City of Cotati
Request for Qualifications
Affordable Housing Development
For 120 E. Cotati Avenue
Location: 120 E. Cotati Avenue, Cotati, CA 94931
Released: March21, 2024
Due: 5:00 pm PT on April 30, 2024
1 City of Cotati 120 E. Cotati Ave RFQ 2
CITY CONTACT
Noah Housh, Director
Community Development
City of Cotati
201 W. Sierra Ave
Cotati CA, 95931
[email protected]
707-665-3635
PROJECT WEBSITE
https://www.cotaticity.org/Bids.aspx
RFQ SCHEDULE AND SUBMISSION INSTRUCTIONS
The following Request for Qualifications (RFQ) timeline is provided for the Respondent’s scheduling information but is subject to change at the City’s discretion.
Activity Date
Request for Developer Qualifications Released March 21, 2024 RFQ Questions and Requests for Clarifications Due April 4, 2024 5:00PM Pacific Time
City Response to RFQ Questions/Clarifications April 16, 2024 RFQ Submittal Deadline April 30, 2024
5:00PM Pacific Time
Parties responding to this RFQ (“Respondent(s)” or “Respondent Team(s)”) must submit their response via email to [email protected]. The City must receive responses to this RFQ through a Statement of Qualifications (SOQ) no later than the deadline listed above.
It is the Respondent's sole responsibility to ensure that the SOQ is received by the City before the deadline listed above. All emails sent by a Respondent will be time-stamped based on the time of receipt of such email.
SOQs must incorporate the Program Principals and Objectives listed below into the responding submittals. The page limit for the SOQ without exhibits is 15 pages; there is no page limit for exhibits.
All questions and/or requests for clarification should be sent to the City contact’s email City of Cotati 120 E. Cotati Ave RFQ 3
address. The City will respond to questions and/or requests for clarification by emailing one attachment containing all questions and requests for clarification received by the deadline, along with an answer for each, via bcc to the email address(es) which submitted the questions and/or requests for clarification by the applicable deadline on March 11, 2024. This summary of questions and responses will also be appended to the City’s RFQ website on the same date.
DISCLAIMER
The City obtained the information contained in this RFQ from sources deemed reliable; however, the City makes no guarantees, warranties, or representations, nor expresses or implies any opinion concerning the accuracy or completeness of the information provided. It is furnished solely as an aid to interested parties. Interested parties are responsible for undertaking all necessary investigations on and off the City property to determine the suitability of the property for interested party’s intended use.
INTRODUCTION
The City is pleased to issue this RFQ for respondents capable of developing affordable housing on the City-owned property located at 120 E. Cotati Avenue in this RFQ, that will be consistent with and help fulfill state, regional, and local housing and development goals. 120 E. Cotati Avenue is a prime downtown development site in the heart of Cotati, consisting of three parcels with multiple public street frontages (APN 144-274-002, -014 & -015), collectively consisting of approximately 0.86 acres. Development of the site has been identified as a critical element of the community vision laid out in the Downtown Specific Plan, and the City’s certified 6th Cycle Housing Element. In 2021, the City entitled the site with a three story mixed use project consisting of 27 residential units and 10,400 square feet of commercial space. Separately, Section 3.5 of the 2023 City’s Housing Element identified the site’s realistic capacity as a maximum of 56 affordable housing units, split across income categories. As such, when the site came available, the City made the decision to utilize affordable housing funds to purchase the properties.
This RFQ is a City effort to address housing affordability through the construction of the entitled project referenced in Exhibit B, or an alternative project to be proposed by the respondents that seeks to implement the project principals and objectives identified below.
The City expects to evaluate the responding SOQs and then, provided that a) one or more of the Respondent SOQs are sufficient, and b) the City wishes to move forward with development of the site, the City intends to enter into an Exclusive Negotiating Agreement (ENA) and/or Lease Option Agreement (LOA) with the Respondent whose qualifications and development proposal the City deems best suited to the Principles and Objectives described in this RFQ. Successful completion of negotiations will lead to the execution of a development and disposition agreement or similar regulatory agreement to allow the development and use of the site for affordable housing.
More details on the location and description of the City-owned property included in this RFQ is in Exhibit A.
City of Cotati 120 E. Cotati Ave RFQ 4
PROGRAM PRINCIPLES AND OBJECTIVES
The lack of affordable housing across California is a matter of vital statewide importance and the City is working to expand housing opportunities through a combination of innovation and cooperation between the public and private sectors. While housing affordability is paramount, the City recognizes that this property presents an opportunity to leverage development for multi-benefit outcomes.
To help meet the affordable housing needs of the City of Cotati, and in alignment with other priorities identified in the City’s 6th Cycle Housing Element and Downtown Specific Plan, the City is seeking SOQs from Respondents who can demonstrate the capacity, creativity and commitment to support the Principles and Objectives listed below through development of the City owned property. Should the site move forward to the ENA phase, adherence to these Principles and Objectives will be critical to successfully moving to a development agreement with the City. 1) Affordability: Maximize depth and breadth of affordability to best meet the City’s affordable housing goals, while maintaining financial feasibility. The City has identified that a mix of affordability levels is likely the best approach to meeting the affordability needs and expectations of the community.
2) Financing Security and Innovation: Implement financing models which ensure project viability, finance-ability, and ultimate development of the site within a reasonable timeframe. The City is open to low-cost ground leases or purchase options as a vehicle to support development of the property. Further, the City is supportive of exploring creative financing mechanisms, including bonds as discussed in the Program 1-7 of the City of Cotati certified Housing Element. 3) Accessibility: Provide accessible housing by meeting or exceeding the requirements of the California Building Code and local requirements regarding universal design principles.
4) Sustainability and Resiliency: Incorporate local emphasis on sustainable construction, energy consumption and ecological resilience, including Electric Vehicle Charging, decarbonized energy use, and programs (such as AHSC) to leverage transportation options and La Plaza Park improvements. 5) Construction Innovation and Cost Efficiency: Explore the extent to which innovative construction technology and/or other cost-saving measures can be incorporated at this location resulting in reduced total project costs, reduced construction duration, and/or improved building performance while maintaining quality of construction.
