HomeMy WebLinkAboutStaff Report 5.A 10/21/2013 - Attachment 11 - Part 1 ATTACHMENT 11
CITY OF PETALUMA
STAFF REPORT
Community.Development Department,Planning Division,.11 English Street,,Petaluma, CA 94952
(707).778-4301 Fax 7784498 E-mail:petaluraplanning @ci:petaluma-ea.us
DA l E: August 13, 2013 AGENDA ITEM NO. 7
TO: Planning Commission
FROM: Alicia Giudice, Senior Planner
REVIEWED BY: Heather Hines;Planning Manager
SUBJECT: Maria Driveapaitalents
35 Maria Drive-General Plan Amendment,Zoning Map Amendment and Site
Plan and Architectural Review
RECOMMENDATION
Staff recommends that the.PlanningCommission conduct the,required public hearing and take the
following actions:
• .Adopt by Resolution,a;recommendation to the City Council to Adopt a Mitigated Negative
Declaration and Mitigation Monitoring Program;
• Adopt by Resolution a"recommendation to the City Council to Approve a General Plan
Amendment to amend the General Plan land use designation.from Mixed Use to High Density
Residential (18.1 —30.0'hii/ac); and
• Adopt by Resolution a recommendation to the City Council to Approve a Zoning Map
Amendment-to rezone the property located at 35 Maria Drive from PUD-Medical and Office
to R-5.
Staff also recommends that the,Planning Commission provide initial comments on the Site Plan and
Architectural Reviewof the;proposed.apartment project.
;'. ._ : . .. PROJECT SUMMARY k
Project: Maria Drive.Apaitiients,
35 Maria Drive
APN: 007'=280?078:& 077
Maria Drive Apartments 35 MariaDrive`12-GPA-0582 Page 1
11-1
Project File: 12-GPA-O 5 82
Project Planner: AliciaGiudice, Senior Planner
Project Applicant: JDA West,LLC
Property Owner: Jack Yanoff
Nearest Cross Street: McDowell Boulevard South
Property Size: 5.85 acres (255,000 square feet)
Site Characteristics: The site is level and is currently developed with a medical/office
complex (constructed in the mid 70''s) and associated landscaping and
parking lot improvements. Thereiare two access points at Maria Drive.
Surrounding uses (Figure 1) include the following
North-Directly to the north is 'a.'public path, which runs along
Washington Creek. North of the path/creek is a single family
residential neighborhood which has a General Plan land use designation
of Low,Density residential allowing a density of 2.6-8.0 hu/ac. and is
zoned,R2.
South-South of the subject property is an existing little league baseball
field and elementary school (McDowell'Elementary School).
East-Across the street and to the;ea"stis a 9.76 acres site developed with.
a 224-unit apartment complex'known as the Addison Ranch (a.k.a.,
Greenbriar Apartments) which is developed at a density of 22.9 units
per acre. The.General Plan land use designation for this site is Medium
Density Residential which allows a density of 8.1-18.0hu/ac. and the
property is zoned PUD-Greenbriar Multi-family. This PUD is different
than the PUD for the project site, which was adopted separately and
only allows office on the project site.
West-To the west and southwest is the Washington Square Shopping
Center, which is located within the Community Commercial General
Plan'land use designation and is zoned C2.
Maria Drive Apartments - 35 Maria Drive 12-GPA-0582 Page 11-2
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Nigure 1:Zoning Diagram
Existing Use: Existing medical and office complex.
Proposed Use: 'Multifamily Residential- 144 Units (24.6 hu/ac)
Current Zoning: Planned Unit District(Greenbriar Medical.&Office PUD)
Proposed Zoning: R-5
Current GP'Iand Use: Mixed Use(densities up to 30 Hu/ac as part of a mixed use project
Proposed GP Land Use: High Density Residential (densities 18- 30 hu/ac)
Subsequent Actions:
O City Council:Review of Mitigated Negative Declaration, General Plan Amendment and Zoning
Map Amendment,
• Planning Commission Review of Site.Plan and.Architecture Review
• Administrative review of -Lot Line Adjustment to combine the two.lots.
Maria Drive,Apartments - 3S'Maria'Drive 12-GPA-0582 PggI3 3
pR®JECT 1DIE,S,CSIP.P.ON„ s s . I
Project Entitlements
The applicant;is proposing<a General Plan Amendment, Zoning Map Amendment, and Site Plan and
Architectural Review to develop the,property located at 35 Maria Drive.
The applicant has applied to the.Gity of Petaluma for the following:
General Plan Amendment
The applicant is requesting a General Plan Amendment to change the current land use designation of
Mixed Use which allows a residential density of up to 30 housing-Units per acre (as part of a mixed
use project) to High Density Residential which allows densities thattrange from -18.1 hu/ac to 30.0
hulac. The High Density Residential classification would permit a full of housing types, but is
intended for multi-family housing ihispecifc areas where higherdensity'is:;considered appropriate.
Zoning Map Amendment
The applicant is requesting a.Zoning'.Map Amendment to change the current zoning of the property
from Planned Unit District (Greenbriar Medical & Office PUD) to R5;_, The R-5 zone is consistent
with and implements the proposed High Density Residential land use designation. The R5 zoning
district is applied to areas intended for the most urban housing;types at,densities ranging from 18.1 to
30:0 units per:acre, but where lower density housing is considered conforming.
Site Plan &Architectural Review
The applicant is requesting approval of Site Plan and Architectural Review for the proposed 144-unit
apattalent complex and associated parking, landscaping and.common:recreational facilities. The site
is currently developed with an existing medicalloffice complex and associated landscape, parking,
and access improvements, which would be demolished to accommodate the proposed development.
The proposed 144-units would be comprised,of 54, one-bedroom units,(approximately 800.sq. ft),
72, two-bedroom units (approximately 1,075 sq, ft) and 18, 3 bedroom units (approximately 1,275
sq. ft.)nin 6 apartment buildings on the site A total of 8 units would be ADA-accessible units, 37
units would be'adaptable units,and'3 would be designed for sensory impaired. The development will
consist of,two building types: building;type - A (3keach) and,building type B (3 each) for a total of
six(6) buildings. Both building types are proposed as three-stories imheight with a building:height 38'
feet. An approximately 3,517 square foot community building is proposed within the center of the
complex.
Architecture.
There are,two building types_ building type- A (3 each),and-building€ype - B (3 each) for atotal of
six (6) buildings. These building types are different in the roof design and length of building and
minor variations to the exterior, including window and balcony placement.and color selection. A
variety of colors and materials are proposed (see Sheet A3:4,:A4.4, and A5.3. These include a mix of
stucco, horizontal lap siding, and board & batten siding.. Siding colors range in shades of tans,
browns, greens and grays. Inaddition,stone-veneer is proposed for the entry columns and at various
locations on the lower level of the"buildings.
Maria Drive Apartments ::=.35 Maria Drive 12-GPA-05$2 Pi 44
The Community building is ,similar in design to the, residential buildings. This is a single story
building that incorporates the same mix of materials- including stucco, horizontal lap siding, and
board&batten siding; and the same-mix of colors.
Site Design. The project entails a zealignment of the existing driveways that exist for the office
complex. Three of the buildings would be grouped along Maria Drive and oriented toward street with
the driveways located:to the north and south of this group. The-restof the buildings would be sited
such that they wrap around a central common community area A mix of,garages, carports, and
uncovered parking would be located along rear and side property boundaries. To the north would be
a new wrought iron fence. Oyerah the residential.buildings would have•the:following setbacks:
More than 64 feet from the northerly-side property Line
More than 80 feet from the westerly rear property line
More than 60 feet from the southerly side property line.
More than 17 feet from the easterly'front property line
Access and Parkine. The project would entail realigning the two existing driveways onMaria Drive.
The project includes 252 on-situ parking spaces including 15 garage spaces and 134 carports spaces
and the remaining are-standard;parking spaces. A total of eleven (I1) spaces will be reserved as
ADA accessible spaces throughout the[site. A total of 144 covered and uncovered bicycle spaces are
proposed within 18 racks.located throughout the site, adjacent to the residential units, and near the
community building and common'areas. Details of the proposed garage and carport buildings have
not:been`provided and would'be:required as part of final Site Plan and,Architectural Review.
Cominon Areas. Proposed' common areas within the development include a 3,517 square foot
community-building, swimming pool/hot tub, picnic area, and playground area all located within the
center of the complex.
Maria Drive Apartments - 35 Maria Drive 12=GPA=0582 P
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Figure2. Site Plan
Lighting: Lighting cut sheets have been provided which illustrate shielded lighting type of fixtures
for the residential buildings and rectangular fixtures on 15:to-20 foot'poles for the parking areas and
around the pool and'commony areas. A photometric plan was also provided (Plan Sheets El.0, E1.1
. and E1.2):
trash enclosures is provided in the plans submittal but
Trash Enclosures. The locations for-proposed
the details for tra trash enclosures
enclosures have
ares sha ll een provided and will be required as part of the final design
be,designed to be in conformance with the Site Plan and
Architectural"Review Guidelines.
Fence. An existing 6-foot high masonry wall located along the westerly and southwesterly property
line will remain. A new 6-foot high wrought ironfence is proposed along Maria Drive and along the
north side oft the property adjacent to the existing pedestrian path. Fence+details are provided on Plan.
Sheet A1.1.
Monument Sign. A 6.6-foot high,monument sign is proposed at each of the (see Sheet Al lA). The
sign would be constructed with;a natural stone base;and,weathered cedar sign face (approximately 16
square feet) that includes project'name,owner name and contact.information.
Maria Drive Apartments .35Maria"Drive 12-GPA-0582 Pagr1E6
Tree removal. There are 62 Eucalyptus trees and some ornamental trees that be removed as part
of the proposed development:. According the a tree report prepared'by Robert W. Propos, a Board
Certified Master Arborist, all trees are all-Tess than 30 inches in diameter and-appear to be in fair to•
poor overall health and are',infested with an insect known as Lerp Psyllids. The trees also show
drought symptoms with premature leaf,drop and yellowing of the leaves. These trees are not
protected trees or required to be preserved under Chapter 17. However,the applicant has submitted a
landscape plan that proposes a mix of trees, shrubs, and ground cover along the property frontage,
along the perimeter of the&site and within the interior of the property.
Lot Line Adjustment •
Thesite consists of two lots'that will need to be combined into one lot prior to development. The lot
merger of the two separate parcels (007:280-078 & 077).into one will`be required as a condition of
project approval. More,detailssare-provided in the Staff Analysis-section below.
STA EANAIXSIS '1
GENERAL PLAN AMENDMENT
The applicant is requesting an amendment'to the General Plan=fromcthe current land use designation
of Mixed Use (maximum density allowed`30 hu/ac) to High°Density Residential (18.1 — 30.0 hu/ac).
The High Density Residential classification would permit a full range of housing types, but is
intended for multi-family housing in.specific areas where higher density is considered appropriate.
The site is currently developed' with a medical/office complex (constructed in the mid 70's) and
associated isite. improvements such as landscaping and parking lot improvements,, which will be
demolished/reinoved. The..office complex has had.a:high vacancy rate for several years, currently at
about 50 percent compared to^the City's overall office vacancy rate'of approximately 25 percent.
Absorbing the high-vacancy-rate for this site will be difficult',given•the.;condition of the,buildings and
vacancy rates for the City",in' general'. According the Economic, Development Manager and
documentation (submitted by the applicant (Attachment H); 'vacancy rates for rental housing is
currently at approximately 2 percent.
In;addition,,the applicant has submitted a memo prepared by BAE Urban Economics, dated July 25,
2013 (see Attachment I) and EFA dated July26, 2013 (see Attachment J), that provides reasons retail
and office spacenwouldhe difficult,to:tenant at this location._ The primary reason-is that the site.does
not have direct access to major corridors and is not visible from existing shopping,centers. The
Economic Development Manager relayed.asirnilar.conclusion during;past discussion about the site.
