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HomeMy WebLinkAboutResolution 2004-038 N.C.S. 03/15/2004 resolution No.2004-038 N.C.S. of the City of Petaluma, California APPROVINGfiHE UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS FOR THE BOULEVARD APARTMENTS PLANNED UNIT DEVELOPMENT WHEREAS, the Planning Commission filed with the City Council its report set forth in its minutes of November 25, 2003, recommending approval of a Unit Development Plan and Development Standards for the Boulevard Apartments project; and, WHEREAS, the City Council held a public hearing on said Unit Development Plan and Development Standards on February 2, 2004 after giving notice of said hearing, in the manner, for the period, and in the form required by said Ordinance No. 1072 N.C.S., as amended; and, WHEREAS, the requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and the drafting of a Mitigated Negative Declaration to avoid or reduce to a level of insignificance, potential impacts generated by the proposed Boulevard Apartments Planned Unit Development. NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby find: 1. The PUD District is proposed on property which has a suitable relationship to one or more thoroughfares, and t1~~at said thoroughfares are adequate to carry any additional traffic generated by the development. The traffic impact study prepared for the proposed project concluded that the levels of service (LOS) at the three intersections studied would be unchanged at LOS B, C, and A, respectively, if project traffic were to be added. All three intersections, therefore, would continue to operate below LOS D, which is typically considered to be an acceptable service level for signalized intersection operations. 2. The plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that adequate landscaping and/or screening is included if necessary to insure compatibility. SPARC was supportive of the preliminary site plan. The project's preliminary landscaping plan calls for trees to be planted along all of the property lines that adjoin existing uses, in addition to the planting of vines on perimeter fences in order to provide screening for neighboring properties. 3. The natural and scenic qualities of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan. Resolution No. 2004-038 N.C.S. The project site lacks any significant natural or scenic qualities. A patio area on the west side of this building will provide space for outdoor recreation and socialization. Each apartment will have a private deck or patio. 4. The development of the subject property, in the manner proposed by the applicant, will not be detrimental to the public welfare, will. be in the best interests of the City, and will be in keeping with the general intent and spirit of the zoning regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. A Written Understanding will be executed between the applicant and the City that ensures the project will operate in a manner that is compatible with the surrounding community. An Initial Study that evaluated potential environmental impacts associated with the project determined that no significant environmental effects would result from this proposal. The project will help the City meet its goals for providing affordable housing for special needs groups. It is consistent with the Zoning Ordinance principles of promoting orderly community development and providing open space for light and air. BE IT FURTHER RESOLVED that the City Council does hereby approve, pursuant to the provisions of Zoning Ordinance No. 1072 N.C.S. and based upon the evidence it has received, the Boulevard Apartments Unit Development Plan (including the preliminary site, floor, roof, architectural, landscape, grading and drainage plans as submitted) and the Development Standards for the Boulevard Apartments Planned Unit District set forth in Exhibit A, subject to the conditions set forth below. CONDITIONS OF APPROVAL Boulevard Apartments Planned Unit Development 945 Petaluma Boulevard North, APN 006-450-018 Project 03-ZOA-0405 -CR From the Planning Division 1. Approval is granted for fifteen apartment units, fourteen of which are to be occupied by a single person with a serious mental illness. Any .future conversion of the project to market-rate housing occupied by the public at-large is subject to approval by the City Council. 2. Prior to the issuance of any building permits for the project, the City and the applicant shall execute the Written Understanding Between Buckelew Programs and the City of Petaluma. Resolution No. 2004-038 N.C.S. Page 2 3. Plans submitted for a building permit shall include a plan sheet containing all conditions of approval/mitigation measures. 4. The design elements of the project shall be~ subject to Site Plan and Architectural Review Committee (SPARC) approval, including, but not limited to, building design, materials, and colors, building height and mass, landscaping, lighting, and fencing. The final landscape plan submitted for SPARC review shall include the numbers and sizes of all planting materials. SPARC shall ensure that the project's plans provide adequate outdoor seating and socialization opportunities for project residents. 5. In accordance with the provisions of the Petaluma's Municipal Code, the applicant shall pay applicable City Special. Development Fees at the time of building permit application, including, but not limited to sewer connection., water connection, community facilities development, storm drainage impact, school facilities and traffic mitigation fees. 6. Indoor, ground-floor, secure bicycle parking shall be provided for each apartment. Secure bicycle parking shall also be provided at Building 3 for visitors and staff. 7. There shall be no direct glare into cyclist/pedestrian eyes, including from security lighting. 8. Project residents shall be provided with information about bus routes and transit service. 9. Prior to the issuance of a Certificate of Occupancy, the applicant shall provide a simply one-page document.. to the city naming a designated "transportation coordinator" and describing specific incentives for residents to walk, bicycle, or take transit. 10. An on-site trash enclosure shall be provided, the design and location of which shall be subject to the approval of the Planning Division. 11. All landscaping shall be installed to City standards prior to issuance of Certificate of Occupancy.. 