HomeMy WebLinkAboutPLANNING COMMISSION RESOLUTION 2024-09 06/25/2024ATTACHMENT 1
PLANNING COMMISSION RESOLUTION NO. 2024-09
RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW (SPAR) FOR THE
SCOTT RANCH RESIDENTIAL PROJECT CONSISTING OF DEVELOPMENT OF 28
SINGLE-FAMILY RESIDENTIAL HOMES AND ASSOCIATED SITE
IMPROVEMENTS LOCATED AT 1860 D STREET, APNS 019-120-040 & 019-120-041,
FILE NO.: PLSR-2023-015
WHEREAS, on August 24, 2023 the applicant applied for Site Plan and Architectural
Review for the development of 28 single-family residential homes and associated site
improvements (herein “Project”); and
WHEREAS, pursuant to IZO Chapter 24, Site Plan and Architectural Review is a
discretionary Planning entitlement subject to review and approval by the Planning Commission;
and
WHEREAS, pursuant to IZO Chapter 16, Site Plan and Architectural Review with
Planning Commission approval is required for new development in the West Hills; and
WHEREAS, on February 4, 2021 the applicants held a neighborhood meeting to create
dialogue with community members, provide information and updates on the VTSM project, and
address concerns; and
WHEREAS, on October 6, 2021, the Pedestrian and Bicycle Advisory Committee (PBAC)
considered and provided feedback on the pedestrian and bicycle facilities proposed by the VTSM
project including sidewalks and pedestrian crossings, bicycle rack location, access and
connectivity to Helen Putnam Regional Park, trail alignments and features, and the proposed
amendment to General Plan Figure 5- 2, Bicycle Facilities; and
WHEREAS, on February 27, 2023, the City Council, acting on Planning Commission’s
recommendation, approved a VTSM (City Council Resolution No. 2023-025) to create 28 single-
family lots and park and open space parcels with findings for hillside subdivisions pursuant to
Implementing Zoning Ordinance (IZO) Section 16.070; and
WHEREAS, the Project was fully analyzed in the Scott Ranch Project Environmental
Impact Report (SCH #2004072137), certified by City Council on February 27, 2023 and is subject
to the Mitigation Monitoring and Reporting Program therein; and
WHEREAS, on March 20, 2023, City Council adopted a Zoning Map Amendment and
associated PUD development standards (Ordinance Nos. 2839 & 2840); and
WHEREAS, public notice of the June 25, 2024 Planning Commission hearing was
published in the Petaluma Argus-Courier, mailed to residents and occupants within 1000 feet of
the Project site, and three 32s-square foot signs were posted on the site in compliance with state
and local law; and
WHEREAS, at its June 25, 2024 meeting, the Planning Commission held a duly noticed
public hearing to consider the Project, at which time all interested parties had the opportunity to
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be heard and the Planning Commission considered the Staff Report dated June 25, 2024 and all
public testimony provided prior to and at the public hearing; and
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
THE CITY OF PETALUMA AS FOLLOWS:
1. Finds that the foregoing recitals are true and correct and incorporated herein by reference.
2. Based on its review of the entire record herein, the Planning Commission finds as follows:
California Environmental Quality Act
a. The project was fully analyzed in the Scott Ranch Project Environmental Impact Report
(SCH #2004072137), certified by City Council on February 27, 2023 and is subject to
the Mitigation Monitoring and Reporting Program therein.
General Plan
b. The Project is consistent with the Very Low Density Residential (0.6 to 2.5 du/ac) land
use designation of the City of Petaluma General Plan 2025 applicable to the site in that
single-family residential uses are principally permitted uses on the Project site and
based on the net acreage of the site, the property's allowable density is between 28 and
approximately 113 residential units. The project proposes a density of 0.6 dwelling
units per acre (28 units), which is at the lowest allowable density range for the land use
designation of the site.
c. The Project, for reasons discussed in the June 25, 2024 Planning Commission staff
report, is consistent with the following General Plan principles and policies, including
but not limited to:
Chapter 1: Land Use, Growth Management, and the Built Environment
Policy 1-P-1 Promote a range of land uses at densities and intensities to serve the
community needs within the Urban Growth Boundary (UGB).
Policy 1-P-14 Require provision of street trees, landscaping, parking, and access
features to help integrate land uses and achieve an effective
transition between uses of disparate intensities.
Policy 1-P-18 Maintain a permanent open space around the city by the
continuation of the Urban Separator and the use of an Urban
Separator Pathway, as designated.
Policy 1-P-20 Maintain a standard width for the urban separator at a minimum of
300 feet except in those areas where it may be variable due to
topography, physical or ownership constraints, or is already
established at more or less than 300 feet.