City of Cotati 120 E. Cotati Ave RFQ 5
6) Inclusion of Commercial Square Footage into the Project Design: Although the primary use of the site should be residential, the City finds that maintaining some commercial elements, especially along the La Plaza Street frontage, is critical to the future success of the project and cohesiveness with the City’s downtown. As such, it is expected that Respondents seek to maintain the mixed-use designation through the incorporation of commercial uses and features in the future project. Such uses could include retail, a community center or library space. 7) Outreach, Partnership, and Collaboration: Partner with the City to integrate local stakeholder, government and community input through a meaningful public participation process and conversation so that the proposed development addresses local concerns and meets local need.
8) Equity: Incorporate meaningful measures into the project that will achieve measurable equity outcomes that provide housing to all. Examples include but are not limited to construction-related programs, commercial tenant programming, and/or ownership partners.
9) Respondent Capacity: Demonstrate the Respondent’s financial capacity and development experience necessary to successfully implement the envisioned plans, and to overcome possible setbacks in the development process. 10)Quality Architecture and Community Benefits: Deliver a project that generally meets the La Plaza District Downtown Specific Plan architectural design expectations; that maximizes benefits of services, amenities, and improvements; and which strives to provide a parking ratio of one parking space/residential unit to minimize parking impacts on surrounding uses.
11)Adhere to the affordability requirements of the Surplus Land Act Exemptions:
The City of Cotati has confirmed the exemption status for development of the site with the California Department of Housing and Community Development.
Specifically, the project development is anticipated to meet the exemption requirements of SLA Exemptions F1A or F1F.
City of Cotati 120 E. Cotati Ave RFQ 6
THE IDEAL RESPONSE TO THIS RFQ
The City seeks responses that:
• Are clear, concise, and to-the-point. Respondents are requested to avoid inclusion of extraneous marketing materials, overly detailed specifications, and other materials that increase the size of the submittal without providing meaningful additional information about Respondent's vision and implementation of the project objectives.
• Articulate a clear understanding of the City’s Program Principles and Objectives as listed above and demonstrate capacity for achieving them. • Demonstrate the Respondent’s capabilities and prior experience in delivering quality development projects on-time and within budget.
EVALUATION CRITERIA AND SUBMISSION REQUIREMENTS
An evaluation panel will identify the most qualified responses to this RFQ.
The City will invite selected Respondent Teams to a panel interview based on an evaluation of the following required elements.
1) Respondent Team Introduction
a) Provide an introduction to the Respondent Team that clearly identifies: the Team’s form of organization (LLC, partnership, etc.) and business headquarters, all equity partners or participants, and any involvement in the control over the Developer entity by such parties and any non-equity members. The complete Respondent team should be established as an integrated group prior to submitting the SOQ. b) If there is more than one proposed developer entity, identify the nature of the affiliation between the proposed developer entities, including roles and responsibilities and summary points on any agreements between the parties in pursuing the Project.
c) Identify the Respondent team principals and those authorized to execute and bind the team to an agreement. Include the name and/or title of the person who will be authorized to execute the ENA, LOA, ground lease, and/or regulatory agreement between the Respondent and the City. Include a brief biography for each principal member of the Respondent Team.
2) Demonstration of Experience
a) Evaluation Criteria: The overall track record of the Respondent Team (including the development company and its proposed project manager and any proposed contractors and partners) in planning, financing, developing, managing, and maintaining applicable development projects, including experience developing City of Cotati 120 E. Cotati Ave RFQ 7
affordable housing in California.
b) Submission Requirements:
i) Describe the most recent and/or relevant development projects undertaken by Respondent Team, with information that includes the project name, project location, year completed, project value at completion, financing methodology and other relevant information such as whether any project was developed pursuant to a ground lease, purchase, other unique financing mechanism, etc. If Respondent is a group of developers, the history and qualifications of each should be provided. Highlight developer qualifications for the Low-Income Housing Tax Credit program or other state or federal funding programs and experience in the locality or region in which the site(s) is located. ii) Provide three project references that the City can contact. The project references should be for projects that are similar to the project envisioned in the SOQ. Project references should be able to confirm the Respondent’s claims of past success in the entitlement and discretionary approval process, participation in public-private joint development partnerships, financing of affordable housing projects, community engagement, use of innovative design or modular construction, and/or continued management of developments. iii) Provide a portfolio of similar projects that are now complete and stabilized, including projects with similar financing requirements that were completed within the past three years, to illustrate Respondent’s ability to obtain equity and debt financing (including “soft debt”) for the Project.
3) Capacity for achieving Program Principles and Objectives a) Describe your intended plan for incorporating the Program Principles and Objectives into development of the project site.
4) Demonstration of Financial Capacity
a) Evaluation Criteria: The financial capacity of Respondent Team to complete and manage the Project, including demonstrated abilities in financial innovation, adaptability, and command of emerging opportunities.
b) Submission Requirements:
i) Provide a statement describing the Respondent’s experience and track record in securing funding for affordable projects.
ii) Describe the conceptual approach to obtaining financing for theProject. 5) Conceptual Plan
a) Evaluation Criteria: The conceptual development plan description and the ability of that plan to meet the Program Principles and Objectives as described in this RFQ. b) Submission Requirements:
i) Provide a conceptual description of the proposed uses and site programing, including any characteristics you envision such as unique design features, sustainable materials, innovative housing types, onsite or offsite improvements, City of Cotati 120 E. Cotati Ave RFQ 8
etc.
6) Additional Requirements and Representations
a) Evaluation Criteria: NA
b) Submission Requirements:
i) In their SOQs, Respondents must include an exhibit which identifies all of the following, as applicable, if any of them occurred within five years of the submission of the SOQ: defaults, any judgments, court orders, pending litigation, contractual disputes, violation notices, or other matters reflecting a violation of applicable regulations related to the operations or projects undertaken by the Developer entity or any of its individual members or affiliates exercising direct or indirect control over the development entity, including all key persons on the Respondent team.
ii) Respondents must certify the completeness of the information provided in their SOQ. The omission of information that the City deems material (determined in its sole discretion) may result in the SOQ being deemed non-responsive. iii) Provide detail for any assessed and/or outstanding CDLAC and/or CTCAC Negative Points and/or outstanding HCD compliance issues.
Surplus Land Act Requirements
City staff has engaged with the State Department of Housing and Community Development (HCD) regarding how the Surplus Land Act requirements affect the disposition and development of the project site. The results of this engagement are that the property transfer is expected to qualify as exempt from the requirements of the Surplus Land Act (SLA). Specifically, it is anticipated that any proposed project will comply with the allowances under the SLA exemptions F1A or F1F. The formal determination by HCD is available upon request.