Because the requested General Plan Amendment wouldallow a density range that is currently
permitted`under the Mixed Use Designation„impacts associated:with this amendment are similar to
what has+already beeir•.evaluated in the General Plan EIR.
The project is located across the street from an existing apartment complex,,which is developed at a
density of 22 units per acre; similar to the permitted density range under the current and proposed
land use designation, which allows,a density range between 18.1 to`30'units per acre. To the north
Maria Drive Apartments - 35 Maria Drive 12-GPA 0582 -77
across Washington\Creek is an existing residential development which has a Low Density land use
designation,which is:develope&ata density of approximately 7 units per acre.
The proposed General Plan amendment would facilitate development of'the site with residential
development that would supportthe nearby shopping centers. For exaniple,to the west and southwest
and within a 500-foot walking distance of the project site, is an.existing shopping center known as
Washington Square with frontage on N.. McDowell Boulevard., This shopping.center contains more
than 220,000 square feet of retail uses serving the surrounding^area. Additionally, on the other side
of Washington are the -Plain South and.Plain North, which include over 300:000 square feet of
additional retail usesin thewicinity+of the project.
Also within walking distance is McDowell Elementary Schooland McDowell Park.
The East Side Transit Center is located within 500 feet of the project site on N. McDowell Boulevard
and Maria Drive,providing(access to four existing bus routes"within the City.
Relevant General P1an.Policies
The proposed amendment would not cause internal inconsistencies in'the General.Plan, The proposed
residential densities are similar to what is permitted under the existing residential densities. General
Plan policies that support the proposed amendment include the following:
1-P-1: Promote a range of land:uses at densities and intensities to serve the community needs
within the Urban Growth Boundary (UGB).
1-P-2: Use land efficiently by promoting infill development, at equal or higher density and
intensity than surroundinguses.
The site is surrounded by.a mix of densities including a multifamily development across,the street,
which has been developed at a density of approxinately 22 units`per acre and a single family •
residential development,to the,north, which is developed at a density of approximately 7 units per acre.
The proposed density of'18.1 to 30 units per acre is similar to the existing multi-family
development across the street would provide a mix of densities..in the immediate area and is consistent
wiihtthe densities allowed under the existing Mixed`,Use land:use designation. The proposed General
Plan amendment would promote development of an underutilized infill site with high density
residential; which,is similar to or higher than densities surrounding the site and intensif/residential
uses near existing retail development.
One example of how this is accomplished is through the applicant's proposed development for a 144
unit residential development on 5.85-acre parcel, which results,in`a density of 25 units per acre and is
within the density.range allowed under the current and'proposed land use designation. The physical
separation and proposed site'layout provides a transition from single-family development on the other
side of Washington Creek thereby inininiizing potential privacy impacts as is demonstrated by the
proposed development (see' Attachment K). This land use pattern also concentrates niutli family
development (Addison Ranch and Maria Drive Apartments) near retail shopping and transit services
and transitions into single-family development east ofWashington Creek.
Maria Drive Apartments 35 Maria Drive 12-GPA-0582
PI 143
11 P-1: Promote residential development within the Urban Growth Boundary.
11-P-1: Encourage.thedevelopment of housing on underutilized land.
The site is currentlydeveloped with an office development that has an ongoing high vacancy rate. The
proposed amendment would allow development of this site with multi family housing. The proposed
High Density Residential Land Use designation would allow densities of 18:1-30.0 units per acre;
which is equal to the residentialadensities,allowed under the existing Mixed,Use land use and is similar
to the densities that exist-acrosathe street within the Addison;Ranh/Greei brtar apartment complex (22
units per acre).
General Plan Consistency •
In addition to the above policies that are relevant to the General:Plan Amendment, the.following
;demonstrates how development of the proposed project wouldbe consistency with General Plan
Policies:
1-P-3 Preserve the overall scale]and;character of established residential neighborhoods.
The General Plan amendment Would'.allow development of this site with high density residential
housing at a density:iange similar to what is across"the'street. 'The'project has been designed with a
minimum 1.7 foot font,yardisetback from.the front property,line alongMat is Drive. This front yard
area would<be landscaped'With a combination of groundcover,. shrubs, and trees. Buildings are
oriented toward the street with parking located along the interior property boundaries and within the
interior of the development The common areas and community room are also located within the
interior of the lot with the siz tesi`den tiaLbuildings-surrounding-this area.
4-P-6 Improve air quality through required:planting'of trees,along,streets.
Trees are proposed`along the,Maria Drive street frontage and within the interior of the lot. Parking
lot trees are proposed within:landscape fingers 6-8 spaces apart as well as within the common area
surrounding the-community building andpool area
ld-P-1.1' Promote.residefidal develop-bent within the Urban Growth Boundary
The proposed project would:provide•high-density residentialidevelopment on land within the Urban
Growth_Boundary.
11-P-1 2 Encourage the development of housing'on underutilized.land.
The existing site isrdeveloped-with officeibuildings that have a high-vacancyrate (approximately
50%). The project will provide additional-housing on underutilized'land within the Urban Growth
Boundary
11-P-2-1 Encourage a mix of,housing design:types.
Maria Drive Apartments 35„Maria,Drive'12-GPA 0582
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The proposedprojectconsists of 1'44,residential units consisting'of a mix of 1, 2irand 3 bedroom units
contained within six buildings. .There;would be two budding;types that provide variety within the
development while maintaining a unified design. In addition; the community building provides a
variation of the residential units while: minimizing height. The project is laid out to maximize
accessibility-by each of the units.. A total'of 8 units would.be-accessible,;while,37-would be adaptable
units: In addition. 3 of the units; would be designed to accommodate persons with sensory
impairments. - -
11-P-10.1 .Promote,the.use of energy conservation-features in the design"of residential development.
The applicant has submitted a one page "Green Inztati e' the demonstrates the green building
elements that will be incorporated into the project (see Attachment'L). These measures include
recycling, use of low•water use plants;low energy and low'water use'appliances, exceeding Title 24
by 15 percent, etc. In,addition, the,proposed-project will be rrequired:to demonstrate compliance with
Calgreen Tier One requirements`atbuilding permit submittal.
Consistency with Government:Code Section 65358
Government Code Section 65358 allows General Plan amendments when it is deemed in the public
interest to do so. The proposed General Plan amendment would allow for development of the
property at a density ranging'from 118'to 30 units per acre, which is consistent with the density
allowed under the existing .land use :designation. Residential development at this density would
support=the existing nearby shopping centers due to proximity of the.site to these ,centers. Office
vacancy rates within,the city areacurrently at approximately 25 percent By comparison vacancy rates
for rental units are at approximately`2'percent. Furthermore;the applicant reports a vacancy rate of
over 50% for this office complex. The.proposed amendment will facilitate the conversion of.highly
vacant office complex intoa high density residential development within proximity to retail shopping
centers,park and educational:facilities, and transitroutes.
The applidant has submitted a development proposal which•provides an example of how this would
be accomplished. The-applicant is seeking Site Plan and Architectur'al;Review for a 144-unit market
rate apartment complex. The development would incorporate 8 ADA-accessible units, 37 adaptable
units "and.3' units designed for the sensory impaired., In addition, the applicant is proposing to pay
affordable housing fees, in,lieu'of:constructing-on-Site affordable housing, consistent with Program
4:4 of the Housing Element. Payment,of in-lieu'fees will allow the city to continue to fund affordable
housing'through land, acquisition and assistance to non-profit developers and other mechanisms,
includingsthe"silent second mortgage",program.
SB18 Consultation
SB 18 established responsibilities for local governments to+contact,provide notice to, refer plans to and
consult with local tribes prior to amending a general plan. The purpose of consultation is to ensure
mitigation of culturalfresource sites, Consultation is',expected'to be ongoing and can continue through
City Conned deliberation on the,subject:general plan amendment:
In compliance with SBlS, the city made,contact with the Federated Indians of Graton Rancheria and
provided plans and relevant documents: In response to concerns raised by'the tribe representative,
Maria Drive Apartments - 35Maria Drive 12-GPA-0582 131650
mitigation measures were included m:the 'initial study to address accidental discoyery of cultural
resources and human remains. The City provided a list of these measures to the tribe representative.
No additional request-for on going•consultation has been received at this time.
ZONING MAP AMENDMENT
The applicant is requesting a zoning map,amendment to rezone the subject property from•PUD-
Planned Unit.District(Greenbriar Medical & Office :HID) to R5. The proposed R-5 District is
coriSistent with the proposed High Density General Plan land use designation. The proposed project
is consistent with the;developmentsstandards for the R,5 zoning district including setbacks, parking
requirements,land building•height;,as Outlined in the Implementing.Zoning Ordinance (Table 4.9).
The requested.zoning `map amendment complies with IZO Section.25.050.B., which requires the
Planning Commission to makeaatfindingithat the public necessity, convenience and general welfare
clearly permit and will be furthered byrthe proposed amendment. This finding can be made for the
following+reaSOns:
1. .The'.amended-zoning,designation will result in uses that are appropriate and compatible with
surrounding uses A mix of high density and low density residential development.surrounds
the project site. Existing community services in the immediate vicinity include the
Washington Square
Shopping center, the little league,ball field, and McDowell Elementary
School and support„high idenSity density residential development at this location: Existing transit
facilities along:-Maria Drive and N:McDowell Boulevard allow opportunities for alternate
modes oftraverto/from`theprojectsite.
2. The project site has a`high office vacancy rate of,50 percent, which is 'higher than the
Citywide officervacancy rate ofapproxiniately 25 percent.; Allowable uses under the current
PUD zoning is limited*. office: The zoning map amendment'would allow'development of
this site with rental housing..
3. The.project requires Site;Plan and Architectural Review, a,fnding,of'consistency with SPAR
guidelines, and final discretionary approval by the Planning Commission.
Conipliance,with IZO
Proposed development would be required to ;comply with, applicable development standards
contained fallowing is a list:Of those standards and how the project,satisfies zoning.
'requirements:
Parking'
Table 11.1 of the IZO outlines',the minimum on-ssite>parking requirements for specific use types. For
multi-family dwelling;the ,1ZO requires :1 covered or uncovered parking space for each bedroom,
studio, or efficiency unit. Ib-no case shall a project-provide;an overall parking;ratio of less than 1.5
spaces per unit The proposed'1'44 unitdevelopmentwould'contain a total of 252 bedrooms therefore
requiring:a total of'2521 parking, spaces (1 per bedroom). The applicant proposed a total of 252
parking spaces and therefore, 'complies with the minimum parking space requirement. In:addition,
Maria.Driye Apartments 3S Maria l)rive12-GPA-0582. 14e
the applicant would"provide a parkingiratio of 1:75 spaces per unit thereby exceeding the minimum
parking space<per unitlratio requirement..
The;applicant.is proposing to accommodate.the 252 parking:spaces as follows:
104'uncovered spaces (including 5 ADA accessible spaces)
15 garage spaces
134 covered:carport spaces(includes 6 ADA accessible spaces)
252 Totalspaeds
Parking is:distributed throughout-the site to provide ADA parking;: guest;parking, and covered spaces
withina reasonable distance to each ofthe:Units.
Chapter 11.090 of the IZO states that the number of bicycle parking"spaces required shall be a
minimum of 10% of the automobile spaces required. A rrifai of 252 automobile parking spaces are
required„therefore requiring a total of 25.bicycle parkingispaces. The applicant proposes a total of
144 coveredd`and uncovered,'bicycle;parking spaces. These spaces will be provided within 18 racks
located adjacent t to each of the buildings_,and near the community budding.
Building Height
The maximum building,heights allowed within the R-5 district>is 45 feet for primary buildings and 25
- feet for. structures., ,_Height=is measured`as the vertical distance between-the average finished
grade and the midpoint between the eaves and,the ridge. The proposed residential buildings would
reach a height of approximately:38 feet in compliance with the maximum height allowed for primary
structures. The proposed community building would reachan average height,of approximately 20
feet in.compliance withemaximum height allowed,forraccessory structures. Building elevations
have not been submitted for the proposed garages and carports. However, compliance with the
maximum building,height for accessory buildings will-be 'verified prior to bringing the project back
for final;SPAR review..
