PUD Development ment Standards-,fot Ride View Heights,
p g ghts; •
Reso. 00-22I'NCS. Page 3
- r . the soils reports prepared:by Giblin Associates (July 3, 1991 •and as amended March 5,
•2 1999), and the Tree Preservation and Mitigation Report, prepared by Horticultural
3 Associates(February 25, 1 999). Plans shall include color and material samples:
4
5 6. A maximum of 42 inch high fencing°shall be allowed on,Lots 1 and 2 on,the Sunnyslope
6 Road frontage. Fencing',6ft..or•highe"r shall not extend toward Sunnyslope Road beyond
7 the wall of the house. The front of the porch shall'-not be considered the wall of the
8 house. Fencing"shall`betshownoil landscape plans submitted'for.:SPARC approval.
9
to 7. Lot 2 shall front on Simnyslope Road. Plans submitted, or SPARC approval shall reflect
11. the following: sufficient•.driveway area for Lot 2 to allow for`turnaround of parked cars;
12 no backout onto Sunnyslope Road shall'be allowed; Lot 2 shall also provide for adequate
13 driveway area to accommodate guest parking.
14
15 8. The Grant of Private Open Space Scenic Easement shall be revised to include the
16 following provisions:
17
18 a. No trees shall beremoved, other than fruit trees, Without prior City approval;
19
20 b. The provision regarding open-wire fencing shall be-revised to delete the reference
21 to wood fencing 9and'to read,asfollows:
"Open wire-fencing.'(with:wood posts and cap optional) isthe only fencing
24 allowed adjacent to or inside the open space scenic easement."
25
26 9. The Grant of Private Open:Space'Scenic-Easement shall be recorded_on the title to Lots 5,
27 6, and 10 by the applicant: A copy of the recorded document shall be provided to the
28 Planning Department prior to the issuance of any building;permits for any of the lots.
29
30 10. All mitigation measures outlined in the Initial Study for Ridge" View Heights and all
31 applicable mitigation measures• adopted with the Proposed Sunnyslope Assessment
32 District and Annexation;EIR, accepted by the City Council in 1991, shall apply.
331
34 11. For:projects involving improvements on existing,streets or substantial:construction traffic
35' and heavy equipment the applicant shall provide a Traffic Control Plan_for review and
36 approval of the City's Traffic Engineer, prior to issuance of a building or grading permit.
37 At:least,one-lane of traffic in each direction shall be maintained at all times through the
38 construction period,.unless a temporary detour.plan is submitted and approved the City
39 Traffic Engineer. Heavy construction traffic and haul trucks shall avoid school zones
40 between school'arrival and departures times.
41
42 12. During non-working :hours, open- trenches and construction hazards shall be provided
43 with signage, flashers, and barricades approved by the Street Superintendent to warn
oncoming motorists, bicyclists, and pedestrians of potential safety hazards.
Reso: 00-221 NCS Page 4
•
1 13. All road surfaces shall be restored to pre-project conditions after completion of any
2 projecttrelated utility installation :activities, All trench pavement restoration within.
3 existing asphalt streets shall receive•a slurry seal. If the trench cut is within the parking
4 strip, then only the parking strip needs a slurry seal. Otherwise; half the street shall
5 receive a.slurry seal.
6
7 14. Any pedestrian access through and/or adjacent to the project site ,shall remain
8 unobstructed,during project construction or an alternate route'established/as approved by
9 the Police Chief and City Engineer
10 •
II 15. The applicant shall incorporate,streetlights along all'public right-of-ways in the project
12 design to conform,to the City•standard spacing and'illumination•requirements: The street
13 lights shall havestandard metal'fixtures. The applicant shall provide ,verification-that all.