City of Cotati 120 E. Cotati Ave RFQ 9
EO N-06-19 RFQ No. 1-21
EXHIBIT LIST
EXHIBIT 1. 120 E. Cotati Avenue Property Details
EXHIBIT 2. La Plaza View Project Entitlement Documents
EXHIBIT 3. Phase 1-Available on RFQ webpage due to size EXHIBIT 1. – 120 E. Cotati
Avenue Property Details
120 E. Cotati Avenue consists of three parcels with multiple public street frontages (APN 144-274-002, -014 & -015), totaling approximately 0.86 acres.
The site is located within the La Plaza District of the City’s Downtown Specific Plan.
Downtown Specific Plan
https://www.cotaticity.org/221/Downtown-Specific-Plan
Certified 6th Cycle Housing Element
https://www.cotaticity.org/DocumentCenter/View/1444/Certified-Housing-Element Cotati Municipal Code
https://www.codepublishing.com/CA/Cotati/#!/Cotati17/Cotati17.html EXHIBIT 2. – La Plaza View Project Entitlement
Documents
See Attached
EXHIBIT 3 – Phase 1
See project RFQ website
La Plaza View
Prepared by:
Project Vicinity Map – Enhanced Aerial
▪ Existing Site Fire Station
Church
Senior Housing
Site Plans –
Building 1 & 2
La Plaza View – Project Highlights
▪ 2 Mixed-Use buildings on 3 vacant parcels
▪ 10,383 (8,263 requested) Square Feet of
Retail/Commercial – 15,000 sq ft currently approved
▪ 27 (29 requested) Apartments 1, 2 and 3 Bedroom
Units – 12 currently approved
▪ Parking located at rear of project hidden by buildings from streets – 25-50% with EV charging stations
▪ Solar Panel Systems on Carports and Roofs
▪ Undergrounding of overhead PG&E lines
▪ Recycling and Composting Systems
▪ On-Site water retention systems
▪ Low water usage landscape systems
▪ Downtown Specific Plan compliance
La Plaza View – Project Need
▪ Aligns with State legislative actions to increase housing supply ▪ Increase of proposed housing units from 12 to 27 (29 requested) makes better use of providing prime downtown housing
▪ Helps meet City’s compliance with state mandated Housing Element ▪ Helps City of Cotati meet RHNA projected housing increase of 97% for 2023-2031
La Plaza View – 2 Story / 3 Story Comparison
Approved Building 1 Approved Building 2
Proposed Building 1 Proposed Building 2
La Plaza View – 27 / 29 Unit Comparison
Building 2 – 3 Units at 1st Level Building 2 – 5 Units at 1st Level La Plaza View – 27 vs 29 Housing Units Analysis
▪ Retail / Commercial space 10,383 - 8,263 (requested) = 2,120 less retail space that could remain vacant along the E. Cotati Avenue frontage ▪ 27 vs. 29 (requested) Housing units will add 2 additional units needed to help meet State and City mandated requirements during this housing shortage ▪ FAR for buildings would be still be 20% vs the 25% required by zoning code ▪ DSP requirement for 50% of lineal footage be ground floor Retail would be meet if project was evaluated with total LF fronting E. Cotati Avenue of both Building 1 and 2 was calculated
▪ Structural design of building would accommodate future needs to convert ground floor to either Retail / Commercial space or Housing units ▪ Parking requirements for Housing units are approximately ½ as needed for Retail / Commercial Space: 1,000 sq. ft. housing unit = 2 spaces vs. 1,000 sq. ft. of Retail / Commercial space (1 space for 250 sq. ft.) = 4 spaces Building 1 @ La Plaza - Looking Southeast
Building 1 – Vignettes
Corner Entry Apartment Balcony & Retail Storefront
Building 2 @ E. Cotati & Charles - Looking Southwest
Building 2 – Vignettes
Corner Entry @ Charles & E. Cotati Exterior Stair & Retail Storefront Design – Elements
Corner Entry Metal Roofing
Diagonal wall
plantings at
Building 1
Transitional Bus stop
Similar 3 – Story design proposed in City
Design – Consideration
Recently approved downtown project with ground floor residential housing units in place of Retail / Commercial – 1 Santa Rosa Avenue Historical References
▪ Circa 1950’s - Aerial ▪ Circa 1890’s Parcel Map
DSP – La Plaza Park Reconfiguration Alternatives
▪ Current ▪ Alternative 1 ▪ Alternative 2 ▪ Alternative 3 DSP – La Plaza Park Restored and Street Section
▪ Restored Plaza ▪ La Plaza Street Section
DSP – LP Design Excerpts
DSP – Frontage Type - Commercial Block
▪ Shopfront I ▪ Shopfront II
DSP – Architectural Style Guidelines
▪ Mainstreet Commercial ▪ Mission Revival
Design
Review
Approvals
Design
Meeting with
City
Concept
Design Review
Traffic Study
Tiger
Salamander
Study
Site
Environmental
Study
Historic
Resource
Study
Grading
Improvement
Plans
Architectural
Design Plans
Landscape
Plans
3 – Story
Redesign
▪ This project started design process in November of 2016, first application filings in 2017, 2 story approvals by PC in 2020 and redesign to 3 Story in 2020/2021. Here are the steps that have been taken over the past 4 ½ years:
Timeline
Summary
▪ Request approval of the new 3 - Story design
▪ Request conditional approval of 29 Housing units
▪ Request any conditional approvals be handled at Staff level La Plaza View
Thank you for your careful consideration and your service to the community.
EXHIBIT A
CONDITIONS OF APPROVAL
La Plaza View
8170 La Plaza & 120‐128 East Cotati Avenue
(PA# 21/09)
Approval of Design Review for La Plaza View conditionally allows for development of a mixed-use development consisting of two three-story buildings containing a total of 27 residential units and 10,383 square feet of commercial floor area, onsite parking, landscaping and ancillary improvements as depicted on architectural plans dated December 15, 2020 (as amended May 18, 2021) and civil drawings dated December 14, 2020.
PLANNING DIVISION CONDITIONS
1. All conditions of approval detailed in the La Plaza View environmental analysis dated March 2020, shall be considered a part of these Conditions of Approval.