Policy 1-P-27 Encourage innovative site and building design to address parking
solutions such as shared, structured, and/or underground facilities.
Policy 1-P-48 Ensure all new development provides necessary public facilities to
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support the development.
Policy 1-P-49 Preserve existing tree resources and add to the inventory and
diversity of native/indigenous species.
Chapter 2: Community Design, Character, and Green Building
Policy 2-P-2 For development adjacent to the Urban Growth Boundary, the
intent of the designated land uses is to feather or reduce densities to
provide a transition from urban to rural.
Policy 2-P-56 Preserve and enhance the oak woodland setting and integrate
development to protect and enhance these resources.
Policy 2-P-68 Preserve the uniqueness of the property at the intersection of D
Street and Windsor Drive (Scott Ranch) through incorporation of
the following criteria in the future development process:
• Respect the gateway value with a minimum 100’-setback from
D Street with no sound walls.
• Maintain a minimum of a 100’-setback along Kelly Creek and its
tributaries.
• Preserve the red barns in place, designate them historic and
encourage the incorporation of a nature study area.
• Preserve and maintain habitat areas and trees.
• Avoid slide areas and minimize grading.
• Provide a minimum 300’-wide Urban Separator.
• Provide a minimum of a 3-acre park site.
• Include the provision of trailhead facilities with restrooms and
parking with a connection to Helen Putnam Regional Park.
• Respect City hillside regulations.
Chapter 4: The Natural Environment
Policy 4-P-9 Require a percentage of parking spaces in large parking lots or
garages to provide electrical vehicle charging facilities.
Policy 4-P-19 Encourage use and development of renewable or nontraditional
sources of energy.
Chapter 5: Mobility
Policy 5-P-15 Implement the bikeway system as outlined in the Bicycle and
Pedestrian Plan, and expand and improve the bikeway system
wherever the opportunity arises.
Policy 5-P-18 The City shall require Class II bike lanes on all new arterial and
collector streets.
Policy 5-P-22 Preserve and enhance pedestrian connectivity in existing
neighborhoods and require a well connected pedestrian network
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linking new and existing developments to adjacent land uses.
Policy 5-P-23 Require the provision of pedestrian site access for all new
development.
Policy 5-P-25 Establish a network of multi-use trails to facilitate safe and direct
off-street bicycle and pedestrian travel. At the minimum, Class I
standards shall be applied unless otherwise specified.
Policy 5-P-31 Make bicycling and walking more desirable by providing or
requiring development to provide necessary support facilities
throughout the city.
Implementing Zoning Ordinance
d. The Project is consistent with all development standards of the Scott Ranch PUD
Residential District, as detailed in the June 25, 2024, staff report.
e. The project is consistent with the allowable land uses and planning permit requirements
of the Scott Ranch PUD Residential District, Table 5.1, which permits “Dwelling,
Single House” and “Dwelling, Junior Accessory” uses by right.
f. The project is consistent with Implementing Zoning Ordinance Section 16.060 – Single
Lot Development, including the required findings in Section 16.060.K, in that the
Planning Commission finds the Project meets the standards and design guidelines for
new development in the West Hills as follows:
i. The SPAR project meets or exceeds the applicable objectives, standards, and guidelines
of the Hillside Ordinance, including IZO Section 16.050 (General Provisions) and IZO
Section 16.060 (Single Lot Development) in that the residential subdivision is sited
with a clustered configuration that avoids or minimizes impacts to site features such as
landslides, creeks, trees, ridgelines, and identified community view platforms. Site
grading uses cut pads that step with the existing terrain to set roads and structures into
the hillside, the maximum retaining wall height is five feet with stone veneer for visible
walls, and common driveways are used to reduce grading. In addition, proposed single
lot development integrates pad elevation with home type to reduce visually protruding
development patterns and blend with the existing terrain with particular attention to
visually prominent lots, Plan 2 second story elevations are stepped-back to achieve an
appropriate scale as viewed from downhill along Windsor Drive, a variety of siding
materials and architectural features are proposed to reduce expansive planes, earth tone
and subdued colors are selected, are roof forms are broken into small components and
hip roof forms oriented with the natural slope are selected over gable roof forms on
second story downhill elevations where feasible.