14 lights:meet PG&E's LS2°rating.system,prior to City acceptance of improvements. •
15
16 16. The applicants/developers shall defend, indemnify, and:hold.harmless,the Cityor°anyof
17 its boards, commissions, agents, officers;: and employees from any claim, action, or•18 proceeding against the City, its boards, commissions, agents; officers; or employees to
19 attack, set aside„void, or aimul the approval:of±the project when such claim or.action':is
20 brought within the time period provided fdr in applicable State:•and/or;local statutes:,`The-
21 City shall promptly notify the applicants/developers of any such claim; action;, or
22 proceeding. The City shall coordinate in the defense. Nothing contained in this •
23 condition shall prohibit the City from.,participating in a defense of any claim action, or
24 proceeding if the City bears its own attorney's fees-and costs, and thel City defends the
25 action in good faith.
26
27 17. An access easement shall be recorded on the title to Lot 9 providing driveway access from
28 the new street to the Lake;property: The easement shall be shown on the Final Map and
29 recorded on:the title to Lot:9 'Einar location of the driveway access shall be subject/to the
30 approval of the:Planning Department-, A copy of the recorded document shall be provided
31 to'the Planning Department prior..--to the issuance of any building permits for any of:the
32 lots.
33
34 18. The•Tentative.Map,,shall.be limited•to a maximum density of 10.,single-family dwelling
35 •units. Remainder parcel shall not be further divided.
36
37 19. A City standard:sidewalk:on Sunnyslope;Road, with a crosswalk at;the intersection of
38 Rosewood Court and Smith Drive, shall be _required in accordance with standard,
39 Engineering condition. The addition'of the:.crosswalk shall be subject;t'o the review. and
40 approval of the City TrafficCommittee.
41
42 20. Retaining walls up to five feet shall be.,allowed as indicated in the PUD Development-
43 Standards; subject to staff f review and;approval;
44
Res6. 00-221 NS Page 5
•
'` 21. A bicycle/pedestrian path shall be provided,between Sunnyslope Road and Sunnyhill Drive.
Said path shall include the following ,components:: "the proposed public street to be
3 constructed,as part of the subdivision;the proposed public drainage:easement on Lot 6; and
4 an easemenUto be dedicated along the westerly edge of the "Remaining Lands of Beatie" in
5 the general location shown on attached Exhibit`B". The proposed drainage easement on
6 Lot 6 shall be dedicated at a sufficient width to accommodate-a bicycle/pedestrian path
7 • consistent with City standards and-this portion of the path shallbe constructed as part of the
8 other required public improvements of the subdivision. Prior to approval'of the final map,
9 the property owner of the "Remaining Lands.of 1 eatie" shall make an irrevocable offer of
10 dedication of an easement for thatportionof the bicycle/pedestrian path on the "Remaining
11 Lands of Beatie". The City shall not,exercrse said offer-.of dedication until such time as the
13 ownership of the property transfers from the current.ovrner (Dr. and Mrs. Jerome Beatie) or
13 their heirs. The final map shall include the location and design of the entire
. 14- bicycle/pedestrian path; including suitable, convenient access to-and from,Sunnyhill Drive
15 on the north and the proposed,public street on the south,subject to the review and approval
16 of the City's Bicycle Advisory Committee.
17
18
19 22. The applicant/developer-shall pay the following estimated Development Impact Fees:
21 • Sewer Connection: $,2,550/unit
• Water Connection: Contact Water Field Office at 778-4392
!3 • Community Facilities: $ 863.50/unit;(except Lot 10)
24 •
Storm Drain: . $' 462.60/unit(except Lot 10)
25 • Parks and Recreation: $3,974/unit,(except Lot 10)
26 • School Facilities: Contact School District'at,778-4621
27 • In-lieu Housing: $ 2-,400/unir(exeeptLot 10)(collected at escrow)
28 • Traffic Mitigation: $ 3,007/unit (except Lot 10)
29 • Digitized Data: $ 100,($10/lot)
30
31 From the Engineering Department:-
32
33 1. Frontage-Improvements.
34 •
35 a. Frontage improvements shall be required as indicated along Sunnyslope Road
36 including the construction of sidewalk along, the parcel frontage as shown on
37 tentative map. Any existing portions of broken or damaged'curb and gutter shall be
38 removed and replaced. Note that the existing six foot wide concrete gutter pan
39 acting as a..bike.lane shall becontinued across'the:entrance to Rosewood Court and
40 a standard valley gutter'mustbe'formed
41
42 b. Streetlights shall be required along the frontage according to current street light
standards and must be approved by the Traffic Engineer:
Reso. 00-221 NCS Page 6
2 c. Right-of-way dedication shall be required as indicated along Sunnyslope Road.