Building;Setbacks
There are no minimum setbacks required for a primary building within the R-5 zoning district.
However, the+site>plan demonstrates a;'17-foot setback from the frontproperty iSeibacks from
the rear?and'<side property lines are at least 60 feet for the,primary buildings. Accessory buildmgs:'are:
a
required to respect' 4-foot :side yard setback and a 5-foot. rear ':yard setback. The site plan.
demonstrates garage and-carport setbacks. that comply with the minimum setback required for
accessory, buildings.
Petaluma,Bicycle and Pedestrian Plan
The Petaluma Pedestrian and Bicycle Advisory Committee (PBAC) reviewedthe proposed project on
November 7„2012'and provide finabcomments,on November 1`4, 2012.. The PBAC comments'have
been incorporated as 'draft conditions of approval for SPAR The following is a list of the
committee's comments
Maria Drive Apartments 35 Maria_Drive 12-GPA-0582'
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• PBAC recommends safe, convenient, and secure bicycle parking; bicycle rack styles and
locations. Racks should be conveniently located near entrances. Applicant to ensure
adequate access to each rack,from all sides and avoid placing racks too close to any wall or
structure.
According to the site plan(plan°sheet A1.1) the applicant'has provided 18 bike racks on-site
for a total of 144 bicycle parking space.
• There shall be no direct glare into'bicyclists' and pedestrians'eyes. Lighting shall be directed
downward to minimize light pollution.
• The section of Maria Drive'that this project fronts is part_of a proposed class III bikeway. We
would suggest the developer help with signage on this portion of the path.
• Project to include 1) signage along Maria Frontage alerting:motorists to bikes/pedestrians
traveling along Class III in front of project along Maria, 2) wayfinding signage within the
development directing pedestrians to access through the northerly fence to the class I path that
connects E Washingtonsapd Ely Blvd.
• Signage and one way or keyed gate access through the Wall/gate on the northerly side of the
site to Class I path that connects Washingtomand Ely Blvd.
The Petalurna,Police further recommends that should a gate be provided at this location, that
the gate shall be self-closing, one-way and keyed. This has-been included as condition of
approval
• PBAC recommends. more crosswalks at "corners" within the complex and beyond solely
measures within the complex like`speed bumps' or;simi they also suggest traffic calming
handicap crossings: As the development will have Children,
ar feature.
• Encouraging pedestrian access within the project and to the local shopping center so that
vehicular,use is encouraged to be'minimalized.
Given the project site's proximity to McDowell Elementary School, parks and shopping it is
reasonable to assume that some of the development's;residents and guests will walk, bicycle,
and/or utilize;transit`to reachltheir destinations. Sidewalks currently exist along.both sides of
Maria Drive near the project frontage. The driveways would be modified to align with the
intersection of Park Lane and Maria Drive;on the southerly access point and to align with the
accesstdriveway for the Addison.Ranch apartment complex on the northerly access point In
addition, conditions of project approval would require that all portions of broken, cracked,
displaced Sidewalk.along the Maria Drive frontage be removed and replaced with City
standard sidewalk.
Marked pedestrian crossings`are on Maria,Drive at the Washington Creek Trail crossing Oust
north of the project site) and at the Maria Drive/Park Lane intersection(1'ust south of the
project site): These crossing are appropriate given the surrounding pedestrian network, and
Maria Drive Apartments -35 MariaDrive 12-GPA-0582 1113
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are located on straightsegments of aria'Drive`whei e the sight distance is good The project
will be conditioned as per the Traffic Study prepared by• A'-Trans that additional marked
crosswalks be added so that all three legs of this intersections will have pedestrian
crosswalks. In addition, existing.par king restrictions along Maria shall remain in effect and
red curb shall be noted on the improvenrentplans as determined by the City Engineer.
LOT LINE ADJUSTMENT
The project site consists:of two lots that would be developed gas one single-development site. In some
cases, proposed buildings would 'cut' across the property line, which would require more strict
application of certain bnildirig/fire code. To address this, conditions of project approval require the
applicant to combine the two lots into one single lot through,submittal of.a Lot Line Adjustment prior
to issuance of grading/building permitsfor the site.
SITE PLAN'&ARC1iIlECTi7RAL REVIEW
Staff recommends that the Planning Commission review the=site, landscaping and architectural plans for
the Maria Drive Apartment Complex, consider any comments from the public and provide initial
feedback. The Planning Commission cannot take fmal action on the Site Plan and Architectural Review
until the City Council acts on the other associated entitlements for the project which include the
Adoption of a Mitigated Negative Declaration, a General plan Amendment and an Zoning Map
Amendment. Upon approval By the City Council the project will be brought back to the Commission
for final approval of Site Plan and Architectural Review. Staff has provided for consideration by the
Commission draft findings and conditions of approval.
The City of Petaluma's Site Plan &Architectural Review Procedures and Guidelines,provide general
standards to achieve a satisfactory quality of design in the individual building and its site,
appropriateness of the buildingto its'intended use, and the harmony of the development within its
surroundings. Prior to SPAR approval the Planning Commission must make the following findings
as outlined in Section 24.01'0 of theIZO. Initial staff analysis!.isshown in italics.
1. The appropriate use of quality materials and harmony and proportion'of the overall design.
The proposed'architectural design:uses a variety of colors and materials to break up:the building
mass in a harmonious way. Materials,include a°°mix of stucco.horizontal lap siding, and.board`&
batten. In addition, stone veneer is proposed for the entry columns and at various locations on
the lower portion of the buildings. (seeP,roject Plans;Sheets A14,A4.4,-and A5.3).
2. The architectural style:,which should be appropriate for the project in question, and compatible
with the overall character of the neighborhood.
The roof design is similar`to hip roof design of the Addison Apartments and the hip roof that is
prominent in the single-family development north of the project.site The architectural style is
appropriate for the site and uses:colors, materials and design features that make the proposed
development compatible with existing multi family development across the street and existing
single family residential along Maria Drive to the north The buildings proposed along Maria
Maria Drive Apartments -35 Maria Drive 12-GPA-0582 neiz
Drive are oriented toward the street, I:waddition'the project.proposes setbacks,of at least 64 feet
from the north property line:at the Washington Creek/path boundary line and at least 4 feet
single family residential developnient to the north, at least 80 feet from the westerly
line where it borders the retail`shopping center and 15 feet along`the easterly property line along
Maria Drive. The proposed'architectural style:combinedwith building orientation and setback
from property lines create continuity along Maria as a residential corridor maintains privacy for
existing development 'and'.minimizes'potential conflicts between commercial and residential
development:
3. The siting of the structure on the property as compared to the siting of other structures in the
immediate neighborhood.
The project proposes setbacks of at least 64 feet from the north property line at the Washington
Creek/path boundarylineand at least 140 feet f-om single family residential development to the
north; at least'80 feet from the westerly property line where it borders the retail shopping center
and 15 feet along the easte'r'ly property line along Maria. Drive. The structures along Maria
Drive are oriented toward The street with parking access, and community building, and pool
located within the center of the lot This siting is consistent with existing multi family
development across the street and also consistent with'single family residential development,
which are sited to face thegstreet with private areas toward the rear of the property. In addition,
'conditions of approval would require a keyed/gated access to the pedestrian path along
Washington Creek.
4. The bulk, height, and color-of the proposed structures as compared to the bulk, height, and color
of other'structures in,the•amihe'diate neighborhood.
The proposed colors and materials are compatible with existing development: Materials include
a nnix of stucco, horizontal lap 'siding and board & batten. The mix of colors include neutral
tones (tan, beige, taupe)„which are similar to existing multi,family.developnnent across the street.
The proposed height would be within the maximum-allowed:under the R-5 designation and would
create a transition from the commercial developmerntto,the south to the single-family residential
development to the north. In addition, the'variety created^by, roof pitqheS, balconies, and use of
colors and mater,ials`serve,to further break up the bulk-and mass of the building.
5. Landscaping to approved City standards shall be required:on the site and shall be in keeping with
the character or design of the site Existing trees shall be preserved-wherever possible, and shall
not be removed unless approved by the Planning Commission.
The, applicant is proposing'renaoyal of 62 Eucalyptus Trees and some ornamental trees due to
poor health. None of'these trees are protected trees. The applicant has submitted a landscape
plan 'thatp•oposes a mix of native California and horticultural appropriate trees, shrubs and
groundcover. Lawn: area is minimal and is only within courtyard area of the picnic area
playground and community center for the residents. Conditions of project approval require the
applicant to comply with landscape water use efficiency standards of the City's water
conservation ordinance.
Maria Drive Apartments 35'Maria Drive 12-GPA-0582 11515
•
6. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
bicycle parking facilities' and pedestrian ways shall be so designed -as to promote safety and
convenience, and shall conform to approved City standards. Any plans pertaining to pedestrian,
bicycle, or automobile circulation shall be routed to the'PBAC, for review and approval or
recommendation.
The access driveways would be modified,to align with existing intersections of Maria Drive and
Park Lane at the southerly side of the project site and access driveway of the Addison Ranch
apartments at Maria Drive on the northerly side of the project site The•applicant is proposing
interior pedestrian and bicycle facilities, such as bike racks, walkways; way-finding signs. The
applicant is proposing a,6foot high wrought iron fence along the front property line with no
proposed gate. The only pedestrian; access to and from Maria Drive would be at the access
driveway on the northerly and southerly portions of the site In addition, Section 13.020 of the
IZO limits front yard fence'he'ights to no-more than 42 inches from grade. Therefore, conditions
of app-oval,would require that the proposed fence height'be Modified to comply with the IZO, that
the fence contain breaks'consistent with the breaks between buildings.to allow pedestrian access,
and that pathways, be extended through the project site to ease pedestrian and bicycle access
between the three frontage.buildings:
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Upon receipt of the proposed projeet/application (October 24; 2012) staff sent a notice of application
(November 11, 2012)to all property owners and occupants"within 500 feet of the subject property to
inform them that the'project'proposal had been submitted and wasavailable for.review.
On February 6, 2013, the projectfapplicant held a neighborhood meeting at the McDowell Elementary
School,_approximately:twelve (12) people attended the neighborhood meeting as well the planning
staff.. A.number of:'questions°were asked about the development pertainingto if the land had been
purchased, whether or not the idevelopment would be sold off, how many people the project would,
generate and,the;Income levels associated with theproject. Concerns were.raised regarding privacy
from Etheiupper units looking-into the backyards and windows of the adjacent existing single-family
homes, traffic, and parking over flow into the existing 'neighborhoods. Neighbors suggested'.
additional' landscaping along-the property boundary of the subject property and the pedestrian path.
Residents,were ualso concerned about access to the`pedestrian path and expressed concerns with
allowing access. The residents also suggested the complex have gated driveways. Concern regarding
a potential loss of3property value was also expressed. Concerns'were raised regarding the height of
the project and how dense the project appeared and that it appeared very tight and squeezed in and
that more open space or openness to the site might be appropriate.
A Notice of Intent to Adopt a Mitigated Negative Declaration and a Notice of Public Hearing was
published in.the Argun Courier on June.27, 2013 (with a corrected:notice posted on July 11, 2013)
and mailed'to all property owners and occupants within 500 feet-of the subject property.
Maria Drive Apartments -?35 Maria.Dcive 12-GPA-0582 T Igg16
In response tothe notice the City has received both written and verbal comments from neighbors
related to potential increase in traffic, traffic related noise, increased use of the creek path for
inappropriate and illegal activity, and a general opposition to multi-family development near existing
single-family development. Written.00mments received to date are attached and summarized below:
1. A concern that the proposed project will cause traffic congestion at"the intersection of Maria
Drive and Washington and at the intersection of Maria Drive and N. McDowell Boulevard .
and at the intersection of Washington Street:and N.McDowell Blvd.