In addition, the VTSM was previously found to meet or exceed applicable objectives,
standards, and guidelines of the Hillside Ordinance including IZO Section 16.050
(General Provisions) and IZO Section 16.070 (Hillside Subdivisions).
ii. The design, scale, massing, height, and siting of the development is compatible and
complementary with the character and scale of the surrounding, developed
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neighborhood in that a variety of complementary architectural home styles are
proposed including Farmhouse, Craftsman, Cottage, and California Ranch, multiple
elevation types would provide compatible visual interest at an appropriate residential
scale, the maximum proposed building height is 29’-10”, and proposed siting of
development avoids ridgelines and is at a lower elevation relative to the adjacent
Victoria II PUD.
iii. The design and site layout of the hillside project is respective of and protects the natural
environment to the maximum extent feasible in that the residential subdivision is sited
with a clustered configuration that avoids or minimizes impacts to site features such as
landslides, creeks, trees, ridgelines, and identified community view platforms.
Of the 509 existing trees located on the project site, 31 are located within the residential
layout. Of these 31 existing trees, 18 would be removed as a result of the residential
project. The proposed project would replace the trees that would be removed in
compliance with the City of Petaluma IZO Section 17.060 (Tree Removal). The
proposed residential component would include planting 159 trees including 77 oak
trees, thereby exceeding the IZO requirement for replacement of removed Protected
Trees.
iv. Site grading has been designed to be as minimal as possible to achieve sensitive hillside
design, minimize tree removal and provide safe site access and required parking in that
development is clustered away from environmental features to minimize tree removal,
cut pads are used that step with the existing terrain to set roads and structures into the
hillside, the maximum retaining wall height is five feet with stone veneer for visible
walls, and common driveways are used to reduce grading. In addition, proposed single
lot development integrates pad elevation with home type to reduce visually protruding
development patterns and achieve a sensitive hillside design.
Consistent with the recommendation from the Planning Commission during VTSM
review, the width of A and B Streets have been decreased to the extent possible while
ensuring for fire access. The modified right-of-way width varies from 40 to 50 feet
while the pavement width, curb to crub, varies from a minimum of 26 feet near the
intersection with Windsor Drive to 36 feet near the cul-de-sacs to minimize grading
and achieve a sensitive hillside design.
g. The project is consistent with Implementing Zoning Ordinance Section 24.050 – Site
Plan and Architectural Review, including the standards in Section 24.050.E, in that the
Planning Commission finds the Project meets the standards for Site Plan and
Architectural Review as follows:
v. The project uses quality materials and the overall design is harmonious and in
proportion in itself and in relation to adjacent development in that stucco, Hardie board,
cultured stone veneer, and masonry exterior materials are proposed and concrete tile,
standing seam metal, and Class A composition shingle roofing materials are proposed.
A mix of one-story and two-story homes are proposed with a selection of architectural
styles (Farmhouse, Craftsman, Cottage, and California Ranch). Each style includes a
set of elevation sub-variants that add visual interest through details such as shutters,
accent corbels, decorative gable ends, second story balconies, enhanced window
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treatments, and front porches. Combined, the variety of form, style, and detailing
achieve a harmonious design in itself and in relation to adjacent development. In
addition, the maximum height proposed is 29’-10”, which complies with the Scott
Ranch PUD development standards as well as the hillside ordinance specific standards,
which govern adjacent developments. Wildlife corridors and open space tracts create
increased setbacks from the adjacent subdivisions, Vitoria I and II, as well.
a. The architectural style is appropriate for the project, and compatible with the
character of the neighborhood in that the project incorporates Farmhouse,
Craftsman, Cottage, and California Ranch homes, each with a set of elevation
sub-variants that add visual interest through characteristic detailing such as
board and batten siding, columns, accent corbels, decorative gable ends, accent
shutters, and covered front porches. The design choices are appropriate in that
they provide visual interest and compliment the scale and design of the single-
family residences in the neighborhood.
b. The siting of the structure on the property is appropriate for the site and as
compared to the siting of other structures in the neighborhood in that site grading
uses cut pads that step with the existing terrain to set structures into the hillside.
Proposed siting of structures provides tailored pairing of pad elevation and home
type to minimize visibility of structures on the most visually prominent lots. In
addition, siting of structures avoids ridgelines and would be proposed at a lower
elevation relative to the adjacent Victoria II PUD.
c. The size, location, design, color, number, lighting, and materials of all signs and
outdoor advertising structures is in accordance with all applicable requirements
of the IZO and appropriate for the site and compatible with the character of the
neighborhood. The proposed gateway sign at the roundabout is exempt from a
sign permit pursuant to IZO Section 20.110.8 because it is a required public
improvement that promotes the general welfare of the community. Furthermore,
the proposed gateway sign is appropriate and compatible in character in that it is
integrated into the retaining wall and landscaping at the roundabout, uses high
quality color concrete and aluminum letters, and matches the official City of
Petaluma logo. The project also proposes X pilasters with ±3 square foot Scott
Ranch plaques appropriately located at X to identify the subdivision. These signs
would be subject to a subsequent sign permit in accordance with the
requirements of IZO Chapter 20 for subdivision signs. The pilasters would be
±5-feet-tall, and constructed of concrete block decorated with stone veneer and
a sandblasted concrete cap to achieve compatibility with the character of the
neighborhood.