3
4 d'. Overhead utilities along the frontage,of this_project and traversing Met site+;shall be
5 placed'underground. Undergrounding shall be continued to the nearest poles off-
6 site in'.both directions along Sunnyslope Road.
7
8 e: Signing and striping shall conform to City'standards.'
9.
10 2. . 'Grading.
'11
12 a. Provide an applicable grading plan:indicating the grading for each:lot, cutrand fill
13 calculations, and-:drainage•patterns for each lot Pad elevations, spot.elevations and
14 slopes shall be shown on the map. - -
15 •
16 b. An erosion control plan shall be prepared:
17
18 c. Any existing structures above or below ground that are abandoned or'not needed
19 shall be removed. 'Structures shall include; but not be limited to, fences. retaining
20 walls, pipes, debris, septiCsystems, etc.
21
22 3., Streets.
23 �.
24 a. Rosewood Court shall be 32:feet vide from face of curb to face of curb.with parking
25 allowed on both sides of the Street. The cul-de-sac design shall-accommodate'fire
26 truck turning requirements. Sidewalk shall extend to-the end of the cul-de-sac along
27 botltsides of the street. Standard curb and gutter shallbecoristrncted.
28
29 4. Site Drainage and Storm Drains.
30
31 a. Lot-to-lot surface drainage is not,allowed,unless collected at property lines with a
32 drop inlet storm,drain Sys-eiri. Private storm-drain systems shall require easements "
33 and recorded maintenance agreements. Concentrated surface drainage';shall not be
34 allowed over sidewalks or. curbs but shall be directed to the ptiblic street with
35 sidewalk underdrains. Those swales exceeding 8 percent Slope shall have
36 permanent-erosion=protection.
37
38 b. All site.drainage improvements shall' be designed.and constructed in conformance
39 with the, minimum requirements of the Sonoma County Water,.Agency 'Flood
40 Control Design Criteria•and;shall be:subject to,review and approval'of the Sonom a
41 County WaterAgency',prior to Final:Map;;approval.
42
43 c. The proposed;public storm drain must be located in the:paved portion of Rosewood.
44 Court. •
45
Reso?40-221 NCS Page 7
•
d. The developer shall comply with the,Petaluma Municipal Code Section 20:36.010
and 20:36.020 which requires"the developer topay storm drainage impact fees (as •
3 calculated in Chapter 1730)on=construction in all sections of the'City of Petaluma.
4
5 e. Prior to construction, the—applicant shall obtain coverage under the State of
6 California General National Pollutant Discharge Elimination System (NPDES)
7 Permit for construction activities (General Permit) and develop and implement a
8 Storm Water Pollution:Prevention Plan (SWPPP)',subject;to review and approval by
9 the City and Regional Water Quality'Control'Board.
10 •
5. Site Sanitary-Sewecand Water Systems. -
12
13 a., This project shall utilities the existing sanitary sewer, storm drain,,and water main
14 stubs located along the parcel frontage.. The developer shall reimburse the:'City for
15 the cost of providing .utility stubs as determined by, the Engineering Department.
16 Note that any additional service connections necessary along Sunnyslope Road (i.e.,
17 gas, electric, cable TV, etc.)' shall be bored and jacked rather than trenched to
is conform to the "nacut"policy along the aforementioned road.
19
20 b. Fire flow and fire suppression systems must be approved by the Fire Marshal's
21. office. Water pressure calculations7shall be:required fon this development verifying
, 12. the system;adequacy for;fire'flows,and domesticiservice. This`item shall be verified
IPconcurrent with improvement;plan review. •
24
25. c3. The proposed water and'„sanitary sewer service.to .the.existing(residence shall be
26 provided from unny'hill Drive.
27
28 d. All existing public improvements located in the adj,acent,streets,including,sanitary
29 sewer, stormsdrain, and water mains, shall be shown on the plans.