RESPONSE TO COMMENT A'traffic study was preparred.by W-trans on June 14, 2013, and
submitted to the City_. This-traffic study evaluated the Level of Service at,the intersections noted .
above. The report concluded that under baseline plus project conditions (which includes all .
recently approved but not yet constructed projects) the intersection of E Washington and
McDowell Boulevard would operate i at LOS E. However under Future plus Project conditions
(which assumes construction of the Rainer Avenue interchange and a protected left turn phasing
on the E. Washington approaches:'atMaria Drive) LOS`.at all ,the noted intersections would
continue to operate at acceptable levels. The traffic report,also states that while the intersection
of E Washington and -McDowell Boulevard would operate at LOS E the project would only
contribute a 1 second delay;at this intersection.
Intersection Existing Baseline Baseline plus Future plus
LOS project project
Maria Drive/E. C C C D
'Washington St. B
Maria Drive/ B B B
McDowell Blvd - D
`E.Washington/4 - D E E
McDowell Blvd -
2. When combined with other-'projectssin the area such,as the new shopping centers, and other
proposed housing residential.projects traffic congestion world be even worse.
RESPONSE TO COMMENT Baseline conditions included projects that had been approved but
hadnotbeen constructed. These projects include:
• East Washington Place-approximately.377,951 square feet of retail/office on near Sonoma
. Marin fairgrounds
• Deer Creek Village -approximately 345,000,square feet of commercial on N. McDowell Blvd
• The Birches- a 21-lot single family subdivision on Wood Sorrel'Drive near N.McDowell
Blvd
• Vintage Chateau II-a 68-unit senior apartment complex on N McDowell Blvd near Lynch
Creek Way
• Kelgren Senior Housing- a 50 unit senior'housing project at 855 Wood Sorrell Drive
• OilStop-located at 1004 Lakeville Street
• • Lindberg Circle-Nine+r esidentiahunits docated:at890'Iakevilte Street
Maria Drive Apartments 35'Maria Drive`12-GPA 0582' lilgel7
• Park Square-Approximately 26 000 square`foot'commercial,project at Ldkeviile and Casa.
Grande
• North•RiverLanding-a mix of'apartnients retail office and assisted'livingfacility at 414
Petaluma Boulevard North
▪ Quarry Heights- 274 unit residential development on Petaluma Boulevard:South just west of
US 101
• Sunnyslope II- a 22-lotsubdivision on Sunnyslope Road:
• Logan Place:- a 66 unit affordablehousing developmentat 1200 Petaluma Boulevard North
• Addison-Ranch -100 unit increase in,apartment units on Maria Drive
Therefore, Level of Service shown under Response to Comment 1 above reflect future approved
projects.
3. That the project's increase in vehicle trips will require increased traffic controls.
RESPONSE TO COMMENT: According to the traffc'analysis, the proposed project would be
expected'to generate 'a total-of 958, trips per day. However, the existing office use currently
generates.a total of 565 tripsapeffr day. Therefore, the total_increase in trips would be 393.
4. Increased vehicle trips will increase pollution and result:in health'risks:
RESPONSE TO COMMENT The applicant has submitted'Health Risk Analysis and Greenhouse
Gas Emissions Assessment; using. the CalEEMod model, along :with the project vehicle trip
generation rates to predict annual emissions associated with:operation.of the fully-developed site
under the proposed project. In 2015, net annual emissions„resulting from the,proposed project are
predicted to be 639 MT of CO2e: These emissions would be below,the BAAQMD threshold of
1,100 MT of CO2e/yr:
Also the Initial Study concluded that incorporating Mitigation Measures A0-1 through AQ-4 will
minimize exposure or sensitive receptors to potentially substantial fugitive dust and exhaust
emissions, and' assures that temporary construction emissions do not exceed the BAAQMD
significance thresholds for community.risk and hazard=impacts: 'These measures include Basic
Construction Mitigation Measures'established by the Bay Area An Quality Management District,
utilization of constructionrfleet that meets US EPA standards for reducing particulate matter and
the-installation:of electrical power to facilitate use of electric poweredequipment.
5. Parking will a problem along the Maria Drive>in front of the projecttand continue to
the single-family residential neighborhood to-the north.
RESPONSE TO COMMENT: The project includes 252 on-site parking spaces including 15
garage:spaces;and 134 carports spaces and the remaining are standard parking spaces. A total
of eleven (11)'spaces will be reserved.as ADA accessible spaces throughout the site In addition a
totals of 144 covered and uncovered bicycle spaces are proposed This parking proposal results in
a,parking ration of 1.75 parking-spaces per unit which exceeds the City of Petaluma automobile
parking requirement of 1.5 spaces per unit. It also exceeds the and the minimum bicycle parking
Maria Drive Apartments, -,35:Maria Drive 12-GPA-0582 11-18
obligation which sha'lt be,a niinimuin of 10% of the automobile.spaces required. A total of 252
automobile parking spac`es:are required, therefore requiring a total of 25 bicycle parking spaces.
The applicant proposes a total of 144 covered and uncovered Lbicycle parking spaces. Therefore,
parking related impacts are not expected.
6. That the proposed project would-impact rear yard privacy for existing residents to the north.
RESPONSE TO COMMENT: The applicant proposes "six 3-story buildings. Due to site
configuration, some windows would be directed to the north. However, an-approximately 64 foot
setba'ck'fi•om the northerly property line to nearest residential building: is proposed. In addition,
the northerly site property line is at'least 80 feet from the nearest property line across the creek to
the north. This would create at least a 140 foot combined separation front the property lines of
existing development to the'nearest residential structure on the/proposed project (see Attachment
K). In addition, the applicant,is.proposing to install a 19 treesnalong this property boundary (see
Attachment 0- Sheet LI); creating>an additional visual,buffer between the proposed and existing
development. Therefore,privacy impacts are not expected
Additional comments that are not related to the environmental document include a concern about
crime, illegal activity along the creak, low income housing, and'request that Me project be reduced to
fewer units with more green spaces:.
ENVIRONMENTAL REVIEW' ` . i
Pursuant to.the requirements,of.the'California Environmental;Quality Act(CEQA), an Initial Study of
potential environmental impacts was+prepared for this project The potential for significant impacts
were identified in the following eleven categories:, Aesthetics, Air Quality, Biological Resources,
Cultural Resources, Geology& Soils, Hydrology,Noise, and Traffic.
Mitigation measures have been,;proposed and agreed to by the applicant that will reduce potential
impacts to less than significant levels: and are incorporated- into the Mitigation Monitoring and
Reporting Program. There is'no:substantial evidence jn light,of the whole record that the project, as
:mitigated, would have a significanteffect.on the environment.,
It-is therefore recommended that the Planning Commission recommend adoption of the Mitigated
Negative Declaration and Mitigation;Monrtoring-and Reporting Program by the City Council: The
Initial Study,Mitigated Negative Declaration and.Mitigation:Monitoring and Reporting Program, are
included as Attachments. The mitigation measures are summarized below (please see,Attachment E
for a'full description of the measures).
Environmental impacts considered to be "Less than significant with mitigation measures" were
identified in eleven,categories in the Initial Study. The following mitigation measures summarized
below (for :full text please see Attachment E) will reduce all project impacts to a "Less than
significantlevel."
Maria Drive Apartments 35 Maria Drive 12-GPA-0582
IaIe.ice
•
VISA and VIS-2: Requires low-intensity lights for all exterior lighting to be directed onto the
project site and access ways, and shielded to prevent glare and intrusion onto
adjacent.properties..
AQ-1 thru AQ.=3c Implement BAAQMD Basic Construction Mitigation Measures and mitigation
measures that require vehicle and equipment that meets US EPA particulate
matter emissions.standards, that minimizes hours that equipment will operate
and requiresinstallation of electrical power at the,site early in the construction
process to allow use of such power for construction equipment
•
BIO-1: Conduct vegetation removal through cutting and/or grubbing between
February l and August 31 outside of the general breeding bird season.
- Otherwise, require;preparation of pre-construction nesting,bird surveys within
14 days, prior to such activities to determine the presence and location of
nesting birds.
CUL-1 thru CUL-3`. Require preconstruction test drilling for any grading proposed at depths of 5
feet or greater and establishes steps!',to follow in the event of accidental
discovery'of cultural resources and/or human remains.
GEO-1 thru GEO-8; Requires ,submittal of updated site specific geotechnical report that addresses
week or expansive soils, foundation design, cuts and fills and requires
conformance With applicable building'codes'and engineering standards.
HYDRO-1 thru HYDRO-6: Requires preparation of Stormwater Pollution Prevention Plan,
compliance with City of Petaluma.Phase II Stem Water Management Plan,
requires stencils at inlets and catch basins■ ("NO DUMPING-DRAINS TO
OCEAN"), and provide drainage plans that demonstrate compliance with
General ePlan Policy 8-P-36 which requires an on-site storm water detention
system to limit post construction storm water peak flows leaving the site to
not exceed pre-project peak flows by detaining peak storm water runoff from
the 100-year,`24 hour storm event. In addition, payment of Storm Drainage
Impact'Fees`.are required.
NOI-1 andNOI-2: Establishes construction hours of 7:00-am to 6:00pm Monday through Friday
and interior-only work may be conducted on Saturdays from 9:00 a.m. to 5:00
pm. 'Prohibits construction activities on Sundays and all federal, state, and
local holidays. Requires a detailed acoustical analysis identifying which units,
will require an alternative ventilation;system.because the windows need to be in
the closed.position to meet the indoor noisetstandard per the State of California
Maria Drive Apartments - 3 S Maria Drive 12-GPA-0582 fate
and the City'of;P-etaluma-requirement'thatinterior noise levels be reducedoto a
CNEL..of45 dBA or less in habitable rooms
10-foot signage setback to ensure sufficient line of sight, requires
CIRC-1 through CIRC traffic calming and pedestrian access measures such as cross walks, colored
. pavement, and speed bumps and signage within the project and crosswalks and
signage on Maria Drive.
CA 1 EGORIES OF Pb IENTIAL IMPACT
Aesthetics
The Initial Study identified ,light and glare as a potentially significant impact. To mitigate this
impact, the Initial Study incorporates Mitigation Measures MIS-1 and VIS-2 which limits exterior
lighting to areas within the project` site in such a way that there is no intrusion onto adjacent
properties. In addition, lighting is required to be low intensity with the Use of floodlights not allowed.
Air Quality
The project would result in emissions from construction activities including; grading and
vehicle/equipment use. Major :'Sources of emissions during"grading and site preparation include
exhaust from construction vehicles fugitive dust generated by construction vehicles and equipment
traveling over exposed.'surfaces; and soil disturbances from grading and backfilling. The Initial Study
concluded that Incorporating,Mitigation Measures AQ-1 through,AQ-4 will minimize exposure of
sensitive receptors to potentially substantial fugitive dust and exhaust emissions, and assures that
temporary construction emissions do not exceed the BAAQMD significance, thresholds for
community risk and hazard 'impacts. These measures include Basic Construction Mitigation
Measures established by'-the Bay Area Air Quality Management District, utilization of construction
fleet that meets US EPA standards-for reducing particulate,;matter and the installation of electrical
power to facilitate use of electric powered equipment.
Biology
Due to the developed nature of the-site, impacts on biological resources were not expected. However,
compliance with the Migratory Bird Treaty Mitigation Measures'BIO-1 requires preconstruction
surveys if tree.rernoval is to occur during the nesting period.
Cultural Resources
Although cultural resources were not "evident;on the site the initial study concluded that there is
always a chance for accidental;discovery: The'initial study y;incorporated Mitigation Measures CULT-
1 through.CULT-3 that address the potential for accidental discovery of cultural(resources andhuman
remains: The list of mitigati6n measures was done in consultation with representative from the
Federated Indians'of Craton Rancheria=under=SB18 Consultation.