d. The bulk, height, and color of the proposed structures is appropriate as compared
to the bulk, height, and color of other structures in the neighborhood in that a
mix of one-story and two-story homes are proposed with a maximum height of
29’-10”, which complies with the maximum allowable height in the Scott Ranch
PUD and hillside ordinance that governs other structures in the West Hills
subarea. The bulk of the proposed structures has been designed with sensitivity
to the surrounding hillside in compliance with IZO Section 16.060, specifically,
the second story of Plan 2 homes provides a step-back along the rear elevation
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to conform with the existing topography. The proposed color palette is
comprised of earth tones and avoids the use of bright and white tones to blend
with the surrounding hillside and complement colors of other structures in the
neighborhood.
vi. Landscaping would be in accordance with applicable City standards and appropriate
for the site and compatible with the character or design of the neighborhood in that
proposed landscaping consists of 159 new trees including 77 oak trees, which would
exceed the replacement mitigation requirement of IZO Chapter 17. The proposed
landscaping is compatible with the character of the neighborhood and only trees
necessary to allow reasonable development of the site and public improvements are
proposed for removal. Native trees, shrubs, and groundcover would be planted
throughout the development areas while remaining consistent with the project’s Fuel
Management Plan analyzed in the Scott Ranch Project Environmental Impact Report
(SCH #2004072137), certified by City Council on February 27, 2023 (Attachment 3).
The front yards of new residences would be landscaped. Street trees and a 5-foot
sidewalk would be introduced along new public streets, as required by City Standards.
The proposed project would comply with water conservation standards for landscaping
contained in Petaluma Municipal Code, Chapter 15.17. In addition, there would be a
minimum 5-foot wildlife corridor between the fences of the project’s residences and
the existing fences of the adjacent Victoria subdivision.
vii. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobile
and bicycle parking facilities, and pedestrian ways are designed so as to promote safety
and convenience and shall conform to approved City standards in that two new private
streets (A and B Streets) would provide access to the project via Windsor Drive and
terminate in cul-de-sacs. Consistent with the recommendation from the Planning
Commission during VTSM review, the width of A and B Streets have been decreased
to the extent possible while ensuring for fire access. The modified right-of-way width
varies from 40 to 50 feet while the pavement width, curb to crurb, varies from a
minimum of 26 feet near the intersection with Windsor Drive to 36 feet near the cul-
de-sacs. The cul-de-sacs would have a 43-foot radius at the face of the curb to allow
emergency vehicles to turn around. In addition, five-foot sidewalks would be provided
along house frontages of the new private streets and the project frontage along Windsor
Drive west of the new intersection of A and B Streets. Public improvements would
include a six-foot sidewalk on the south side of Windsor Drive from the new
intersection to D Street, and a new off-site sidewalk gap closure along the east side of
D Street between Windsor Drive and Sunnyslope Avenue, for a distance of
approximately 800 feet, to connect with the existing sidewalk.
In addition, on October 6, 2021, the Pedestrian and Bicycle Advisory Committee (
PBAC) considered and provided feedback on the pedestrian and bicycle facilities
proposed by the project including sidewalks and pedestrian crossings, bicycle rack
location, access and connectivity to Helen Putnam Regional Park, trail alignments
and features, and the proposed amendment to General Plan Figure 5- 2, Bicycle
Facilities.
viii. The design is of good character and has been prepared by a professional designer
including a professional engineer, licensed architect, and registered landscape architect.
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ix. The project was fully analyzed in the Scott Ranch Project Environmental Impact Report
(SCH #2004072137), certified by City Council on February 27, 2023 and is subject to
the Mitigation Monitoring and Reporting Program therein.
x. The proposed structure and use, subject to any conditions which may apply, conforms
with the applicable requirements of the Zoning Ordinance, except for adopted
flexibility to development standards in the Scott Ranch PUD (Ordinance No. 2840
N.C.S), and applicable policies and programs of the City’s General Plan and any
applicable specific plan, and the proposed use will not, under the circumstances of the
conditional use application, constitute a nuisance or be detrimental to the public welfare
of the community.
