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HomeMy WebLinkAboutResolutions 86-223 N.C.S. 08/04/1986`~~ i~ .4 ~~' _. ~. .,. FZeS01°~:1t10Y1 Nom. 86-223 ~. C. ~. of the City of Petaluma, California A RESOLUTION APPROVING THE UNIT DEVELOPMENT PLAN FOR MCNEAR HILL RESIDENTIAL PROJECT,, IN THE VICINITY OF PETALUMA BOULEVARD SOUTH &MCNEAR AVENUE WHEREAS, by action taken on June 24, 1986., the Planning Commission considered and forwarded :a recommendation to the City Council on the unit development plan for said Planned Unit District: NOW, THEREFORE, BE IT RESOLVED that-the unit development plan on file in the Office of Community Development and Planning is hereby conditionally approved 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 following findings: 1. That the McNear Hill Plan, as conditionally approved results in a more desirable use of land and a better phys'ical' environment than would be possible under any single zoning district or combination of zoning districts. 2. That the McNear Hill PUD District is proposed on property which has a suitable relationship to Petaluma Boulevard .South; 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 McNear Hill 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. 5. That the developrrient of the McNear Hill 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 . BE IT' FURTHER RESOLVED that the City Council approves the unit development plan, subject to the following .,conditions: 1. Site plan, building ,architecture, exterior materials and colors and landscaping shall be subject to SPARE' review and approval, prior to issuance of the first development permit (i._e. .grading/building.). Reso, 8.6 223 NCS lof7 2.. Treatments shall be carried on all four building elevations, subject to SPARC review and approval. 3. Hours of construction activity on the, McN:ear Hill project shall be limited to the hours of ?AM to 6PM, Monday through Friday. 4. All construction , equipment powered by internal combustion engines shall be properly muffled aril maintained o minimize noise . Unused equipment shall be turned off when not in use. 5. Project areas lighting :shall 'be designed to minimize. effects on nighttime views from within `and °`around the project: 'site, Tparticu'larly across the river. Project area lighting shall. be subject to SPARC review and approval with acknowledgement to cross river impacts and security concerns. 6. All recreational areas and open space improvements shall be fully developed prior to issuance of the first occupancy permit.. 7. 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. Garage conversions are prohibited. c. No storage of recreational vehicles, boat trailers or disabled vehicles is permitted within the PUD. d. Solar collector use and placement. 8. All landscaping and irrigation systems in the public right-of-way shall be maintained. through a legally b"finding Maintenance Agreement between the developer and the City of Petaluma, shall be installed to standards acceptable to the City of Petaluma and shall be operated by time-controlled devices. 9. If any subsurface archaeological materials are encountered within the project area, all work shall be immediately halted and a qualified archaeological consultant contacted in order to evaluate the materials and formulate appropriate strategies for their preservation and protection . 10. Guest, parking shall be clearly identified, subject to 5PARC review and approval . 11.. Design and construction of .all public street frontage improvements and utilities necessary to serve the proj'e'ct shall be subject to approval of the City Engineer. 12. All existing and proposed utilities traversing the. site and along street frontages shall be placed underground. 13. All on-site improvements,, i.e. paved areas, utilities, drainage, etc. shall be subject to approval of appropriate City departments. The Reso. 86-223 NCS 2of7 -2- primary loop road shall b.e constructed to City public street standards. Designation of status of on-.site utilities (private vs.~ public) shall be as determined by'the City ~Erigneer'.. 14. Public utility easements shall. be provided to the satisfaction of the agencies/dep'artments which provide the ndiyidual~ utilities, prior to the issuance of any development permit. (i..e. grading/building) . 15. Detailed geotechnical investigations shall bey completed in areas where proposed development would impinge on steep or potentially unstable slopes to comply with Ordinance 1576, subject' to review and acceptance by the City Engineer. These shall include, ,but not necessarily be limited to, the steep north slopes of the hill .and expansive soils along the river front. The project sponsor shall adhere to the recommendations of. the geotechnical report prepared for the development. Recommendations shall include:. site-specific information for the repair of areas of soil creep and potentially unstable slopes in or near developed property and along proposed roadways, and other concerns as addressed on pages 4-37 and 4-38 in the certified EIR. 16. All grading and site. preparation shall be done under the direct observation of the, soil engineer in accordance with the specifications for engineered .fill supplied by the geotechnical consultant. 