Geotech
The Initial study concluded that the potential for geologic related impacts related to liquefaction,
erosion, and expansive soils would exist from the proposed project Implementation of GEO-1
through GEO 8 which=require submittal of detailed geotechnical report and an erosion and sediment
control plan would reduce impacts'to less than significant.levels.
2
Maria Drive Apartments - 35 Maria ftf2i.Drive 12-GPA-0582
Hydrology
The initial study concluded that;Hydrology. related impacts'would be reduced to less than significant
levels through implementation of Mitigation Measures HYDRO-1 through HYDRO-6 by requiring
submittal of Storm program, construction of an on=site detention system,
and compliance with the City water
e II Stormwater Management Plan.
Noise
The California Building Code+,requires that future noise conditions be,considered when determining a
building's sound•attenuation requirements. The Petaluma General plan EIR shows existing and future
(year 2025) noise levels for US 101: According to this data, itis calculated that noise levels at the site
could incre`ase'byup to 2 dBA due to increased noise from distant traffic.
•
Based on the,noise Measurement program:and consideration of.little league noise the project site is
exposed a CNEL of 60 to 62 dBA. With future increases in traffic volumes the CNEL could increase to
62 to 64 dBA. This increase'would not exceed applicable exterior noise standards. The State of
California and the City of Petaluma;require that interior noise;levels;be reduced to a CNEL of 45 dBA
or less'inhabitable rooms, Since the exterior CNEL is up`to i54 dBA, the required exterior-to-interior
noise reduction is up to 19 dBA.
•
This can normally be accomplished`with conventional construction. The Initial Study concluded that
that implementation of Mitigation MeasureNOI-1, which requires submittal of a detailed.acoustical
study that demonstrates interior;noise levels would meet,that standards?of 45 dBA would reduce noise
impacts to.less than signifcant: The Initial Study also concluded that noise impacts related to
construction activity would be reduced to less than significant levels through implementation of
Mitigation Measure.NOI-2, which restricts construction hours.
Traffic
The Initial Study ;identified potential, impacts related to sight visibility and internal circulation.
Implementation of Mitigation,Measures,CIRC-1, which requires that an appropriate,sight distance be
maintained and CIRC-2 through CIRC-4, which require bicycle and pedestrian signage and traffic
calming measures;.would duce-impacts to less than,significant.
The initial.study did.not identify impacts associated with Level of Service or trip;generation, A Traffic.
Impact;Study was prepared.by W-Trans on June 14, 2013. The traffic study evaluated the following
intersections:
East Washington;StreettUS 101 Southbound ramps
East-Washington Street/US 101 Northbound ramps
East Washington/McDowell Boulevard
East Washington/MariaDrive
Marin Project Driveway/Maria Drive
South McDowell;Boulevard/Maria Drive
The Initial Study'concluded the following:
Maria Drive Apartments - 35 Maria Drive.12'-GPA-0582 14e-
• All study intersections currently operate at acceptably at LOS'D or better and are.expected to
continue to do so under near-term baseline'and cumulative conditions.
• Four of the study intersections have experienced a rate of collisions that is higher than the
statewide average for similar facilities. The majority of these collisions are attributed to
congestion along East Washington Street, which is expected to be alleviated by the
implementation of several planned City improvements:
• The proposed project is,expected;to generate an average of 958 daily trips, of which 73 would
occur during the morning peak hour and 89 would occur during the evening peak hour.
• Under near-term conditions,the project is expected to generate a total of 393 net new daily trips
after accounting for demolition of existing office buildings on the,site, including 51 trips during
the.a.m.peak hour, and63 during:the p.m.peak hour.
• When compared to the land use assumptions applied in the City's traffic model, the project
would generate 782 net new daily trips. This results in an average of 48 net new trips during the
am. peak hour,and 65 trips during the pm. peak hour.
• Existing pedestrian, bicycle and transit access to the site is expected to adequately serve the
project's residents and guest.
• The project is likely to generate additional school-age-pedestrian traffic to the intersection of
Maria Drive/Park Lane.
• Clear sight lines exist on°Maria,Drive at both proposed‘driveways:
• Neither a right-turn nor left-turn lane is warranted at either Of the project driveways
To improve site area circulation,the Initial Study includes the following as Mitigation Measures CIRC-
1 through CIRC-4 recommendsithefollowing
• Maintaining an adequate line;of sight
• Yellow striped:crosswalks_'should be added to the intersection of Maria Drive and Park lane.
• Traffic cahming measures within the interior of the site
• Installation of bicycle;and.pedestrian signage.
• The existing parking restrictions along Maria Drive at the project driveway should remain in
place,and the existing-red',curbs repainted to clearly depict the parking restrictions:
• So the presence of landscaping does not impede upon a driver's ability to clearly see
approaching traffic at the project's'driveway, any landscaping immediately adjacent to the
driveways should be no more than one foot in height
Site Access
Access to the proposed apartment'complexwould be provided via a,primary driveway constructed as a
new north leg to the Maria Drive/Park lane intersection, which.is stop-controlled on all approaches, as
well as a secondary driveway,at the northeast corner of the project. Both,driveways would provide
access to all parts of the project site Internal'circulation would include an outer drive aisle surrounding
the residential buildings. This driveway-would provide access to,the.parking that borders the property
along the northerly and westerly property boundaries. Additionally, an internal drive aisle behind the
buildings along Maria Drive, facilitate direct access to all parts, of the site by emergency response
vehicles. Conditions of approval require the applicant to demonstrate that the project can adequately
accommodate:emergency vehicle access.
Sight Distance
Maria Drive Apartments - 35 Maria Drive 12'-GPA-0582 iage33
Sight distance along Maria Drive atthe two project driveways"was evaluated based on sight distance
criteria in the Highway Design Manuel published by Caltrans. The recommended sight distance for
minor street approaches that are either a private road or,a driveway are based on stopping sight distance,
using the approach travel speeds as the basis for determining the:recommended sight distance. For the
25 mile per hour posted speed limit, a stopping sight distance of 150 feet is recommended. The
available sight distance exceeds 200 feet in either direction at-both project driveways, so it is considered
to be acceptable. However;the all monument signs for the proposed complex would need to be placed
such as inc of sight is not impacted. In addition, landscape within the linePf sight area would need to
be limited to low growing shrubs and.groundcover.
Parking is currently prohibited on the west side of Maria Drive along the project frontage. This
restriction helps to ensure clear sightlines for westbound drivers on the corridor. Therefore conditions
of project approval require thatthe•parking restriction remain in:place and that plans demonstrate red
curbing,at this location.
Turn Lane Warrants
The need for left-turn lanes on Maria'Drive was evaluated based-orr criteria contained in the Intersection
Channelization Design Guide. Future peak hour volumes, including project-generated traffic, as well as
safety criteria were reviewed in evaluating the need for turn lanes at the project driveway on Maria
Drive. To ensure a conservative°analysis, the warrant calculations assume that all project-generated
traffic would obtain access via a single driveway. Under these Future conditions, which represent a
worst-case scenario, a left turn:lane is not warranted on Maria Drive at either driveway during either of
the peak periods evaluated. Likewise, a right-turn lane is notwarranted . Intersection LOS calculations
also indicate efficient operation at the Maria Drive/Park Lane-intersection upon the addition of the new
project driveway, and no need to construct additional lanes.
As discussed in the IS/MVD, thecproject site is already generating vehicle>trips: The project will result
in a modest,net increase in trips: With the addition of project-generated traffic, all study intersections
would continue to operate acceptably under existing, near=term baseline and future cumulative
conditions.
•
RECOMMENDATION
Staff recommends;that the Planning Commission conduct the•requiredpublic hearing and take;the
following aetions:
• Adopt by Resolution a recommendation to the City Council to,Adopt a Mitigated Negative
Declaration and Mitigation Monitoring Program;
• Adopt by Resolution a recommendation to the City Council to Approve a General Plan .
Amendment to,amend the.General Plan land use designation from Mixed Use to High Density
Residential (1'8.1`—30.0 hu/ac); and
•
Maria Drive Apartments °=35 Maria Drive 12-GPA-0582 Pig l-224
• Adopt by Resolution a recommendation 'to the City Council to Approve a Zoning Map
Amendment to rezone the property located a t 35 Maria Drive from PUD-Medical and Office
to R-5.
ATTACHMENTS
Attachment A:Resolution recommending to the City Council adoption of a Mitigated Negative
Declaration, a Mitigation Monitoring Program
Exhibit 1 Maria-Drive Apartment Complex Mitigation_Monitoring Program
Attachment B:Resolution recommending to the City Council approval of a General Plan Amendment
from Mixed Use to High.Density Residential (18.1-30.0 huiac)
Attachment C:Resolution recommending<to:the City Council,approval'of;a Zoning Map Amendment
from Planned Unit District-(Greenbriar Medical & Office) (APN No's. 007-280-078
&077)to R-5
Attachment D:"Draft"Findings for,Site Plan &Architectural Review to the Planning Commission
Exhibit A `"Draft"'Site'Plan &Architectural Review Conditions of Approval
Attachment E:InitiahStudy/MND'dated June 27, 2013
Attachment F: Project Narrative
Attachment G: Public Comments
Attachment H:Concord Group Memo, dated July 2013
Attachment I:BAE Memo, dated July 25, 2013
Attachment J: EFA Memo, dated.July 26, 2013
Attachment K: Diagrammatic Sections
Attachment L: Green Initiative
Attachment M:Rental:Rolls for,35 Maria Drive
Attachment N: City of Petaluma Business Newsletter, dated April 2013,Page 3
Attachment 0: Plans
21171911
Maria Drive•Apartments - 3S:Maria'Drive'12-GPA-0582 IT 225
ATTACHMENT A
RESOLUTION OF THE CITY OF'PETALUMA PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL ADOPTION OF A MITIGATED
NEGATIVE DECLARATION.AND MITIGATION MONITORING PROGRAM FOR
THE MARIA DRIVE APARTMENT COMPLEX LOCATED,AT 35 MARJA DRIVE
APN,007-280-078 & 077
FILE"1NO. 12-GPA-0582
WHEREAS, JDA West LLC, submitted applications for a General Plan Amendment,
Zoning Map Amendment, and Site Plan and Architectural Review for the Maria Drive
Apartments located at Maria.Drive((APN 007-280-078.&`077) ("the Project" or the "proposed
Project").; and
WHEREAS,the subject,to'the.Petaluma General Plan 2025; adopted by the City on May
19, 2008; and
WHEREAS;in evaluating;certain potential environmental. effects of the Project in the
Initial Study, the City relied on tbe'program EIR for the City of Petaluma General Plan 2025,
certified on April 7, 2008 (General''Plan EIR) by the adoption or Resolution No 2008-058
N.C.S., which is incorporatedhereinbyrreference; and
WHEREAS, the 'General Plan EIR identified potentially significant environmental
impacts and related mitigation measures and the City also adopted a Statement of Overriding
Considerations,for significant.impacts,that.could not be avoided; and
WHEREAS, the City prepared an Initial Study dated June 27, 2013 for the proposed
Project consistent with CEQA Guidelines sections 15162 and '15163' and determined that a
Mitigated Negative Declaration(MND)'°was required in order toeanalyze the potential for new or
additional significant environmental impacts of the Project beyond those identified in the
General Plan EIR; and
WHEREAS, on or before June 27, 2013, the city's Notice of.intent.to Adopt a Mitigated
Negative Declaration based on the Initial Study, providing or a twenty(all day public comment
peribd commencing g, y , and a Notice of Public Hearing to June
bed field maile o August 1 residents 3 abef ro the
owners O planning Commission, was published
p p rty 500 feet of the Project, as well as all
persons having requested special notice of said proceedings; and
WHEREAS, on or before July 11, 2013,the City issued a corrected Notice of intent to •
Adopt.a.Mitigated Negative Declaration basedon the Initial Study, providing a corrected public
comment period commencing,July 11; 2013 and ending July 31, 2013, and a Notice of Public
Hearing to be held.,on August:13'2013, before the City of Petaluma,Planning Commission, was
published and mailed to all residents and property owners within 500 feet of the Project, as well
as all persons having-requested'special notice of said proceedins; and
Maria Drive Apartment-Complex-.Project-35 Maria Drive 12 GPA:0582- 11-26 Page 1
ATTACHMENT A
WHEREAS',pursuant to the analysis sin the Initial Study/MND; the Project. does not
make a-considerable contribution to the significant and unavoidable cumulative traffic and/or
noiseimpacts identified in the general Plan 2025 EIRbecause of its small size; and
WHEREAS, pursuant to further analysis in the Initial,Study/MND,including evaluation
using the Bay Area Air Quality Management District(BAAQMD) ,CEQA,Guidelines and 2010
Clean Air Plan, the Project does not make'a considerable contribution to a significant cumulative
air quality or greenhouse gas emissions'impacts found to be significant and unavoidable in the
General Plan 2025 EIR, because of the Project's small.size and lack of significant stationary
sources of emissions; and
•
• WHEREAS, the Planning Commission held a public hearing on August 13, 2013, during
which the Commission considered the Project, the Initial Study/MND •pand supporting
documentation referenced in the InitialStudy, and received and considered all written and oral
public comments on environmental effects of the Project which were submitted up to and at the
time of the public hearing; and
WHEREAS, the Initial Study/MND and related project;and,environmental documents,
including the General Plan 2025 EIR and all documents incorporated herein by reference, are
available for review in the City of Petaluma Community Development Department at Petaluma
City Hall, during normal business hours. The custodian of the documents and other materials
which constitute.the record of proceedings for the proposed project, file No 12-GPA-0582, is the
City of Petaluma Community Development Department, 11,Eng lish Street,Petaluma, CA 94952,
attn: Alicia Giudice,,Senior Planner.