Based on its review of the entire record herein, including the June 25, 2024 Planning Commission
Staff Report, all supporting referenced and incorporated documents, and all comments received
and foregoing findings, the Planning Commission hereby approves Site Plan and Architectural
Review, subject to the conditions of approval attached hereto as Exhibit A1
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ADOPTED this 25th day of June 2024, by following vote:
Commission Member Aye No Absent Abstain
Chair Hooper X
McErlane X
Vice Chair Racusen X
Vice Mayor Cader
Thompson
X
Mozes X
____________________________________
Blake Hooper, Chair
ATTEST:
APPROVED AS TO FORM:
_________________________________ ___________________________________
Andrew Trippel, Planning Manager Dylan Brady, Assistant City Attorney
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7/9/2024
7/9/2024
ATTACHMENT 1
EXHIBIT A
SPAR CONDITIONS OF APPROVAL
Scott Ranch Residential
Located at 1860 D Street
APNS 019-120-040 & 019-120-041
File No.: PLSR-2023-015
Standard Conditions of Approval
Planning Division
1. Plans submitted for any building permit submitted to the City pursuant to this approval shall
be in substantial conformance with the architectural, civil, and landscaping plans approved by
the Planning Commission on June 25, 2024, except as modified by these conditions of
approval. The Planning Manager shall make a determination of substantial conformance in
writing during the plan check review process. Nothing shall preclude the Planning Manager
from referring a substantial conformance determination to the Planning Commission for review
at a publicly noticed meeting.
2. The colors, materials, and landscaping shall be in substantial conformance with those noted on
the plan set approved by Planning Commission on June 25, 2024.
3. The day following approval, the applicant shall provide to the Planning Manager a check made
payable to the Sonoma County Clerk, in the amount required and published by the Sonoma
County Clerk to file the CEQA Notice of Determination (“NOD”). For details on this filing,
please visit: https://sonomacounty.ca.gov/CRA/Clerk-Recorder/CEQA-%E2%80%93-Fish-
and-Wildlife-Filings/. Per Fish and Game Code Section 711.4(d)(1), payment of the State
Department of Fish and Wildlife environmental filing fee is not required.
4. All conditions of this permit shall be printed on the second sheet of each plan set submitted for
any building permit submitted to the City pursuant to this approval, under the title ‘SPAR
Conditions of Approval.’ Additional sheets may also be used if the second sheet is not of
sufficient size to list all conditions. The sheet(s) containing the conditions shall be of the same
size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not
acceptable. A copy of the approved plans shall be maintained on-site when construction
activities are occurring.
5. At Building Permit issuance, the applicant shall provide the City with an electronic copy of
final/approved plans in PDF format on either a CD or USB drive.
6. All review costs related to the processing of this application shall be paid in full prior to
issuance of a building permit. On-going costs associated with the review and monitoring of
construction shall be paid prior to final inspection or issuance of a Certificate of Occupancy.
7. This approval is granted for and contingent upon construction of the project as a whole, in a
single phase, with the construction and/or installation of all features approved and required
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herein. Phasing of one block ahead of the other may be authorized by staff subject to a
Construction Agreement. Modifications to the project, including but not limited to a change in
construction phasing, shall require Site Plan and Architectural Review in accordance with IZO
§24.050.
8. This approval is, as provided for at IZO §24.050(I), effective for a twelve (12) month period
unless the permit has been exercised or unless an extension of time is approved in compliance
with IZO §24.050(K).
9. Prior to final inspection or certificate of occupancy, all development impact fees associated
with the project, shall be paid, if applicable.
10. All externally visible scuppers, gutters and downspouts shall either be galvanized sheet metal
as per plan, or complimentary to the building architecture.
11. Electrical transformer boxes and garbage enclosures shall be screened with attractive fencing
or walls constructed of materials consistent with those used on the primary structure(s).
Screening details shall be provided at the time of Building Permit submittal subject to review
and approval of the Planning Manager.
12. The applicant is responsible for implementing all applicable mitigation measures adopted in
the Mitigation Monitoring and Reporting Program (City Council Resolution No. 2023-023),
including but not limited to the following. In the event of a conflict between the conditions of
approval of this SPAR and the previously adopted mitigation measures, the previously adopted
mitigation measures prevail.
a. Mitigation Measure AES-1b: The architectural elevations and materials used on
the exterior of the residences ( including roofing materials, exterior finishing, and
trim palette) shall include natural, terrain- neutral colors and prohibit the use of
brightly colored terra cotta or red clay roof tiles in order to limit potential visual
contrast between the proposed development and the adjacent hillsides, as
determined acceptable by the Planning Commission through the Site Plan and
Architectural Review process required by Petaluma Municipal Code Section 24.