2. Prior to issuance of grading or building permits, the following shall be completed:
a. Applicant shall submit a $6,638.50 Specific Plan Recovery Fee ($7,810/acre x
0.85 acres); DSP Section 3.1.020.D.
b. Applicant shall submit for review and approval a Parcel Map application that removes the lot line separating APNs 144-274-002, 144-274-14 and 144- 274-015.
c. Applicant shall apply for approval of a tree removal permit. d. The following items shall be submitted to the Design Review Administration for Final Design and approval:
i. Final landscape and irrigation plans demonstrating compliance with the City’s Water Efficient Landscape Ordinance. The landscape plans shall also include the street frontage planter boxes and the vines along the southern wall of Building 1.
ii. The architectural, civil, and landscape plans shall be coordinated to remove any inconsistencies.
3. An application for a Master Sign Program shall be submitted and approved by the Design Review Administration prior to placement of any commercial signage.
BUILDING DIVISION CONDITIONS
1. The proposed building will have multiple occupancies; a commercial (typically B or M occupancy) and apartment building (R-2 occupancy) in accordance the California Building Code. Include in the construction drawings a code analysis to confirm the occupancy, type of construction allowable area and building height are in conformance with requirements of chapter 5 & 6.
2. Plans will be required to be in compliance with the currently adopted Disabled Access requirements of 2019 CBC Chapter 11A.
3. The project requires a Geotechnical Report. The report shall provide design recommendations based upon the engineer’s findings and shall comply with the currently adopted CBC Section 1803. [ß107.2 CBC]
4. The project Soils Engineer shall confirm that the grading plans, foundation plans, and associated details and specifications have been reviewed and that it has been determined that the recommendations in the soil report are properly incorporated in the plans. [ 1803.6 CBC]
5. Provide Exit plans showing path of exits to the public way. Verify exit widths and overall length. [ß1014.2 CBC & Table 1016.2 CBC]
6. Provide complete dimensions on the floor plans for all rooms, spaces, hallways, passages, clearances, etc. [ 107.2 CBC]
7. Provide complete structural plans and calculations coordinated with the architectural plans.
8. Provide Electrical plans showing all processing equipment and provide Load Calculations to address the demand for all processing equipment.
9. Provide Title 24 Energy Documentation for Lighting (interior and exterior), Building envelope, Heating and cooling.
10. Disabled Access Paths of Travel and usage features are required to be detailed on the construction documents. Parking, entrances and all features within the building are required to be disabled compliant. 2019 CBC Chapter 11
11. Provide water supply, building drain and gas supply sizing calculations for the building in accordance with the California Plumbing code.
12. Units shall be provided with fire rated construction separating unit to unit for vertical and horizontal conditions. Sound transmission ratings of not less than 50 is required between units. All assemblies are required to be approved by a recognized testing agency. Please shall provide construction details and assemble source and reference number.
13. The project is required to comply with current CALGreen requirements.
Mandatory Measures level. The worksheets are to be printed on plan sheets in the plan set.
14. Before approval of the foundation inspection: A licensed Land Surveyor or Civil Engineer with proper certification shall conduct a survey of the (front, sides, rear, all) property lines and install property line markers that can be readily verified by Building Inspection staff. A written confirmation by the licensed surveyor (stamped) to the Building Department that the staking of the property lines has been completed and are accurate is required.
15. The electrical systems to all building sites must be sized to address the proposed loads in accordance with the California Electrical Code.
16. All water supplies and sanitary drainage sized in accordance with the current California Plumbing Code. Provide isometric plumbing plans for water supply (cold and hot) drains and vent systems.
17. Provide in the plan set a plan sheet with all conditions of approval from all departments.
RANCHO ADOBE FIRE PROTECTION DISTRICT CONDITIONS
1. AFSS Where required. Approved automatic fire sprinkler systems in new buildings and structures shall be provided in locations described in this section.
Additional local requirements are described in Section 903.2.1 through 903.2.19.1.2 and may supersede the following requirements. The most restrictive requirements shall apply. CFC 903.
Installation of the fire sprinkler system requires approved plans and permit from the Rancho Adobe Fire District prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with NFPA-13R or NFPA13.
2. Sprinkler system supervision and alarms. Valves controlling the water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures and water flow switches on all sprinkler systems shall be electrically supervised by a listed fire alarm control unit. CFC 903.4 Installation of the fire alarm system, or sprinkler monitoring systems, must be conducted with approved plans and permit obtained from the Rancho Adobe Fire District prior to work commencing. The fire alarm submittal shall include a permit application with three (3) sets of plans, cut sheets, and calculations for review. The system shall comply with NFPA-72.
3. Fire Alarm System required. Fire alarm systems and smoke alarms shall be installed in Group R-2 and R‐2.1 occupancies as required in Sections 9072.91.1 and 907.2.9.4. CFC 907.2.9.
Installation of the fire alarm system requires approved plans and permit from the Rancho Adobe Fire District prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with NFPA-72.
4. Elevator car to accommodate ambulance stretcher. Where elevators are provided in buildings four or more stories above, or four or more stories below, grade plane, not fewer that one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretcher 24 inches by 84 inches with not less than 5-inch radius corners, in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life). The symbol shall be not less than 3 inches in height and shall be placed inside on both sides of the hoist-way door frame. CBC 3002.
5. Fire Department Access. Fire Apparatus Access Roads shall be constructed and provided prior to construction of any buildings on the site. Fire apparatus access roads shall be maintained for fire department operations at all times during the construction process. Closure or changes of fire apparatus access roads shall be reviewed and approved by the Petaluma Fire Prevention prior to closure or changes. CFC 503
6. Fire Hydrants. All required fire hydrants shall be installed and accepted by the Rancho Adobe Fire District prior to loading of any combustibles on-site or construction of the building. CFC Appendix D.
7. Key Boxes. Where access to or within a structure or an area is restricted because of secured opening or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037 and shall contain keys to gain necessary access as required by the fire code official.
Installation of the key boxes requires approved plans and permit from the Rancho Adobe Fire District prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with CFC Section 506.
8. Emergency Responder Radio Coverage. All new buildings shall have approved radio coverage for emergency responders within the building based on the existing coverage levels of the public safety communication system of the jurisdiction at the exterior of the building. The owner/project shall conduct appropriate testing and/or provide emergency responder radio coverage approved by the Rancho Adobe Fire District.