NOW THEREFORE BEIT RESOLVED THAT:
1. The foregoing recitals are.true and correct and incorporated-herein,by reference.
2. Based on its review of the entire record herein, including• the Initial Study/MND, all
supporting, referenced and;incorporated documents and all;comments received, the Planning
Commission fords that potential impacts could be avoided or reduced to a level of
insignificance by mitigation measures to be attached as conditions of approval. There is no
substantial evidence that the Project as mitigated will have a significant effect on the
environment, that the MND reflects the City's independent judgment and analysis, arid that
the Initial Study/MND and supporting documents provide an adequate description of the
impacts of the,Project and comply with CEQA, the State'CEQA Guidelines-and the City of
Petaluma Environmental Guidelines.
3. The Petaluma Planning Commission recommends to the Petaluma City Council adoption of
the MitigatedNegative Declaration
4. The Petaluma Planning Commission further recommends that the City of Petaluma City
Council adopt the Mitigation Monitoring and Reporting Program attached as Exhibit 1 hereto
and incorporated'herein by reference.
Maria Drive Apartment Complex Project 35 Maria Drive 12-GPA. 0582 Page 2
11-27
ATTACHMENT B
A RESOLUTION OF'THE.CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THECITY COUNCIL APPROVE;A GENERAL PLAN
AMENDMENT TO,CHANGE THEiLAND USE,DESIGNATION FROM MIXED USE
TO HIGH DENISTY RESIDENTIAL.FOR THE MARIA DRIVE APARTMENT
PROJECT (144 UNITS)LOCATED AT 35 MARIA DRI VE,APN'S 007-280-078 & 077
FTGE NO. 12-GPA-0582
WHEREAS, JDA West submitted an application for a General Plan Amendment to
change the land use designation of the project site located at 35 Maria Drive,(APN 007-280-078
&077) from Mixed Use to High Density Residential; and
WHEREAS,the City's Planning Commission held a duly noticed public hearing to
consider the proposed General Planamendment on August 13,;2013. A copy of the notice was
published in the-Argus Courier,provided to residents and occupants-within 500 feet of the site in
compliance with state and.local.law and routed to appropriate agencies listed under Government
Code Section 65352;and
WHEREAS, on August 13, 2013, the Planning Commission reviewed the CEQA
documents prepared"for the project and approved Resolution. , incorporated herein
by reference, recommending the City Council adopt a Mitigated Negative Declaration and
Mitigation Monitoring Program, in accordance with the California-Environmental Quality Act,
the state CEQA Guidelines and the:Cityof Petaluma Environmental Guidelines.
NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby
recommends that the City Council approve a General Plan.Amendment changing the General
Plan Land Use designation ofthe subject parcel (MN 007=280-078 & 077) from Mixed Use to
High Density Residential based on the following findings:
1. :Modification of the laud use designation to.High,Density Residential is consistent with
General Plan policies which promote a range ofland uses at densities and intensities to serve
the community needs.within the Urban.Growth Boundary(UGB) and to use land efficiently'
by promoting infill development, at equal or higher density<andintensitythan surrounding
uses.
2. The change;in General Plan land-use designation"is compatible with the neighboring Medium
Density Residential and Low Density Residential and would.provide a mix of densities
within proximity to each other. The project is also in proximity to shopping, park and
educational facilities, and transit-routes and stops, thereby promoting development.in areas
that facilitate alternate modes of travel.
3. The General Plank amendment to change the land use designation to High Density residential
will not contributeasignificant increase in vehicle trips compared to what has been evaluated
Maria Drive Apai talent Complez-Project-35 Maria Drive 12-GPA-0582 11-28 Page;1-
ATTACHMENT B
in the General P1an,E1R, as maximnin density under theMixed Use designation and under
the High Density Residential designation are both130'units per kit.
4. The City continues to face a high vacancy rate of approximately 25%•for office space. The
project site is currently developed as an office complex and.has'a vacancy rateof about 50%.
5. The change of the land use designation to High Density Residential is consistent with
policies of the.Petaluma General Plan 2025, which promote residential development within
the Urban Growth Boundar3n and encourage the development of housing on underutilized
land.
6. The public interest,publicnecessity, convenience and general welfare clearly permit and will
be'fiirthered by the proposed' amendment because the^proposed' amendment will allow the
conversion of highly vacant•office complex into a high density residential development
within proximity to shopping, park,,and educational facilities, and transit routes. The site is
currently developed with Ja.- medicalloffice complex (constructed in the mid 70's) and
associated site improvements such;as landscaping and parking lot-improvements, which will
be demolishedheinoved:. The office complex has had a high vacancy rate for several years,
currently at about '50 percent compared to the City's overall office vacancy rate of
approximately 25 percent. Absorbing the high vacancy rate for this site will be difficult
given the condition of the.buildingsand vacancy rates for the City in general. According the
Economic Development Manager and documentation submitted by the applicant, vacancy
rates for rental_housing is currently at approximately 2 percent. In;addition,'memos prepared
by BAE Urban Economics, dated July 25, 2013, and EFA.;dated July 26, 2013, demonstrate
that because the site,does41ot:have direct access to major,corridors and is not visible from
existing shopping centers occupy this'site with retail.or office rises is.difficult.
7. Government Code Section.65358 allows General Plan amendments when ibis deemed in the
public interest to do so:. The proposed General Plan amendment would allow for
development of the property at a density ranging from. 18 to 30 units per acre, which is
consistent with the density., allowed under the existing'land use designation. Residential
development at this density would support the existing nearby shopping centers due to
proximity of the site to these centers. Office vacancy rates within the city are currently at.
approximately 25 percent and,over '50% for this office.complex. By comparison vacancy
rates for rental;units are at approximately 2 percent. The proposed amendment will facilitate
the conversion of highly vacant office complex into a high,density residential development
within proximity'to retail shopping centers,park and educational facilities, and°transit-routes.
8. State law limits the number of times a local agency can amend its general plan to no more
than four times-per year. No ether General Plan Amendments have'been approved for 2013
Maria Drive Apartment Complex Project-35 Maria drive 12-GPA-0582 11_29 Page2
7
•
ATTACHMENT C
A-RESOLUTION;OF.THE CITY OF PETALUMA PLANNING COMIVIISSION
RECOMMENDING I'HEr.CITY COUNCIL APPROVE AZONING MAP.AMENDMENT
TO REZONE FROM PLANNED UNIT DISTRICT TO R-5 FOR THE MARIA DRIVE
APARTMENT COMPLEX (144.UNITS) LOCATED AT 35 MARIA DRIVE,APN'S 007-
280-078 & 077
FILE NO. 12-GPA-0582
WHEREAS, JDA West, LLC':, submitted'an application-for Zoning Map Amendment to
re-zone the project site located at 35 Maria Drive, from Planned Unit District to R-5 for the
purpose of constructing 144 apartments;and associated common areas including a community
room,picnicBBQ area playground, swimming pool; on=site parking, carports,and garages,
WHEREAS,,the City's Planning;Commission held a duly noticed public hearing to
consider the proposed Zoning Map amendment on August l3, 2013; and
WHEREAS, on August 13, 2013, the Planning Commission by Resolution
, incorporated herein by reference, recommendecr to,the City Council adoption of
a Mitigated Negative Declaration and Mitigation Monitoring Program, in accordance with the
California Environmental Quality Act, the state CEQA Guidelines and the City of Petaluma
Environmental Guidelines;:and
WHEREAS, on August 13, '2013, the Planning Commission approved Resolution
, incorporated herein by reference, recommending the City Council adopt the
related General Plan amendment and
NOW 'THEREFORE BE :IT RESOLVED that the Planning Commission hereby
recommends the City Council approve a zoning map amendment to„rezone the subject parcels
(APN's'007-280=078'& 077)'from Planned Unit District to R5 for the Project for the following
reasons :
1. The proposed zoning map amendment to Rezone.the'subjectparcels from PUD=
Planned Unit District (APN's 007-280-078 & 077) to,R-5 is consistent with and
implements the proposed High Density Residential land use classification of the
General pan.,
2. The proposed rezoning to R-5 is consistent with the, Petaluma General plan
Housing Element policies which promote residential development within the.
Urban Growth' Boundary'(Policy 1'1-P-1.1) and encourage the development of
housing on underutilized land(Policy 11-P-1.2).
3. The public°necessity, convenience and general welfare clearly permit,and will be
furthered by the proposed amendment because the proposed amendment will
allow the conversion of highly vacant office complex into a high density
residential development within proximity to shopping,. park and educational
Maria?Drive Apartment Complex Project— 35 Maria Drive'12-GPA-0582 11-30 Page
ATTACHMENT C
•
facilities, and`transit rotates. The,proposed projectAvould also require,Site'P1an &
Architectural Review approval by the Planning Commission for the proposed
residential development.
•
Maria.Drive Apartment Complex Project- 35 Maria Drive 12-GPA-0582 11-31 Page
ATTACHMENT
t ®6t1lFnPLANNINGG;SITE kCAP1 & ARCH ,7'ECTURA1. REVIEW
.$r . 'ri RE89LUTlOin! usiSt lt4Ni * ,, w.' ..,,,s .:
Maria Drive ApartmenYCompiex
35 Maria Drive
APN'.s.007-280-078 &,077
City,File Number: 12-GPA-0582
1. The Project as conditioned,will-conform to the intent, ,goals'and policies of the Petaluma
General 2025. The, City' Council in Resolution No approved the related
GeneraPPlan amendment for the Project. Neither the:modifications made to the Project in
the course of the Site Design and Architectural Review nor the conditions of approval set
forth in Exhibit A have :modified the Project in any fashion which would create
inconsistencies with the General Plan. The project complies with the:following General Plan
policies:
1-P-3 Preserve the'overall scale and'character of established residential neighborhoods.
