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HomeMy WebLinkAboutResolutions 87-095 N.C.S. 04/13/1987 ."~ ~Zesolution No. A7-95 N ~.s. of the City of Petaluma, California A RESOLUTION APPROVING THE DEVELOPMENT PLAN AMENDMENT FOR CHERRY HILL APARTMENTS LOCATED OFF LIBERTY STREET (AP No. 006-031-26) WHEREAS, by action taken on March 24, 1987, the Planning Commission recommended adoption of the planned unit development amendment for said Cherry Hill Apartments; NOW, THF,REFORE, BE IT RESOLVED that the unit development plan for the Cherry Hill Apartments is hereby amended pursuant to Section 19A-504 of Zoning Ordinance No. 1072 N . C . S . , as amended; and, BE IT FURTHER RESOLVED that the City Council hereby adopts the findings of the Planning Commission as its findings as stated hereinafter: 1. That the Cherry Hill Apartment Plan, as conditionally approved results in amore desirable use of land and abetter physical environment than would be possible under any single zoning district or combination of zoning districts. 2. That the Cherry Hill Apartment PUD District is proposed on property which has a suitable relationship to Pnagnolia Avenue, and. that said thoroughfare is adequate to carry any additional traffic generated by the development, with the implementation of project related off-site improvements . 3. That the plan for the proposed Cherry Hill Apartment development, as conditionally approved, 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 to insure compatibility. 4. That the natural and scenic qualities of the .site as conditionally approved, are protected with adequate available public and private spaces designated on the Unit Development Plan . Res. No.....8.~.-9.5........... N.C.S. 5. That the development of the Cherry Hill Apartment property, in the manner proposed by the applicant and conditionally approved, 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 regulation of the City of Petaluma, with the Petaluma General Plan, and with any applicable Environmental Design Plans adopted by the City. 6. That the provision of a private street is found to be acceptable in this project. BE IT FURTHER RESOLVED that the City Council hereby approves the development plan amendment, subject to the conditions hereinafter set out as follows: 1. Public storm drain and creek improvements shall be subject to the requirements of the Sonoma County Water Agency and the City Engineer . 2. Detailed grading plans for the development shall be subject to review and approval of SPARC, the Chief Building Inspector and the Community Development and Planning Department, prior to issuance of any development permits . 3. Detail of the unit development plans shall be submitted to SPARC for revie~~v and approval. Project development plans shall include existing apartment buildings on project site. All conditions of the site design approval shall become conditions of PUD development plan approval. 4. The creek along the northern property line shall be retained in its natural state. All new landscaping within the riparian area shall be of a variety native to the natural growth, approved by Fish and Game and subject to the review and approval of SPARC. 5. Pruning of any mature tree shall be minimized. Existing trees shall be protected during construction by erection of a temporary construction 2 fence at the driplines . Any of the existing trees which die within six months of completion of the phase of the project in which they are located shall be replaced with a 24-inch boxed tree or equal value of smaller trees; size of tree, species and placement subject to approval of Planning staff. 6. Hours of construction activity on the Cherr. y Hill Apartment project shall be limited to the hours of 7AM to 6 PM, Monday through Friday (non-holiday). 7. Project area lighting shall be designed to minimize effects on nighttime views from within and around the project site. Project area lighting shall be subject to SPARC review and approval. 8. All open space improvements shall be fully developed prior to issuance of the first occupancy permit. 9. The development plan shall include development standards , subject to staff review and approval which shall include, but not be limited to, the following requirements. a. Rebuilding and/or replacement of structures, including fencing, shall conform to the Unit .Development Plan. b. No storage of recreational vehicles, boat trailers or disabled vehicles is permitted within the PUD. c. No exterior antennas, satellite dish or similar mechanical devices shall be permitted . 10. All existing and proposed utilities traversing the site shall be placed underground. 11. Public utility easements shall be provided to the satisfaction of the agencies /departments which provide the individual utilities , prior to the issuance of any development permit (i.e. grading/building). 3 12. All grading and site preparation shall be done under the direct supervision of the soil engineer. 