30
31 e. Lot 2 shall have a sanitary.sewer lateral connection to the proposed sanitary sewer
32 main in Rosewood Court.
33
. 34 6. Final Map.
.35 •
36 a. Show all existing or proposed easements that are within 'the boundary of this
37 subdivision.
38,
39 b. Provide documentation.of any existing off-site easements (public or private)that are
40 to be used'by this subdivision.
41 •
42 c. Provide the necessary easements for public or private' Water; sanitary sewer, and
43 storm drain-facilities.
45 d. Provide the necessary•easements for private or public'access.
Reso, 00-22I NCS Page 8
•
2 e. Prepare the necessary private roadway;.sanitary sewer, water line. and storm drain •
3 maintenance agreements for _recordation with the parcel map: These:agreements
4 shall also specify the timing and maintenance and be in:a form acceptable to City
5 staff:;
6 •
7 £, • The dedication of easements shall be shown on the parcel. map Of a separate
documents from the responsible°party.
9 •
10 g. Recorded map information and sources must be provided for all adjoining,,streets
11 and.,parcels. In addition, the centerline distances monuments, bearings and
12' distances, proposed;monumentsto beset, and ties from the centerline to the iexisting
13 right of way, mumbe shown on the map to locate the property.corners;
14
15 h. Provide a ten foot wide public utility,easement (PU_E) adjacent to the public right:of
16, way if required by PG,&;E.
•
17
18
19 7. General Conditions. •
20
21 a. .• The developer shall keep the existing publictstreets clean that,are used for access':to
22 the site during construction. ,
23 10'
' 24. b., The developer: shall prepare improvement pl'an's and a final map; pay applicable
25 - ,..fees, and submit the required reports;'.and/or documents according'to the latest;City%
26. codes, ordinances; resolutions, policies, and standards.
27
28 From theTire Departinerit:
29 -
30 1. The;fire:hydrant at turnout should be"'lecatedonthe slightest,grade possibleld(away:froirt'the
31 '13 percent grade).
32
33 Front the.Building Division:
34' •
35' 1. Grading.niust be certified:when.completed to indicate compliance with approved plans and'
36 will'be r&uired for occupancy.
37
38, 2. Certify finished}flood elevation before occupancy._
39
40 3. Where ground 'slopes greater than 1',on 10, foundation shall be stepped per Uniform
41 Building Code 1`806.2.
42 •
43 4. Soils with expansion index?greater than 20 requires special design foundation per•Uniform
44 Building.Code 1803.2. •
•
Reso.-00-221 ?JCS Baee'9
5.
All retaining walls•shalltmeet the requirements of the 1994.U13C, and shall comply with
Petaluma Standards Ordinance�No: 1727/1988.
4 6. All roofing shall be 'B" rated or better per Ordinance No. 1744/1988.
5
6 7. Indicate all utilities on.sife`plan.
7
8 8. Driveway gradient shall cbinplywith.Ordinance'No. 1533/1982.
9
to 9. Responsible party to sign plans. •
11
12 10. Submit soils report to verify foundation design.
13
14 11. Indicate group occupancy,type of construction, square footage.
15
16 12. Plans must show compliance with 1994 UBC, UPC, UMC, and 1993 NEC. Plans must also
17 show compliance with current Title 24 Energy Conservation and/or- Disabled Access
18 Requirements.
19
20 13. Provide structural calculations for all•non-convention.design items.
21
14. Detail all drainage.swales.
24 From the Public Works Department:
25
26 1. All storm drain systems that do not drain City streets shall be privatelymaintained.
27
28
Under the power and authority;conferred upon this Council by the:Charter ofsaid City.
REFERENCE`. I hereby certify the foregoing Resolution was introduced andadopted by the
Council of the.Cityof Petaluma at a Regular meeting on December21.2001..Approved as to
by the following vote: form:
City Attorney
AYES: CaderThompson. Keller, Maguire,Hamilton, Mayor Thompson
NOES: None
ABSENT: Healy, Vice Mayor Torliatt
ATTEST:
City-Clerk Mayor
Reso.00-221 NCS Page 10