Installation of the emergency responder radio coverage system requires approved plans and permit from the Fire Prevention Bureau prior to work commencing. The owner/contractor shall submit a permit application with three (3) sets of plans, cuts sheets, and calculations. This system shall comply with CFC Section 510.
9. Fire and Life Safety Plan. Submittal of a Fire and Life Safety Plan is required.
10. Corridors. Corridors shall be fire-resistance rated in accordance with Table 1020.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 of the California Building Code for fire partitions.
ENGINEERING DEPARTMENT CONDITIONS
General
1. The application involves three parcels (APNs 144-274-002, 144-274-014 & 144- 274-015) to be merged. The applicant shall make submittal of the parcel merger. The merger must be complete prior to the issuance of a Building Permit.
2. The applicant shall submit a sewershed study demonstrating sufficient capacity for the project.
3. This project is required to construct new underground utilities and remove all above ground utilities on the project street frontages of East Cotati Avenue.
4. This project shall comply with City Code and City Council policy by undergrounding all utilities and utility boxes that are within or visible from the public right-of-way. No utility boxes for service shall be located on public property. PRIOR TO ISSUANCE OF A GRADING PERMITS, BUILDING PERMITS, AND/OR IMPROVEMENT PLANS, the applicant shall submit plans that identify the location of any utility boxes and a cross section that provide method used for undergrounding.
5. All plan sets submitted for improvement plans and final map shall have a sheet printed with all conditions of approval written herein.
6. The applicant agrees to annex the property into the City’s Community Financing District (CFD) for the residential units.
7. The driveway on Building 2, PA #17/17 shall be built with which ever project completes first. The access easement for the benefit of Building 2 shall be recorded prior to Building Permit for either PA #17/16 or 17.
8. Prior to final design review, the Applicant shall provide a letter from Recology stating their acceptance of the Trash Truck Exhibit and their willingness to serve.
9. Eliminate parking along the East Cotati Avenue frontage and shift the bike lane to the curb.
Environmental
10. Prior to final design review, the applicant shall provide a lighting plan together with a photometric study that identifies the minimum and maximum footcandles. This plan shall utilize the City’s decorative standard light fixtures with a maximum height of 14 feet and house-side shields as appropriate to minimize glare into residences. The plan shall demonstrate that lighting shall avoid “spilling” to off-site residential sites. The lighting plan and photometric study shall be reviewed and approved by the Community Development Director and Chief of Police.
11. The applicant shall incorporate the Best Management Practices for construction into the construction and improvement plans and clearly indicate these provisions in the specifications. In addition, an erosion control program shall be prepared and submitted to the City of Cotati prior to any construction activity.
BMPs shall include but not be limited to the following:
a 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 shall include weekends and holidays when work is not in progress.
b Haul trucks used to transport soil shall utilize tarps or other similar covering devices to reduce dust emissions.
c Grading and construction equipment operated during construction activities shall be properly mufflered and maintained to minimize emissions.
Equipment shall be turned off when not in use.
d Traffic speeds on unpaved roads shall be limited to 15 mph e 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.
f Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.).
g The Developer shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City of Cotati prior to issuance of grading permits. The name of the designated person shall be posted along with their phone number at the site prior to all on-site activities.
12. In the event that any cultural resources are uncovered during earthmoving activities, all construction excavation activities would be suspended for a period to be determined by a City-approved archaeologist to allow for adequate inspection, recommendation and retrieval, if appropriate.
13. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended, and the following measures shall be undertaken:
a The Sonoma County Coroner shall be contacted.
b If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. c The project sponsor shall retain a City-approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. d The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American and shall contact such descendant in accordance with state law.
e The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent.
14. The project sponsors shall comply with all Federal, State and local laws regarding use of hazardous materials at construction sites.
15. The project shall comply with all water quality requirements of the Regional Water Quality Control Board and the City Engineer.
16. The contractor shall comply with “Best Management Practices” as defined in California Storm Water Best Management Practices Handbooks “Construction Activity” and all requirements of the State of California “General Construction Activity Storm Water Permit”, including the following:
a Appropriate erosion control devices shall be utilized to retain sediment within the project areas during the construction season. b Prior to any grading activity that will occur after October 1 and before May 1, storm drains, outlet structures, check dams and ditches shall be constructed.
c Storm water shall not be allowed to flow directly down unprotected slopes.
Energy dissipating structures and erosion control devices shall be placed at all drainage outlets, which discharge into natural channels. d Sediment basins or filtration systems shall be used to ensure that water entering the storm drain system below the construction site is the same quality and character as the water above the site.
e Storm water runoff from the construction site shall be directed toward an inlet with a sediment or filtration interceptor prior to entering the storm drain system.
f After construction is complete all storm drain systems associated with this project shall be inspected and cleared of accumulated sediments and debris. g During the rainy season (October 15 to April 15), all paved areas would be kept clear of earth material and debris. The site is to be maintained by the developer, contractor or owner so that a minimum of sediment-laden runoff leaves the site.
h During the rainy season (October 15 to April 15) all sediment barriers are to be inspected and repaired at the end of each working day and, in addition, after each storm. Sediment shall be removed as needed and filters cleaned or replaced when accumulations reach one-third the height of the barrier. i Entrance to the project shall be maintained in a condition that would prevent tracking or flowing of sediment into a public right-of-way.
17. Prior to receiving final occupancy for the first residential unit, the applicant shall submit a written certification by a qualified engineer verifying that all drainage improvements have been installed in accordance with the approved improvement plans and with the Stormwater Control Plan for the project.
18. Noise-generating construction activities, including truck traffic coming to and from the site for any purpose, shall be limited to Monday through Friday 7:00 a.m. to 7:00 p.m. (Cotati Land Use Code Section 17.30.050). No construction shall be permitted on Saturdays, Sundays or national holidays. Interior finish work (e.g., flooring installation, painting, etc.) after the close-in inspection only shall be permitted on Saturdays from 9:00 a.m. to 5:00 p.m.
19. All construction equipment powered by internal combustion engines shall be properly muffled and maintained to minimize noise. Equipment shall be turned off when not in use.
20. All stationary noise-generating construction equipment, such as air compressors, shall be located as far as practical from existing nearby residences and/or provided with acoustical shielding. Quiet construction equipment shall be used when possible.
21. PRIOR TO ISSUANCE OF A BUILDING/GRADING PERMIT, the project sponsor shall designate a “noise disturbance coordinator,” who would be responsible for responding to any local complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and shall take prompt action to correct the problem.