010. The developer shall include Codes, Covenants, and Restrictions (CC& R) that
prohibit or limit roofing color changes by future owners, in accordance with the
Planning Commission Site Plan and Architectural Review approval.
b. Mitigation Measure AIR-2: The construction contractor(s) shall implement the
following measures during construction:
a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded
areas, and unpaved access roads) shall be watered two times per day.
b) All haul trucks transporting soil, sand, or other loose material off-site shall
be covered.
c) All visible mud or dirt track- out onto adjacent public roads shall be
removed using wet power vacuum street sweepers at least once per day. The
use of dry power sweeping is prohibited.
d) All vehicle speeds on unpaved roads shall be limited to 15 mph.
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e) All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
f) Idling times shall be minimized either by shutting equipment off when not
in use or reducing the maximum idling time to five minutes ( as required by
the California airborne toxics control measure Titlel3, Section 2485 of
California Code of Regulations [ CCR]). Clear signage shall be provided
for construction workers at all access points.
g) All construction equipment shall be maintained and properly tuned in
accordance with manufacturer' s specifications. All equipment shall be
checked by a F- 1- 4 DocuSign Envelope ID: 039194B4- AA25- 4B6F-
A8F7- 75E043FBBE7C certified mechanic and determined to be running in
proper working condition prior to operation.
h) Post a publicly visible sign with the telephone number and person to contact
at the Lead Agency regarding dust complaints. This person shall respond
and take corrective action within 48 hours. The Air District' s phone number
shall also be visible to ensure compliance with applicable regulations.
c. Mitigation Measure NOISE-2a: Heavy construction equipment shall be prohibited
from operating within 100 feet of an existing residence between the hours of 5: 00
PM and 9: 00 AM and on holidays.
13. The applicant is responsible for implementing all applicable conditions of approval in the
VTSM (City Council Resolution No. 2023-025), including but not limited to the following. In
the event of a conflict between the conditions of approval of this SPAR and the previously
adopted VTSM conditions of approval, the previously adopted VTSM conditions of approval
prevail.
a. Condition of approval #6: No work shall begin on the project site until final
approvals have been issued for the Final Map, Public Improvement Plans, and all
applicable permitting from the regulatory agencies.
b. Condition of approval #7: The project approval is for all-electric construction. No
natural gas infrastructure shall be installed with any component of this project.
c. Condition of approval #8: Plans submitted for building permit shall include solar
facilities on each residential structure.
14. The applicant shall work the City Engineer prior to approval of the public improvement plan
submittal to address neighborhood concerns related to parking on private streets adjacent to
the roundabout.
15. During construction of public improvements at the roundabout, existing structures (e.g.
retaining wall) and landscaping on the Pinnacle Heights property shall be protected in place.
The applicant shall add notes to the public improvement plans for the roundabout.
16. All standpipes, check valves, and other utilities shall be placed underground or fully screened
from view by decorative screening structures or landscaping, subject to the review and
approval of the Planning Manager.
17. At all times the site shall be kept cleared of garbage and debris. No outdoor storage shall be
permitted.
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18. Construction activities shall comply with performance standards specified in Mitigation
Monitoring and Reporting Program (City Council Resolution No. 2023-023).
19. Best Construction Management Practices shall be implemented to reduce construction noise
levels emanating from the site, limit construction hours, and minimize disruption and annoyance,
as specified in the Mitigation Monitoring and Reporting Program (City Council Resolution No.
2023-023).
20. BAAQMD recommended Best Management Practices (BMPs) to control for construction-
related fugitive dust emissions shall be incorporated into all construction plans per the Mitigation
Monitoring and Reporting Program (City Council Resolution No. 2023-023).
21. Prior to issuance of a building permit, exterior lighting fixtures shall be fully detailed and
subject to staff review and approval. All light fixtures shall be dark sky compliant, hooded and
downward cast.
22. All plantings shall be maintained in good growing condition. Such maintenance shall include,
where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and
regular watering. Whenever necessary, planting shall be replaced with other plants (to provide
an equivalent appearance and be of the same water usage, and if to replace a native or
mitigation planting, of the same species) to ensure continued compliance with applicable
landscaping requirements. Required irrigation systems shall be fully maintained in sound
operating condition with heads periodically cleaned and replaced when missing to ensure
continued regular watering of landscape areas, and health and vitality of landscape materials.
23. An Integrated Pest Management Plan that provides for zero use of chemical pesticides
herbicides, fertilizers, or other synthetic chemicals shall be included with the landscaping plan
and implemented in compliance with IZO Section 7.120.D.7.g.
24. All tree stakes and ties shall be removed within one year following the installation or as soon
as trees are able to stand erect without support.