13. Foundations suited to existing soil conditions shall be designed for all buildings . 14. The developer shall submit a plan for on-going routine parking area cleaning prior to issuance of the first certificate of occupancy and subject to the review and approval of the Public Works Director. 15. Roof cover shall be of fire retardant type for all buildings of the project. 16. School facilities and Park/Recreation Land Improvement Fees shall be paid in accordance with City Ordinances and Resolutions in force at time of issuance of building permits . 17. Fire protection requirements, subject to review and approval of the Fire Marshal, shall be incorporated into the project, as follows: 1. Install one fire hydrant at planter island in center of project . 2. All buildings shall be protected by an approved automatic fire alarm system. 3. Provide one (1) A-rated ABC dry chemical fire extinguisher in each apartment near kitchen area. 18. All units shall be provided with alighted street address, location and design subject to staff review and approval. 19. The project sponsor shall comply with all applicable flood mitigation requirements adopted by the City Council. 20. Trash enclosures shall be provided and designed to conform to all specifications of the City Trash Enclosure Screen Design Standards. Area shall be provided at each trash enclosure for recycling purposes. Location and design shall be subject to SPARC review and approval. 4 21. A locked storage area shall be provided for each unit with a minimum area of 15 square feet, subject to SPARC review and approval. 22. Project identification sign shall be subject to SPARC review and approval. 23. Handicap and accessible and adaptable units shall be provided per the Uniform Building Code. 24. Phasing of project development shall be indicated on the PUD development plan, subject to staff approval and shall be limited to no more than 15 units per year. 25. To mitigate the potential noise impacts of commercial operations on Magnolia Avenue, noise contours shall be developed and mitigating design features proposed to reduce interior sound level contours to 40 DBA in habitable rooms, subject to SPARC review and approval. 26. The following traffic impact mitigation measures shall be incorporated into the project: a. Project shall provide adequate lighting of the area in front of Liberty Meadows Clubhouse, to increase the visibility of pedestrians crossing the access way, subject to SPARC review and approval. b. A speed hump or undulation shall be provided near the clubhouse pedestrian crossing area to slow vehicles, subject to review and approval of City Engineer. c. Project shall provide delineation of the clubhouse pedestrian crossing area with a different, rougher material such as brickwork to distinguish it, subject to SPARC review and approval. d. Project shall contribute a fair-share portion for off-site improvement costs to complete the widening of Magnolia Avenue to its ultimate width between Liberty Street and Petaluma Boulevard North. Fair share contribution amount shall be based on the 5 - R.ES®. ~ "~" - ~ 5 N C ~ r4 project's prorated share of the traffic using said street, subject to review and determination of the City Engineer. 27. The project sponsor shall be required to pay low and moderate income housing in-lieu fees of an amount to be determined according to the scheduled established by City Council Resolution No. 84-199 N.C.S. , or make alternative arrangements .to meet the low and moderate income housing provision requirements of the .Housing Element subject to approval of the City. 28. Cross-over easements shall be provided for the emergency access drive across Cherry Village Apartments, subject to review and approval of City staff. 29. Repair of roadway surface between the project site and Cherry Street, shall be completed concurrently with project improvements, subject to review and approval of City staff. 30. Increased signage (i.e. no parking), pavement marking, etc. to be provided in emergency access area. 31. Applicant will sign maintenance and access easements with Liberty Meadows Homeowner's Association prior to issuance of building permits. 32. Public and private roadway surfaces and. landscaping within the public right-of-way which are damaged by construction activities shall be repaired to the satisfaction of the City Engineer, prior to issuance of a Certificate of Occupancy for any of the apartment units. 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 ved as to Council of the City of Petaluma at a (Regular) (Adjourned) ($~)~meeting fO~' on the ...._~.3ff1.-......... day of .................~1.p.Clf-......_.....................-., 19$7..-., by the reso . cherr~al~~~~: reso? ity Attorney AYES: Davis, Sobel, Woolsey, Cavanagh, Balshaw, Vice Mayor Tencer, Mayor ill' oss NOES: 0 ABSENT: 0 ATTES'T' ........................... ............. ..........-..... .. ..--....-... \~~s!~/ 1-~- City Clerk 6 Mayor Council File .................................... LA 10-85 ~ HeS. No.....8...Z.-.9.5_.__... N.cs.