This designated person shall have his/her name and phone number posted on the site prior to all site work activities.
22. At all times during project grading and construction, stationary noise-generating equipment shall be located as far as practicable from sensitive receptors and placed so that emitted noise is directed away from residences.
23. Unnecessary idling of internal combustion engines shall be prohibited.
24. Neighbors located adjacent to the construction site shall be notified of the construction schedule in writing.
25. PRIOR TO ANY SITE WORK, the contractor shall provide a traffic control plan which, at a minimum, addresses ingress and egress, haul route, flagging, and maintenance of the road and identifies a staging area. The plan shall be reviewed and approved by the Chief of Police and the Planning Department prior to the start of any site work.
CITY ENGINEER
(Unless otherwise stated, conditions in this section shall be to the satisfaction of the City Engineer.)
General Requirements:
26. The developer shall prepare and submit improvement plans for the construction of all public improvements including water, sanitary sewer, storm drain facilities, roadway improvements, curbs, gutters, detached sidewalks, parkway strips, signing, striping, streetlights and demolition showing all items to be removed such as buildings, well system, septic system, etc. All design and construction shall conform to the latest edition of the City of Cotati Design and Construction Standards. The submittal shall include an Engineer’s Estimate for the public improvements.
27. The Improvement Plans shall include an approval line for the Geotechnical Engineer to sign off on the plans based on their Geotechnical Investigation Report.
28. Improvement plans must be approved and signed by the City Engineer prior to the issuance of an Encroachment Permit, Grading Permit or Building Permit.
29. Any topo or survey Plans shall include an stamped by the responsible Surveyor.
30. Plan check and inspection fees shall be paid prior to the signature of the improvement plans.
31. Mailbox plans and locations shall be approved by the Cotati Postmaster prior to improvement plan approval. The developer shall provide a letter and exhibit showing mailbox locations from the Cotati Postmaster approving mailbox locations.
32. All curb, gutter and sidewalk along the project frontage that are in disrepair shall be removed and replaced as part of the improvements for this project. As well, all nonconforming pedestrian ramps and driveway approaches shall be brought up to current accessibility standards. All as determined by the City Engineer.
33. Deviations from City Standards shall be approved by the City Engineer. The applicant’s engineer shall request all design exceptions in writing.
34. Project benchmark shall be based on a City approved USGS benchmark.
35. Improvement plans shall be approved by the Rancho Adobe Fire Protection District.
36. A “dry” Utility Plan shall be submitted for review and approval by the City Engineer.
37. Provide letter from the Geotechnical Engineer certifying that the recommendations included in the Geotechnical Report dated February 2008 are current and conforming to all design requirements of 2019. Additionally, a qualified geotechnical consultant shall be on site to observe construction activities. If necessary, modifications to the Geotechnical Exploration Report will be made based on the observation and testing of method and materials used during various construction stages.
38. The design of all earthwork, cuts and fills, drainage, pavements, utilities, foundations and structural components shall be done by a qualified engineer and shall conform to requirements established under the geotechnical evaluation and to the specifications set by the City Engineer. The project Engineer shall provide written certification with submittal of Improvement Plans that the design conforms to the specifications.
39. Prior to approval of the Improvement Plans, the applicant shall submit a SonomaWater approval letter to the City. Finish Floor elevations to be confirmed after SonomaWater Hydraulics and Hydrology approval.
40. Prior to issuance of improvement plans, the project sponsor shall submit a final detailed drainage design that complies with the City of Cotati standards.
41. Required Improvement Plan Notes:
a "Any excess materials shall be considered the property of the contractor and shall be disposed of away from the job side in accordance with applicable local, state and federal regulations."
b "All existing overhead utilities (of 26,000 volts or less) and proposed utilities, both on-site and along project frontages, shall be placed underground. This does not include surface mounted transformers, pedestal mounted terminal boxes and meter cabinets, which are required to be screened by means acceptable to the City."
c "If hazardous materials are encountered during construction, the contractor will halt construction immediately, notify the City of Cotati, and implement remediation (as directed by the City or its agent) in accordance with any requirements of the North Coast Regional Water Quality Control Board." d "The contractor(s) shall be required to maintain traffic flow on affected roadways during non-working hours, and to minimize traffic restriction during construction. The contractor shall be required to follow traffic safety measures in accordance with the Cal Trans “Manual of Traffic Safety Controls for Construction and Maintenance Work Zones.” The City of Cotati emergency service providers shall be notified of proposed construction scheduled by the contractor(s). The project specifications shall require that the contractor(s) notify emergency service providers in writing at least 24 hours in advance of its proposed schedule of work. A Traffic Handling Plan shall be provided to the City for City Engineer approval prior to any work occurring within the public right of way."
e The following notes shall be added to the cover of the plans in bold. IMPORTANT NOTICE TO DEVELOPER AND ALL CONTRACTORS:
Utility joint trench location shall be field staked and approved by the City PRIOR TO INITIATION OF ANY TRENCHING. This required approval by the City is independent of any authorization granted by the Utility Company, the Developer and/or Contractor. Trench locations within the tree protection zones of any protected trees may not be approved by the City. The City's inspector may require consultation by the City's arborist prior to approval of trench location. Failure to comply with these requirements may result in an immediate order to stop work, as well as incurrence of civil penalties as provided by City Ordinance.
NOTE: Soil shall not be treated with lime or other cementitious material without prior express permission by the City Engineer.
Roadway Improvements
42. The improvement plans shall include street profiles, typical street sections and calculations for the street design. Said plan shall incorporate the findings and recommendations from the approved Soils Report for the pavement design and the approved Traffic Study. The proposed T.I. shall be submitted to the City Engineer for review and approval.
43. The structural section of all road improvements shall be designed using a soil investigation which provides the soils R-value and expansion pressure test results. If no R-value tests are supplied, roadway structural sections shall be designed using and R-value of 5.0. A copy of a soils report and structural section calculations shall also be submitted with the first improvement plan check.
44. Ramps for disabled persons shall be provided at all intersections and crosswalks where sidewalks are proposed.
45. Sidewalk widths shall be provided to allow a clear five-foot walkway at all locations, including but not limited to areas where mailboxes, streetlights, street signs and fire hydrants are to be installed.