25. Separate sign permits in compliance with Chapter 20 of the Implementing Zoning Ordinance
shall be obtained prior to the installation of subdivision signage proposed on the two pilaster
signs.
26. Prior to commencing construction activities, a sign facing each street frontage shall be posted
on the site regarding the allowable hours of construction and contact information for
complaints. Form, size, and content shall be subject to the review and approval of the Planning
Manager; proof of installation shall be provided to the Planning Manager prior to the issuance
of a building permit.
27. The applicant shall defend, indemnify, and hold harmless the City or any of its boards,
commissions, agents, officers, and employees from any claim, action, or proceeding against
the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or
annul any of the approvals of the project, when such claim or action is brought within the time
period provided for in applicable State and/or local statutes. The City shall promptly notify the
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applicants/developers of any such claim, action, or proceeding. The City shall coordinate in
the defense. Nothing contained in this condition shall prohibit the City from participating in a
defense of any claim, action, or proceeding and if the City chooses to do so appellant shall
reimburse City for attorneys’ fees by the City.
28. If appropriate, consider how roundabout tree plantings can enhance the relationship between
the roundabout and residential development at the core of the project, while prioritizing access
to utilities in final design approved by staff. Utilize arboreal best practices to reduce conflicts
between trees and utilities.
29. Any roundabout design approved by City staff shall prioritize safety, sight lines, and
underground utilities. Installation of public art as an alternative to tree plantings is allowed,
subject to City staff approval.
30. The applicant shall illuminate “Petaluma” gateway signage approved for installation in the
roundabout.
31. Consider how tree and landscape plantings at the edges of roundabout infrastructure can be
designed to integrate the roundabout into its surroundings.
32. Consider substituting another tree species for the Camphor Tree species proposed along
Windsor Drive. Consider integrating Western Sycamore species into tree planting palette
throughout the site.
33. Consider tree locations in relationship to residential structures so that larger trees can be
planted.
34. Should proposed benches be installed, consider non-metal benches or identify locations that
would benefit from tree shade in order to address potential for solar heat impacts.
35. The Improvement Agreement will provide for ongoing landscape maintenance of the
roundabout in a way acceptable to the City.
Building Division
36. Proposed project will require building permit application and construction document approval
in compliance with current California Building Standards Code in CCR Title 24 as adopted by
the City of Petaluma. The Building Division reviews applications and plans in accordance with
these and the City municipal code. The applicant will need to demonstrate compliance with
the construction documents.
37. Full plan submittal is required as applicable to project scope. Architectural, civil, structural,
mechanical, electrical, and plumbing system drawings are to are to be prepared and signed by
the state licensed professional responsible for their preparation. See City file preparations
standards: Electronic File Preparation Standards - Petaluma (cityofpetaluma.org).
38. Provide construction documents in accordance with CBC 107. Building permit construction
documents are to include occupancy classifications, design occupant load, general building
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area and height limitations, type of construction, and fire sprinkler provisions data for each
building on the subject parcels. Each separate building and separate parcel must have a separate
permit for construction.
39. CBC Appendix J requires a grading permit, approved grading plan, geotechnical report, and
inspections where the project includes excavations, fills, modifying slopes adjacent to property
lines, drainage, and terracing. Erosion control measures are required to be specified.
40. Where a structure permit and plans include grading requirements in accordance with Appendix
J, no separate grading permit is necessary. Retaining wall structures may be included with the
residence permit or permitted separately with subdivision grading permit.
41. Effective June 16, 2021, new buildings and substantial additions or remodels are required to
have all electric construction as defined in Petaluma Municipal Code 17.09 and permanent
supply of electricity as the source of energy for all space heating, water heating (including
pools and spas), cooking appliances, and clothes drying appliances, and has no natural gas or
propane plumbing installed in the building.
42. Petaluma’s goal is to achieve carbon neutrality by 2030. The City is encouraging citizens to
reduce their carbon footprint in their existing homes or business.
43. The City of Petaluma has adopted a Universal Access and Visitability Ordinance effective
April 20, 2022, applicable to new dwelling units.
44. The applicant is encouraged to incorporate visitability/universal design components into final
architectural design to meet the intent of the City' s newly adopted ordinance. However, the
Vesting Tentative Subdivision Map was deemed complete prior to adoption of the City' s local
ordinance and therefore the project is not subject to the new code requirements.
45. For the 2022 Building Standards Code cycle the City of Petaluma has adopted CalGreen at the
Tier 1 level, with the exception Energy Efficiency, which is adopted at the mandatory level
only. Current code adoption at time of building permit application will govern requirements.
46. Each separate building, structure, pool, and separate parcels must have a separate permit for
construction.