17. Fill slopes and cut slopes higher than ten feet shall be inclined no greater than 3;1 unless specifically r-eviewed and approved by a qualified. soil engineer. Sub drainage and surface stabilization would be installed to prevent sloughing or raveling- of .slopes. 18. Storm drainage an;d subdrainage facilities shall be installed and maintained to prevent erosion of fill, subject to review and approval of City Engineer. 19. 5ubdrainage recommendations to correct erosion and unstable soil conditions shall be designed to mitigate either artesian or gravity flow, whichever occurred at the specific point of seepage. All hillside drainage control shall be by underground .pipe system with surface catchment swales and inlets. 20. Fi1T slopes shall be overfilled and graded back to obtain stable surfaces; subject to review and approval of City Engineer. 21.. Cut-and=fill slopes shall be planted to reduce erosion., subject to review and approval of City Engineer . 22. Foundations. suited to existing soil conditions shall be designed. for all buildings 23. Retaining walls higher than three feet shall be sub drained. All retaining walls shall be designed to resist pressures appropriate to the size of the backslope. 24. Immediately after building sites are graded,, •they shall be inspected for expansive soils by a qualified soils or geological engineer and treated, Reso. 86-223 NCS 3 of 7 -3- where necessary, by over-excavation and backfilling. Moisture prevention treatment shall be used beneath building slabs-on-grade. 25. Fractured soils throughout the site shall be repaired by over-excavation, and the 'installation of sub drains and engineered backfill. 26. 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. 27. Roof cover shall be of fire retardant .type for all buildings of the project . 28. Tree planting along e.as:tern boundary shall be increased in quantity and size to provide dense, early screening adjacent to existing tanks, subject to SPARC approval. 29. 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. 30. The project sponsor shall be :required to provide ` T5 0 (1.0$ low , 5$ very low) of the 198 units to serve low and very low- income ~ housing provision requirements. of the housing element, .subject to approval of the City prior to the first certificate of occupancy. The project sponsor shall enter into a binding agreement with the City to insure the number of uni`ts:, term of commitment for 20 years, type of occupancy, rents '.(original rate plus rate increases and basis of change), household .income levels, certification and record keeping requirements and other assurances deemed necessary by the City. 31. Fire protection requirements, subject to review and approval of the Fire Marshal, shall be incorporated into the project, as follows: a.. Provide fire hydrants as marked ~on plan (on file in Fire Marshal's office) . b. Provide fire alarm system for all buildings with three (3) or more units in accordance with Section 10.307A of the 1979 Edition of the Uniform Fire Code. c. Provide smoke detector .. in 'all units on separate circuits with _ visual alarm device installed above or-near main entry door. d. Provide automatic fire extinguishing. system for all buildings 8,000 sq.ft,. and larger (Section 10.309A of the 1979 Edition of the Uniform Fire Code) . 32. Street name(s) shall be subject to review and approval of the Street Naming Committee. 33. All units shall be provided with a 1'ighted street address, location and design .subject to staff review and approval. Reso. 86-223 NCS 4 of 7 -4- 34. A fence 6' in height shall be provided along the side property lines (east and west boundaries) excepting riverfront setback area, subject to SPARC review and approval. 35. A decorative fence. shall be provided along the riverfront setback boundary with height and. gate locations subject to SPARC review and approval with recommendations by the Police Department. 36. The riverfront trail shall have an improved bicycle passible surface. 37. Riverfront planting to reestablish appropriate riverfront native vegetation shall be subject to review and comment by the Department of Fish and Game prior to SPARC review. 38. Public river access trails shall be insured by the dedication of easements, subject to staff review and approval. Easements shall be recorded prior to issuance of any development permit. 39. Tree retention, removal, replacement; site plan, grading plan, and proposed landscape shall be reviewed and evaluated by an independent landscape designer or arborist, whose recommendations to insure the long-term viability of existing significant vegetation shall be followed insofar as feasible as determined by the. Planning Director. Said recommendations are also subject to SPARC approval. An independent consultant shall also be retained at the developers cost on behalf of the City all activities involving tree removal, grading, structural siting and construction in an effort to retain and protect as many significant trees as possible. 