46. One-inch chases shall be installed to all parkway strips from adjacent parcels to allow for the installation of irrigation lines
Lighting, Signing and Striping Plan
47. Plans shall be subject to the review and approval of the City Engineer and the Police Chief. A photometric plan shall be submitted to the City Engineer for review and approval.
48. Striping, pavement markings and traffic signage shall be provided on all streets as necessary and as required by the City Engineer. Signage restricting parking and red painted curbing shall be installed where appropriate. Striping shall include no parking zone with red paint for limits noted by Sonoma County Transit The striping and signage plan shall direct exit traffic to right turn only and median striping as shown
49. Streetlights shall be City Standard Decorative type or approved equal. Developer shall provide additional streetlights for replacement purposes (5% of total or as otherwise approved).
Drainage Improvements
50. All project related flooding impacts shall be mitigated by the project developer.
Drainage improvements shall be designed by a Civil Engineer registered in the State of California in accordance with the Sonoma County Water Agency’s Flood Control Design Criteria. Public and private drainage improvements (including Storm Water Management Plans) shall be shown on the improvement plans and shall be submitted to and approved by the Sonoma Water (SCWA) prior to approval by the City Engineer.
51. All design and construction shall meet the requirements of the most recent editions of City of Cotati, Phase I MS4 permit and the City of Santa Rosa Low Impact Development (LID) Technical Design Manual. Prior to approval of the improvement plans, the applicant shall submit a Final Storm Water Mitigation Plan (FSWMP) subject to review and approval by the City Engineer. The plan shall include post-construction storm water treatment and peak reduction measures, and shall address maintenance of private and/or public storm water facilities. The FSWMP shall be certified by a QSD and be approved by the City Engineer prior to issuance of the grading permit.
52. No lot to lot drainage is allowed. No concentrated drainage may discharge across sidewalks. All site drains must be connected to the public storm drain system or discharged through the face of curb or to an established waterway. A minimum of two curb drains will be required to drain each residential lot.
53. Plans and engineers of record certifications shall be provided by the developer to demonstrate compliance of all improvements, including building pads and finished floor elevations, with the City’s Flood Plain Ordinance, to the satisfaction of the Building Official and City Engineer. Pad elevations shall be constructed at a minimum of 1 foot above the 100-year Floodplain/Hydraulic Grade Line as determined by the City and certified by the project engineer.
54. Prior to approval of improvement plans and issuance of any Permits the applicant/developer shall submit a Declaration of Covenants Regarding Maintenance of Storm Water Best Management Practices (BMP) Facilities. The applicant/developer shall obtain the City’s review and approval of the said Declaration and record with the Sonoma County Recorder prior to approval of the Final Map. The planter and landscape strips adjacent to public streets shall be included in the Declaration and be maintained by the private property owner(s), subject to review and approval by the City Engineer.
Grading Improvements
55. Incorporate Wildlife Exclusion (per Sol Ecology Report) fencing prior to any earth disturbing activities.
56. The developer’s engineer shall include a site-grading plan prepared by a Civil Engineer registered in the State of California as part of the required improvement drawings. Lots shall be generally designed to drain to the street, unless otherwise approved in the interest of tree preservation or other unusual circumstances.
57. The applicant shall submit to the City for review and approval, a detailed Soils Report prepared by a Civil Engineer registered in the State of California and qualified to perform soils work. The grading plan shall incorporate the recommendations of the approved Soils Report and be signed by the project Geotechnical Engineer.
58. Where soil or geologic conditions encountered during grading operations that are different from those anticipated in the Soils Report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity.
59. All existing wells, septic tanks and/or underground fuel storage tanks shall be abandoned under permit and inspection of Sonoma County Environmental Health or other designated agency. If there are none, the project engineer shall provide a letter describing the scope of the search done to make this determination.
60. Improvements plans shall include an erosion control (winterization) plan. The plan must include an order of work and staging/scheduling component indicating when facilities must be installed and when they may be removed. A separate Rain Event Action Plan (REAP) shall be required and prepared as part of the Storm Water Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site throughout the duration of construction activities.
Utility Improvements
61. All existing overhead utilities (of 26,000 volts or less) and proposed utilities, both on-site and along project frontages, shall be placed underground. All proposed utilities are to be placed underground per Chapter 17.30.100 of the City’s Municipal Code.
Sanitary Sewer and Water Improvements
62. All public water and sewer mains must be located in public right-of-way. Any and all rights-of-way, or if unavoidable, easement dedications must be made by the property owner to the City, at property owner’s expense, prior to final acceptance of the project by the City.
63. All private storm drain, potable water, fire service and sanitary sewer mains, laterals, and appurtenances, must be located within the private property and clearly identified as private on the design drawings.
64. Sewer grades must be designed such that ultimate finished floors are a minimum of 12” above upstream manhole or clean-out rim elevations. Inadequate elevation differentials or grade on private SS mains and laterals, as determined by the City, must be mitigated by either raising finished floor elevation(s) or installing privately owned and operated SS lift station(s) with grinder/ejector pump(s) on site.
65. All irrigation water mains, service laterals, plumbing, valves, pipes, appurtenances, irrigation parts, vaults and boxes must be purple.
Permit Requirements
66. Provide evidence that a Notice of Intent has been submitted and received by the North Coast Regional Water Quality Control Board for a General Construction Activity Storm Water Permit. Two copies of the project Storm Water Pollution Protection Plan shall be provided to the City prior to issuance of a grading permit, encroachment permit or building permit.
Other / Landscape Parcels
67. Landscape and irrigation plans for plantings within the public street right-ofway shall be submitted at the time of the Improvement Plan submittal package.
Said plan is subject to review and approval by the City Engineer.
68. The applicant shall submit a revised Water Conservation Plan for review and approval by the City Engineer, that incorporates the following:
a Plants selected for this development shall not cause the Estimated Total Water Use to exceed the Maximum Applied Water Allowance as defined within the Water Efficient Landscape Ordinance (WELO);
b Turf shall not be permitted within the front yards. Turf shall only be permitted in the rear yard if the above standard can be made; c Plants shall be grouped by water needs to allow for irrigation by zone (hydro-zoning);
d Invasive plant species listed by Cal-IPC shall be prohibited; e Install high-efficiency irrigation systems and add smart controllers; f Mulch all exposed soil surfaces in planting areas with a minimum of 2 inches;
g Incorporate organic amendments (compost) to a minimum depth of 8 inches;
h Install separate dedicated landscape meters which would be used only for landscape irrigation;
i Install rain water collection system(s).