12. All trees shall be a minimum fifteen (15) gallon size, unless otherwise specified. Smaller trees (5 gallon) may be considered in areas not subject to high pedestrian access or based on site specific and design purposes. All shrubs shall be five-gallon in size. All planted areas not improved with lawn or other groundcover material shall be protected with a two-inch deep organic mulch as a temporary measure until the .ground cover is established. 13. Street trees shall be planted along the project frontage. The type and number of trees shall be determined by SPARC. 14. All plant material shall be served by acity-approved automatic irrigation system. A separate water meter shall be provided for the irrigation system, or as required by staff. Resolution No. 2004-038 N.C.S. Page 3 15. All planting shall be maintained in good condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure 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 insure continued regular watering of landscape areas, and health and vitality of landscape materials. 16. Linear root barrier systems shall be utilized for trees near public streets or walkways as needed, subject to staff review and approval. 17. All street trees and other plant materials within the public right-of--way shall be subject to inspection by the project landscape architect or designer prior to installation and by City staff prior to acceptance by the City, for conformance with the approved quality specifications. 18. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 19. The project shall utilize Best Management practices regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. If pesticides or herbicides are used in areas by pedestrians bicyclists, warning signs shall be posted. 20. 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, commission, agents, officers, or employees to attack, set aside, void, or annul, the approval of the project when such. claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants 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 if the City bears its own attorney's fees and costs, and the City defends the action in good faith. From the Engineering Division 21. Public improvement plans shall be submitted for the frontage improvements, and water and storm drain systems in the public right-of--way. 22. Frontage improvements shall be constructed, including but not limited to curb, gutter, sidewalk, streetlights, and fire hydrants, and shall include the following additional improvements: a. The sidewalk shall be at least six feet wide. b. Reconstruct at least two feet of the street from the lip of gutter. c. Existing utility boxes shall be adjusted to conform to new grades. Resolution No. 2004-038 N.C.S. Page 4 d. The driveway approach shall be at least 24 feet wide, with four-foot transitions on both sides of the driveway. e. A "right turn only" sign shall be installed at the exit of the driveway. 23. A catch basin shall be installed at the curb upstream of the proposed driveway and connect to the existing storm drain system at Magnolia Avenue. 24. All onsite utilities (water, sewer and storm drain) shall be labeled "Private" on the applicable plans. 25. The public storm drain system shall be reviewed and approved by the Sonoma County Water Agency. 26. The Fire Marshal's office shall approve the locations of the two proposed fire hydrants. Fire flow calculations shall be provided to demonstrate that the fire hydrants are capable of delivering the fire flow required by the Fire Marshal's office. From the Fire Marshal 27. The Petaluma Municipal Code Section 17.20.070 Fire Code Amendment requires that both public and private dead-end mains are to be of an inside diameter of not less than 8 inches. 28. Provide details and specifications for the "Ground Cover Paving System" in the fire apparatus turnaround. 29. Provide "No Parking -Fire Lane" .signs as directed by the Fire Marshal's office for the fire apparatus turnaround. 30. Building(s) shall be protected by an automatic fire sprinkler system as required by the Uniform Fire Code and shall be provided with central station alarm monitoring, which will notify the fire department in the event of water flow. In addition, a local alarm that will sound upon activation of the fire sprinkler system shall be provided on the exterior and interior of each building. Said alarms shall be installed prior to a Certificate of Occupancy. 31. Contractors installing underground fire sprinkler mains shall obtain a permit and submit two sets of plans for approval prior to commencing work. A hydrostatic test of 200 psi for two hours is required prior to backfill. All joints shall be visible at time of inspection. Underground installations shall be flushed to fire department satisfaction prior to connection to overhead. NOTE: Civil utility plans and/or other plans approved, or not, will not be accepted in lieu of the above requirements. 32. All contractors performing work on fire sprinkler systems, either overhead systems or underground fire service mains, shall have a C-16 Contractors License. Resolution No. 2004-038 N.C.S. Page 5 33. At time of building permit submittal, all contractors shall have a city business license and a workers compensation certificate on file with the Fire Marshal's office. 34. This plan has been reviewed with the information supplied. Subsequent plan submittal for review maybe subject to additional requirements as plans are revised. From Water Resources & Conservation Department 35. Abandon all unused water services (if any) at the water main to the Water Department's satisfaction. From Police Department The project site shall be posted as private parking for parking enforcement purposes. 36. Address numbers and letters shall be large, with contrasting colors, for enhanced visibility. They shall be located near each unit's front door. 37. A "peep hole" shall be installed in each front door to allow occupant to view outside their door. 38. The on-site manager shall maintain current emergency numbers for all tenants. Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to Council of the City of Petaluma at a (Regular) (Adjourned) (Special) meeting form on the ........15.`.h........... day of .......DQarch ZO.Q4., by the following vote: ity Attorney AYES: Mayor Glass, Healy, Thompson, Torliatt NOES: Harris, Vice Mayor Moynihan ABSENT: O'B i n ATTEST: City Jerk Mayor Council File Res. No.......2004-03.8.........N.C.S.