47. Permit application is to be made to the Building Division of the Community Development
Department. Permit applications will require plans, review and approval. See:
https://cityofpetaluma.org/permit-process/
48. This project is within the very high hazard fire severity zone and will need to be compliant
with CRC Section R337 or CBC Chapter 7A.
49. CBC 1803.1 requires soils investigation be performed. Where geotechnical investigations
involve in-situ testing, laboratory testing or engineering calculations, such investigations shall
be conducted by a registered design professional.
50. CBC 1803.1.1 requires each subdivision to have preliminary soils investigations prepared by
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a state licensed civil engineer. Where soil hazards are identified, each lot shall have an
investigation indicating preparations, recommendations, and corrective actions to prevent
structural defects for each dwelling.
51. Identify request for deferred submittals on the cover sheet of construction documents. Typical
approved deferrals include fire protection drawings or manufactured product shop drawing
specifications.
52. The applicant shall submit a statement of special inspections in accordance with 107.1 Chapter
1, Division II, as a condition for permit issuance. This statement shall be in accordance with
Section 1704.3. Identify special inspections required for structural and code compliance.
Please specify special inspector(s) on this form:
Fire
53. The Fire Department requires the following to be submitted at the time of building permit:
a. Sprinkler Plan Submittal
b. Fire Alarm Plan Submittal
c. Underground Plan Submittal
d. Access - show that Fire Department can access the entirety of each home within
150 feet of where the engine can pull up to. Demonstrate that turnarounds and roads
align with requirements of Appendix D of the CA Fire Code.
Public Works and Utilities
54. Prior to issuance of a building permit, a public improvement plan application is required to be
submitted and approved for all frontage work and all on‑site work within public easements.
Public improvement plan shall include all offsite improvements including roundabout, public
access to park, and sidewalk gap closure along D Street. A public improvement agreement
package including necessary bonds and insurance is required. A subdivision improvement
agreement package is required prior to approval of the final map and subdivision improvement
plans. A building permit is required for on‑site grading, utility and drainage improvement
work. All frontage improvements shall be installed and accepted prior to the issuance of the
24th certificate of occupancy. Geometry and size of the roundabout at Windsor Drive and D
Street will be as par of the public improvement plan application.
55. Prior to final inspection, the applicant shall submit the following in accordance with PMC
Section 15.17.050. Please refer to the following sections of the PMC for detailed requirements
of each item: PMC Section 15.17.050 (C)(3): Soil Management Report. PMC Section
15.17.050 (D)(1-3): Certificate of Completion to include the following attachments: •
Certification by either the signer of the landscape design plan, the signer of the irrigation design
plan, or the licensed landscape contractor that the landscape project has been installed per the
approved landscape water use efficiency standards. • Irrigation Schedule – shall be regulated
by automatic irrigation controllers, applied water should be the ETWU. • Landscape and
Irrigation Maintenance Schedule - including routine inspection, adjustment and repair of
irrigation system, fertilizing, pruning, weeding, etc. • Landscape Irrigation Audit conducted by
a certified landscape irrigation auditor. Landscape audits shall not be conducted by the person
who designed the landscape or installed the landscape. Audit reports shall meet the criteria
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listed in Section 15.70.050 (D)(2)(c).
56. Refer to Scott Ranch Tentative Subdivision Map Exhibit A - Condition of Approval (attached)
that was approved at City Council 2/27/23 and planning commission 8/9/22 for extensive list
of condition of approvals.
57. PMC 15.17.070 (C)(5)(a,b,c): A complete irrigation design plan that meets all the design
criteria shall be submitted as a part of the landscape documentation package.
58. PMC 15.17.070 (C)(4)(d)(6-7, 9, 17-18): In addition, the landscape design plan, at a minimum,
shall: • Identify type of mulch and application depth. • Identify soil amendments, type, and
quantity. • Identify hardscapes (pervious and nonpervious). • Contain the following statement:
"I have complied with the criteria of the ordinance and applied them for the efficient use of
water in the landscape design plan." • Bear the signature of a licensed landscape architect,
licensed landscape contractor, or any other person authorized to design a landscape.
59. PMC 15.17.070 (C)(1)(J): Applicant signature and date with statement, "I agree to comply
with the requirements of the Landscape Water Use Efficiency Standards and submit a complete
Landscape Documentation Package."
60. Its the applicant responsibility to install a new sewer main along Windsor Drive from private
driveways to manhole at D Street. Currently there is no sewer service in this segment of
Windsor Drive.
61. Water pressure in the area is over 80psi; pressure reducers maybe required depending on actual
pressure.
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