The following Conditions of Approval shall be satisfied prior to Final Map Approval:
69. A final map, as defined in the State Subdivision Map Act and prepared by a licensed surveyor or civil engineer, showing all parcels, rights-of-way, and easement(s) shall be submitted to the City Engineers Office for review and approval. Upon recording of the map, the subdivision is valid.
70. Submittal of the Final Map to the City Engineer for review and approval, shall include:
A recent (within 3 months) Preliminary Subdivision Title Report; Closure calculations;
Documentation of existing easements and property encumbrances within the project;
Improvement Plans and associated back up reports;
Current submittal check list provided by the City.
Article of Incorporation for the proposed Home Owners Association with draft Covenants, Conditions and Restrictions.
Current Plan and Map check fee/deposit.
Current Inspection fee/deposit.
71. The developer shall present to the City of Cotati, free of encumbrances, an irrevocable offer of dedication for rights-of-way as follows:
a Public Utility Easements, Public Sidewalk Easement, separate Public Water, Storm Drainage and Sanitary Sewer Easements as necessary, and as shown on the approved tentative map.
b The developer shall secure all necessary rights-of-way and easements for onsite and offsite road, utility, and drainage facilities. Rights-of-way and easements shall be dedicated on the map or provided by grant deed, when off-site. The developer shall prepare all necessary legal descriptions and deeds.
c Abandonment of any existing easements shall be referenced on the final map.
Local Agency Sheet
72. NOTE ON FINAL MAP: “Prior to the issuance of building permits, all applicable development impact fees shall be paid to the satisfaction of the Building Official and in accordance with City and local district ordinances.”
73. Limits of the 100-year flood elevation, as shown on the latest FEMA FIRM maps & Flood Insurance Study and determined by the City, shall be shown on the final map and labeled as “Subject to Inundation” (if applicable) or a note stating “No 100-Year FEMA areas of Inundation including in the boundary of this map”, whichever is applicable to the subdivision.
Subdivision Agreement
74. Prior to approval of the final map the developer shall either complete required construction as shown on the signed improvement plans, or enter into an improvement agreement and post security with the City of Cotati, agreeing to complete the required construction within 24 months of grading permit issuance and prior to a request for occupancy of any structures, or as otherwise established by the City Engineer.
75. If the property is not presently included, the owner shall execute an agreement to annex into the City’s Community Financing District (CFD). The owner shall create a CFD if one does not already exist, and annex the property into it.
Determination of parcel descriptions to be dedicated to the District (versus roadway right of way) shall be determined by the City Engineer.
Prior to Issuance of a Grading Permit the Following Conditions Shall Apply:
76. The Improvement Plans shall be approved by the City Engineer.
77. Submittal of copies of required permits and/or agreement from resource agencies.
78. A haul route shall be submitted to the City Engineer for review and approval for the required import/export of material and for all demolition debris or unsuitable material disposal.
Prior to Issuance of an Encroachment Permit the Following Conditions Shall Apply:
79. A Traffic Control and Work Plan shall be submitted to the City Engineer for review and approval.
80. An Encroachment Permit shall be required prior to performing work on public utilities or work within public rights-of-way or public easements.
During Construction Operations the Following Conditions Shall Apply:
81. Prior to beginning construction, the applicant shall obtain a demolition permit from the City for removal of all existing structures on the site, for those structures identified to be demolished on the tentative map.
82. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as found necessary by the City Engineer.
83. If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Sonoma County Environmental Health Department, the Fire District the Police Department, and the City Inspector shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies.
84. During construction, the Contractor shall be responsible for controlling noise, odors, dust and debris to minimize impacts on surrounding properties and roadways. Contractor shall be responsible that all construction equipment is equipped with manufacturers approved muffler’s baffles in compliance with all City codes relating to noise and idling equipment. City Code includes but is not limited to section 17.30.050. Failure to do so may result in the issuance of an order to stop work.
85. If grading is to take place between October 15 and April 15, both temporary and permanent erosion control measures, conforming to the project erosion control plans shall be in place before October 1st. Erosion control measures shall be monitored and maintained continuously throughout the storm season.
86. The following minimum Best Management Practices (BMPs) shall be required during construction:
a Construction crews shall be instructed in preventing and minimizing pollution on the job.
b Stabilize construction entrance/exit to prevent tracking onto roadway. Only one stabilized construction entrance/exit will be allowed per site. Vehicles entering and leaving construction sites spread pollutants such as sediment, gravel, and other loose particles onto adjacent roads. Pollutants are washed into roadside ditches and are a nuisance to drivers and may cause damage to vehicles.
c Protect exposed slopes from erosion through preventative measures. Cover slopes to avoid contact with storm water by hydro-seeding, mulch, use of plastic sheeting or other approved means.
d Use brooms and shovels when possible to maintain a clean site. Use of a hose is not recommended. Introducing water as a cleanup method adds to water pollution.
e Designate a concrete washout area, if needed, to avoid wash water from concrete tools or trucks from entering storm drain systems. Maintain washout area and dispose of concrete waste on a regular basis. f Establish a vehicle storage, maintenance, and refueling area, if needed, to minimize the spread of oil, gas, and engine fluids. Use of oil pans under stationary vehicles is strongly recommended.
g Protect drain inlets from receiving polluted storm water through the use of filters such as fabrics, gravel bags or straw wattles.
h Be prepared for rain and have the necessary materials onsite before the rainy season.
i Inspect all BMPs before and after each storm event. Maintain BMPs on a regular basis and replace as necessary, through the entire course of construction.
Prior to Acceptance of Public Improvements and Bond Exoneration, the Following Conditions of Approval Shall Be Satisfied:
87. All improvements shown on the Improvement Plans shall be completed and accepted by the City.
88. Prior to acceptance of improvements or occupancy of buildings, existing curb, gutter and sidewalk to remain shall be inspected by the City. Any curb, gutter and sidewalk which is not in accord with City standards or is damaged before or during construction, shall be replaced.
89. The developer shall provide a written statement signed by his or her engineer verifying that the grading and/or drainage improvements are completed in accordance with the plans approved by the Sonoma Water, the City Engineer, and the Building Official.
90. A complete set of As‐Built or Record, improvement plans showing all constructive changes from the original plans, shall be provided to the Public Works Department prior to final acceptance of the public improvements.