The General.Plan amendment would allow development'of this site with high density
residential housing at a density range similar to what is across the street: The project has
been designed with a minimum 117 foot front yard setback from the front property line along
Maria Drive This font yai c/area would be landscaped with a'combination of groundcover,
shrubs, andarees. Buildings areoriiented toward the street with pai:king located along the
•interior property boundaries.and within the interior of the;development.- The common areas
and community room are also,lo'cated within the interior'of the,lotwith the six residential
buildings:surrounding thu area:
4-P-6,Improve'air'quality through required planting;of trees;along•streets:
Trees areproposed.along the Maria.Drive street frontage:and within the interior of the lot:
Parking lot'trees are proposed within landscape fingers'6-8'spaces'apart as'well as within
the common area surrounding the community building and area.
11-P-1.1 Promote residential development within the Urban Growth Boundary:
The proposedd project would providehigh-density residential development.on land within the
Urban Growth Boundary.
11=P-1.2.Encourage the development of housing on underutilized land.
Maria Drive Apartment Complex Project- 35 Math Drive 12-GPA-0582 11-32 Page
ATTACHMENT 1D
The existing site is developed with'officetbuildings'that"have a high vacancy rate
(approximately 50%). The project will provide additional housing on:'underutilized land
within the Urban GrowthBoundaiy'
11-P-2-1 Encourage a mix of housing-design types.
The proposed project consists of 144 residential units consisting of amix of 1, 2 and 3
bedroom units contained within six buildings. There would'be two building" types that
provide variety within the development while maintainingauntfied.design. In addition, the
community building provides a variation of the residentialiunits while+minimizing height
The project is laid out to maximize accessibility by each of the units. A total of 8 units would
be accessible, while 37 would be adaptable units. In additiona3 of the units would be
designed to accommodate persons with sensory impairments.
11-P-10.1 Promote the use of energy conservation featureskin'the,design of residential
development.
The applicant has submitted a one page "Green Initiative" the demonstrates the green
building elements that will''be incorporated into the project (see Attachment L). These
measures include recycling,, use of low water use plants; low energy and low water use
appliances; exceeding Title:24 by 15 percent etc. In,addition, the*proposed project will be
required to demonstrate compliance with Calgreen Tier One requirements at building permit
submittal.
2. The Project as conditioned, will not constitute a nuisance or be detrimental to the public
welfare of the community because it conforms to the Petaluma Implementing Zoning
Ordinance.(IZO). The Project'is zoned R-5 which allows 'a density'of18-30 units per acre.
The City Council in Ordinance No determined that the uses proposed for the
Project were consistent with the:High Density Residential, R-5 Zoning for the site Neither
the project in the course of this Site.Plan and Architectural Review
nor the conditions of approval set forth in Exhibit A have,modified the'Project=in any fashion
that would create inconsistencies with the IZO.
3. The proposed architecture^and site plan, as conditioned, conform to the requirements of Site
Plan and Architectural Review provision of Chapter 24.010 of the Implementing Zoning
Ordinance as follows:
a. The appropriate use of quality materials and harmony and proportion of the overall
design.
The,proposed architectural design uses a variety of colors and materials to break up
the building mass in a harmonious way. Materials'include a mix of stucco, horizontal
lap siding, and.board & batten. Im addition, stone veneer is proposed for the entry
colunsns and at various.locations on the lower'portion of the buildings.. (see Project
Plans Sheets A3.4, A4.4, and A5.3)
Maria Drive Apartment Complex Project.- 35'Maria';Drive 12-GPA-0582 11-33 Page
ATTACHMENT D
b. The architectural style which;Should be appropnate,for.the project.in question, and
compatible with the overall character of the neighborhood.
Th.e.roof designris similar to hip roof design of the Addison,Apartments and the hip
roof that is prominent in the single familysdevelopment north of the project.site The
architectural style is appropriate for the site and'`uses,colons, materials and design
features that make the proposed development compatible with existing multi family
development across; the street and existing single family residential along Maria
Drive to the north. The buildings proposed along Maria_Drive are oriented toward
the street. In addition the project proposes setbacks of at-least 64 feet from the north
property line at.the Washington Creek/path boundary line and at=least 140 feet from
single family residential^development to the north; at,least 80 feet from the westerly
property' line where it borders the retail shopping iicenter and 15 feet along the
easterly property line along Maria Drive- The proposed architectural style combined
with building orientation and setback from property lines create continuity along
Maria as a residential" con-idor, maintains privacy,for, existing -development and
minimizes potential conflicts',between commercial.andresidentiandevelopment.
c. The siting of the structure on the property as compared to the siting of other structures
in the immediate.neighborhood.
The project proposes setbacks iof at least 64 feet from the north property line at the
Washington Creek/path boundary line and at least 140 feet from single family
residential development to the north; at least 80'feet from the westerly property line
where it borders the.retail'•shopping center and 15 feet along the easterly property
line along Maria Drive. Therrstructures along Maria Drive are oriented toward the
street with,parking,, access, and community building and pool located within the
center of the lot. This siting,is consistent with existing multi:family development
across the street, and also consistent with single family residential development,
which,are sited to face‘the'street with private-arreas,toward the rear,of the property.
In addition, conditions of approval would require. a keyed/gated access to the
pedestrian path along Washington Creek.
d. The bulk,-;height,and color'of other structures in the immediate neighborh copared to the bulk, height,
and;color,of the proposed structures as rri
ood.
The proposed' colors and materials are -compatible with existing development.
Materials include a mix of stucco, horizontal lap siding and board & batten. The
Mix,of colors include`neutral tones (tan, beige, taupe), which are similar to existing
multifamilydevelopmenttacross the street: The`proposedheight would be within the
maximum allowed under the R-5 designation and would create a.transition from the
commercial development to;the.south to the single family residential development to
the north. In addition, the variety created by roof pitches, balconies; and use of
colors and materials serve, further break up the bulk and mass of the building.
Maria Drive Apartment Complex Project-35 Maria Drive 12-GPA-0582 Page
11-34
ATTXPENIENT D
e. Landscaping to approved City ards1shalLbe required onthe, site,and shall.be in
keeping with the character or :design of the site Existing trees shall be preserved
wherever possible, and shall not be removed' unless approved by the Planning
Commission.
The applicant is-proposing 'removal of 62 Eucalyptus Trees and some ornamental
trees due to poor health. None of these trees areprotected trees. The applicant has
submitted a landscape plan thatproposes a mix of native California and horticultural
appropriate°.trees, shrubs and groundcover. Lawn area:is minimal:and is"only within
courtyard area of the picnic area playground and community- center for the
residents. Conditions of project approval require the applicant to comply with
landscape water use efficiency standards of the City's water obnsei=vation,ordinance.
f Ingress, egress, _internal circulation for bicycles and automobiles, off-street
automobiles,and-bicycle parking facilities and pedestrian wayssshall be so designed as
to promote safety and convenience, and shall conform'to approved City standards.
Any plans.pertaining to pedestrian, bicycle, or'iautomobile'circulation shall be routed
to the PBAC for revieW and approval or recommendation.
The access driveways would be modified to:align with existingintersections of Maria
Drive;and Park Lane at the southerly side of the project site and.access driveway of
• ' the Addison Ranch apartments;at Maria Drive on the northerly side of the project
site The applicant,is proposing interior pedestrian and facilities, such as
bike5racks; walkways, wbay-'finding signs. The applicant is proposing a 0-foot high
wrought iron fence,along the front property line:with no proposed gate. The only
pedestrian access to and'fr`om Maria Drive`would,,be at the access driveway on the
northerly and southerlybportions of the site. In addition, section 18.020 of the IZO
limits front,yard fence heights to no more than 42 "inches from grade. Therefore,
conditions of approval would require that the proposed fence height be modified to
comply with theIZO, that the fence,contain breakcconsistentwith,thebreaks between
buildings to allow pedestrian' access, and thatpdthways be extended through the
project site to ease pedestrian and bicycle access between. the three f-ontage
buildings.
Maria Drive Apartment Complex Project 35"Maria-Drive 124GPA4)582 11-35 Page
ATTAGEIMENT D
EXHIBIT A.
Maria Drive;ApartmentComplex
35Maria.Drive
APN's 007- 280-078 & 077
City File Number: 12-GPA-0582
Planning:
1. All Mitigation Measures adopted by the City Council in conjunction with the Lynch
Creek Plaza -Initial. Study/Mitigated Negative Declaration for the project are herein
incorporated byreference;as conditions of project approval (see>Resolution ).
2. Before issuance of any development permit, the applicant shall revise the site plan or •
other first sheet,of the office and'job site copies oftlie.BuildingPermit plans to list these
Conditions of Approval and the Mitigation Measures from the Lynch Creek Plaza
Mitigation MonitoringProgrammas notes.
3. The plans submitted for:building permit review shall be in substantial compliance with
the plan-set date;"stamped January 15, 2013, except as modified'below:
4. .Prior to building permit approval, the plans shall note the installation of high efficiency
heating equipment(90% or higher heating/furnaces).and'low NOx water heaters (40 NOx
or less) in compliance with policy4-P-15D (reducing emissions).
5. Prior to building,or grading permit issuance, the applicant shall provide a Construction
Phase ;Recycling Plan that would address the reuse and recycling of major waste
materials (soil, vegetation; concrete, lumber, metal scraps, cardboard, packing, etc.,
generated by any demolition activities and construction of the project,'m compliance with
General Plan Policy 2-P-122 for review by the planning.staff.
6. Prior to•returniug to the Planning Commission for Final,SPAR the applicant shall revise
site plans; floor plans and architectural drawings that demonstrate elimination of the
drive-through window.
7. Piiorto returning'to the.Planning'Commission-for TinaVSPAR the applicant shall submit
the following:
a_. Elevation drawings for the proposed garage and carport buildings. Said
.elevations shall comply witfrminimum setback and height requirements.
b, plans• to show front yard fence heights of no more than:42 inches as
required by Section 13.020 of the>Implementing Zoning Ordinance,
c: Revise plans that demonstrate breaks in the front yard fence•to allow access
between the three frontage buildings.
d. Revise ,plans to reflect pedestrian and bicycle pathways between the three
-frontage buildings to facilitate access}at thesepoi'nts.
8. Prior to Building-Permit issuance, the.applicant shall submit a CalGreen'Tier 1 checklist
that shows compliance with California Green Building Standards as adoptedby the City
of Petaluma.
9. The applicant shall be subject to the following development fees: Sewer and Water
Connection, Community Facilities, Storm Drain, Public Art Ordinance(Ordinance No
2202 N:C.S., School Facilities;and Traffic Mitigation-fees. Said fees are due at time of
Maria Drive ApartmentComplex'Project- 35 Maria Drive 12=GPA-0582 11-36 Page
ATTACHMENT'D
issuance(of building:permit'at which time, other pertinent fees thatmay`be applicable to
the proposed project-may be required:
10. The applicant;shall:comply General Plan Policy 4-P-16 by incorporating the following
during,project construction:
a. Maintain construction equipment engines intgood,condition and in proper tune per
manufacturer's specification'for the duration of construction;
b. Minimi7e idling time of construction related equipment, including heavy-duty
equipment,motor vehicles,.and portable equipment
c. Use alternative fuel construction equipment(i.e., compressed natural gas,liquid
petroleum gas, and unleaded gasoline);
d. Use add-on control devices such as diesel oxidation catalysts or particulate filters;
e. Use diesel,equipment that meets the ARB's 2000 or newer certification standard
for offroad:heavy-duty diesel engines;
f. Phase construction of the project;
g. Limit the hours,of operation of heavy duty equipment,
11. Prior to receiving grading/building:permits for the project, the applicant shall merge the
two existing parcels(A'PN 007=280-078 & 077 )through the lot line adjustment process.
Pedestrian and Bicvcle Advisorv,Committee:
12. PBAC recommends,safe, convenient,:and secure bicycle parkmg, bicycle rack styles and
locations. Racks should'be,conveniently located near entrances. Applicant,shall ensure
adequate access to each'rack,from.all sides and avoid placing racks too close to any wall
or structure.