40. The project sponsor shall comply with all applicable flood mitigation requirements adopted by the City Council. 41. The project shall incorporate mitigation measures relative to surface hydrology concerns, subject to review and approval of City Engineer. 42. 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. 43. Catchbasins located on site for surface drainage shall not have traps in, the bottom where water might stand and provide suitable larval mosquito habitat. 44. Existing trees and shrubs to be retained along east side of western access road shall be trimmed to provide 'better site distance . 45. Outbound exits on both east and west sides shall be stop-sign controlled . 46. Open space public access along east boundary shall be widened to eighteen feet to allow ten feet of dense, landscape screening while providing an improved eight foot wide public access trail. Signs shall Reso. 86-223 NCS 5 of 7 -5- be provided at Petaluma Boulevard South to identify public access, subject to staff review and approval. 47. Parking ratio shall be increased to provide 2.2 parking spaces per unit. A deed covenant shall be r.ecor.ded concurrently with the filing of any final map for the project. Said. covenant shall require the provision of additional parking spaces prior ao the sale of any residential. unit. The parking ratio of spaces per unit shall be determined by the :Planning Commission and provided by developer prior to the sale of the first condominium unit. 48. All dwelling units shall be designed . to the approval of the Community Development and .Planning Department to insure interior sound level from exterior noise. sources do not exceed 45 DBA in habitable rooms and 40 DBA in bedroom areas. 49. Patios/balconies :for each unit shall have a minimum of sixty (60) square feet of area. 50. A public transit pull-out and stop area shall be provided along the Petaluma Boulevard South frontage, location and design subject to staff review and approval. 51. Signs shall be .installed along the primary loop road to identify "drop off" areas to be limited to 15 minute parking . 52. Laundry facilities .shall be provided with adequate locations to be readily accessible to all units. Location shall be subject to SPARC review and approval. 53. A locked storage area shall be provided for each unit with a minimum area of 15 square feet., subject to SPARC review and approval. 54. Project identification sign shall be subject to review and approval of SPARC . 55. A general and pool .maintenance building shall be provided on project site, subject to SPARC review and approval.. 56. Signalization shall be provided for Petaluma Boulevard at Mt. View .Avenue by the developer concurrently with the project. Improvements subject to review and approval of City Engineer. Developer shall prepare a pay-back agreement to obligate other development in the area, identifying the City's share for. existing traffic volumes. The formula for payback amounts shall be established through negotiations by the City and the project developer. 57. Handicap accessible and adaptable units shall be provided per the Uniform Building Code. 58. Wording in leases/deeds shall fully describe potential noise and hazards from adjacent tank farm. Reso. 86-223 NCS 6 of 7 -6- 59. Project shall submit Public Improvement Agreement Bonds and Insurance prior to the issuance of a grading permit and/or building permit . 60. Public improvement plans shall include the off-site sanitary sewer extension necessary to serve the subject property, subject to review and approval of City Engineer. 61. Project shall provide compacted fill; key, buttress and subdrain as needed, to reduce risk of downslope soil movement to maintain slope stability, subject to review and approval of City Engineer. 62. Structures, cuts and fills shall be designed to resist earthquake-induced groundshaking, subject to review and approval of City Engineer. 63. If deemed necessary by required geotechnical investigation, development shall have increased setbacks from the riverfront to avoid effects of differential settlement, subject to review and approval of City Engineer . reso . mcnear .hill . pud reso5 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 s Council of the City of Petaluma at a (Regular) ( 1) meeting ~ fO ~'` 4th Au ust 86,-. ~''~ on the ...............•-•----.... day of ...............~.................................-......-., 19... by the following vote: ....-...--. ~ ........ . . ............... ty torney AYES:Davis, Sobel, Woolsey, Cavanagh, Balshaw, Vice Mayor Tencer, Mayor Mattei NOES: None ABSENT: N --~-y _.. ~~ . ATTES'T' : ........ ...... ... .............L!~G 1~.1~....,--..--.....................-. ..-•---•--•--.-..-.... --..........- -.. _~ -:.....- •--•-------.:.....--...---.. ;<ty Clerk Mayor Council F'1 .... -°--- - - . ~ -~~3......-.;.; 7 of 7 CA 10-85 ~ Res. No ................. N.C S.