13: There shall':be no direct:glare into bicyclists' and,pedestrians' eyes. Lighting shall be
directed'downward to minimizelight pollution.
14. The section of Maria Drive that this project fronts is:pai±of a proposed class III.bikeway.
We,would.suggesfthe'developerhelp with signage;onthi's'portion otitfie path.
15. Project shall include: (1) signage along Maria Frontage alerting motorists to
bikes/pedestrians traveling along P Class III in-front of project along Maria,,(2) wayfinding
signage within the development directing pedestrians to access through the wall to the
class'path-that connects E"Washington and Ely Blvd.
16: Signage.andone:way or keyed gate access;through:the wall/gate on the southerly side of
the site to'Class I path that connects E'Washington and Ely Blvd.
17._PBAC recommends.more crosswalks at "corners'''within the complex and beyond solely
handicap'crossings.
18. The project shall mcötporate traffic calming measures "speed bumps" or similar feature
within the complex.
Maria Drive Apartment'Complex Project- 35 Maria Drive 12 GPA-0582 11-37 Page
ATTACHMENT D
19. Encouraging pedestrian access within the project and to the docaL shopping center sothat
vehicular use is`minimized.
Public'Works &Utilities (Engineering):
20, So the presence; of the landing does not impede upon a driver's ability to clearly see
approaching traffic at the-project's driveway, any landscaping immediately adjacent to the
driveways should be no,more than one foot in height.
21. All portions of broken, cracked;displaced sidewalk along the-Maria Drive frontage shall
be removed and replaced with City standard sidewalk.
22. 10-foot wide, continental yellow thermoplastic::crosswalks shall'be installed at the east
and south legs at themtersection of Maria Drive andPark Lane.,Accessible curb ramps
shall be installed at the intersection in accordance with City and Caltrans standards.
23. Existing parking restrictions along Maria shall remain in effect and red curb shall be
noted on the improvement,plans as determined by the City-Engineer.
24.:Landscaping shalt be limited to low lying shrubs and ground cover at-intersections and
along curves of Maria Drive:The applicant's engineer shall provide the-necessary sight
distance calculations with construction drawings, and sliall,be subject to the^approval of
the City Engineer.
25. Any on-site:public utility easements proposed.to be:abandoned shall be vacated,through
the streets and highway code process,prior to issuance of any building permits. An
application fora right of way abandonment shall be submitted by the developer..
26. The new southerly and northerlydnvewayapproaches on-Maria Drive shall be
accessible. The entrance;shall be designed to meet City of Petaluma Fire Department
requirements for ingress/egress. An emergency vehicleaccess easement, dedicated to the
City of Petaluma, is required prior to fnalinspection,,subjectto Fire-Department
requirements.
27. A lot line adjustment_or;merger is+required to be submitted by the applicant to either
existing s=to accommodate the proposed development ors merge all
properties into ne pa cel This shall be approved by the City.of Petaluma and recorded
with the County Recorder's Office prior to issuance of;any building permits.
28..An 8 inch water,service connection shall be provided at the southern!connection location
to Maria Drive for the combination fire and domestic water services. The existing 6 inch
connection can be removed at the-main on Maria or used for-the.4 inch domestic service.
Additional irrigation meters may be required based on,the irrigation plan provided during
improvement plan submittal.
29. proposed on site water, sewer and storm dram utilities shall beprivately owned and
maintained.
30. All water meters shall be located outside;of sidewalk_areas:
31.;The proposed storm dram system'shall be designed in accordance with flood control
design criteriafrom the Sonoma County'Water Agency and'City of Petaluma Standards.
32. Prior.:to,issuance of:any construction permits; final hydraulic and'hydrology calculations
shall be approved by:the Sonoma'County'Water Agency and City of Petaluma.
33. Improvement plan submittal shall,include.final drainage plans'and stormwater
management report that demonstrate how runoff from the apai lucent buildings and
'interior.hardscape.gets to the proposed bio-filters along the perimeter, confirm whether
11-3
Maria'Dzive Aparfinent,Gomplex Project— 35 Maria Drive 12-GPA-0582 11-38 Page
ATTACHMENT.D
vegetative-swale'eredits will:be used a letter-from KriStar or authorized-professional
approving the sizing of the units. .
34. The a pp licant shall demonstrate that Emergency
vehicle access can be accommodated at
both access'drivewa y s as re q uired•b y the
Petaluma Fire,Department. Emergency Vehicle
Access shall be provided through the entire site
35. The note on Li regarding the irrigation plan shall be removed. Irrigation plans shall be
submitted at the time of improvement plan submittal;and shall comply with all City of
Petaluma Ordinances.and Water'use Efficiency Standards
36: An encroachment permit is required prior to any construction-in-the public right of way
or public easements The.applicant's Civil Engineer:shall submit grading,-drainage and
utility drawings with the building permit an encroachment permit application.
37. All design and construction shall be in accordance with City bf Petaluma'design criteria
and,construction standards.
Fire Marshal:
38. Access: All roads/entrance/egress-within this.development Will need to accommodate the
Petaluma Fire Department ladder truck turning radius.
39. Fire Hydrants`. Fire-l hydrant spacing shall-not-exceed.300 feet and/or 150 feet from the
furthest stricture. Hydrant location is subject to the approval of the Fire Marshal's office
and will require verification and coordination with the Fire Marshal's Office prior to
submittal ofthe improvement;plans.
40. Sprinklers: All commercial building(s) (or portions thereof): shall be protected by an
automatic fire sprinkler system as required'by the City of Petaluma Municipal Code:and
shall !conform to NFPA 13 requirements. The fire sprinkler system shall be provided
with.central station alarm system designed m:accordance With NFPA 72. A local alarm
shall be on the exterior of the building AND a normally occupied location in the
Ulterior of the building. All systems require 3 sets:of plans to be submitted to;the Fire
Marshal's,Officefor review and approval.
41:Apartment or multifamily buildings !shall be fully sprinklered in accordance with
Petaluma',s'Municipal Code and NFPA 13 R dwelling requirements. The system shall be
calculated for a four-head;activation'at the most remote location. A local alarm shall be
provided on the exterior and a normally occupied location AND in the interior of the
building. All systems require,3^sets of plans'to be submitted to the Fire.Marshal's Office
for review and approval. While NFPA 13 R systems are allowed please consider an
NFPA 13' "-Four Head/dwelling Rule" fire sprinkler system. NFPA 13 R systems are
Maria Drive.Apartment Goinplex Project-35 Maria,Drive 12-GPA-0582 Page
. 11-39
•
ATTACHMENT D
limited "life safety" system, aren't designed:to protect property, and don't have attic
protection. In an apartment setting, with multiple tenants, we believe the additional cost
is worth the protection afforded and there may be benefits from an insurance standpoint
as well Contact the Petaluma Fire Department.Plans Examiner, for more information
regarding theNFPA 13 "Four Head/Dwelling Rule"fire sprinkler system.
42. General: To streamline,the approval process at building permit,.application, be sure to
show or note all Fire Department requirements,on plans:submitted for building permit.
43. Provide smoke detectors for each dwelling unit. Smoke detectors shall be installed in all
sleeping rooms, in hallways or areas giving access to sleeping rooms and at each level of
the house. Detectors shall-be hardwired. (110v)with•battery backup, beanterconnected to
one another, and located on dedicated circuit per the Califomia,Building Code.
44. The site.shall be provided:with an approved fire alarm.systenr as follow:
45. The Community Center Building contains an assembly occupancy and shall,be protected
with.a fire alarm system for that occupancy type per the California Building Code and
must comply with NFPA 72.
46.The other buildings shall be protected by a central station alarm to monitor all tamper
switches and water flow. Additionally, this system must:provide a local alarm on the
exterior of the building. and in a normally occupied location in the interior of the
buildings.
47. The fire alarm contractor must obtain approved plans,and permit from the Fire Prevention
Bureau prior to commencement of work. The fire alarm submittal shall include a permit
application with three ,(3) sets of plans, cut sheets, and calculations for review. This
system shall comply with NFPA 72.
48. Know boxes at each building;will be required for fire department access. Location of the
Know boxes will be determined by the fire Marshal and/or fire inspector during
inspections.
49. Building Height.( from' Section_905.3.1 PMC): ,Class`I standpipes Shall'be installed in
buildings three stories or over in height and/r if in'the opinion of the Fire Chief, a hazard.
or condition.exists in which the installation of standpipes would improve firefighting'
operations. :Standpipes will be provided with approved outlets provided on each floor
level, including the roof when roof access is provided.
50. Per Petaluma Mumcipal Code and.Title 17 of the California Administrative Code, a fire
service underground to a building of three (3) or more floors shall have a double detector
checklbackflow preventer installedperCity of Petaluma Water Installation Standards.
51. Fire service„underground to this elevelbpmenf shall be a"looped” system and all planning
and.installation aspects;must,be coordinated-with'the'City Engineer"and the Fire Marshal.
The fire underground plans must be submitted separately from the sprinkler plans. Three
sets of plans and,pemuffrom the FMP are required.
Maria Drive Apartment Corn"plek Project- 35 Maria Drive I2-CPA=0582 11-40 Page
ATTACHMENT D
•
From Publie:Works&.Utilities(Water Conservation.Program Coordinator)
52. Final:landscaping plans shall be submitted at time of building;:permit:review and shall
include an irrigation,plan;for review and approval. Said:landscaping and irrigation plan
shall be compliance with the city of Petaluma's, Water Conservation Regulations
Ordinance and shall be reviewed and approved by the City's. Water Conservation
Program Coordinator:
53. Plans submitted for building'permit shall include all interior water using .fixtures for
review and approval with the City's Water Conservation Program Coordinator for
conformance withythe Petaluma'.5 Water Conservation Regulations Ordinance.
54. The applicant shall defend, indemnify and hold harmless:the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of
the project. The applicant's duty:to defend, indemnify, and held'harmless in accordance
with this condition sh'all'. apply to any and all claims, actions or proceedings brought
concerning the project,;not`just.such claims, actions or proceedings brought within the
time period provided for in applicable State and/or local statutes. The City shall promptly
notify the applicant of any such claim, action or proceeding concerning the project. The
City shall cooperate fully in the defense. Nothing contained in this condition shall
prohibit the City from participating in the defense of any;claim, action, or proceeding,
and if the Citychooses`to do so, applicant shall reimburse,City for attorneys' fees and
costs incurred by the City.
Maria Drive Apartment Complex Project-35 Maria Drive 12 GP.A-0582 11-41 Page
ATTACHMENT E
U City of Petaluma
A
Itt f MITIGATEO NEGATIVE DECLARATION
35 Maria.Drive
1259'
The Cityof Petaluma has prepared a•Mitigated Negative Declaration for the following described
project:
Project Name:Maria Drive Apartments
Project'Location:35 Maria Drive
Project.Applicant: JDA West, INC-
Project Description: The applicant is proposing a General. Plan Amendment; Zoning Map
Amendment, and Site Plan and Architectural Review to developthe property located at 35 Maria
Drive. The proposed project is for 144-units which would be comprised of 54, one-bedroom
units (approximately 800 sq: ft:), 72, two-bedroom units (approximately 1,075 sq. ft.) and 1B, 3
bedroom units (approximately 1275isq..ft.) in 6 apartment buildings'on the site A total of 8
units would be ADA-accessible units, 37 units would be adaptable units and 3 would be
designed for sensory impaired. The development will consist of two building types: building type
- A (3 each) and building type - B (3 each) for a total of six (6) buildings. Both building types are
proposed as three stones 'in height with a building height 38 feet An approximately 3,517
square foot community building is proposed within the center of'the complex. A total of 252
automobile and 144 bicycle-parking spaces are proposed.
FINDING: The City has conducted an Initial Study of the,projectandfound that=the project will
not.have a significant effect'on the environment. Potential environmental impacts-associated
with this project are determined to be minor and/or can mitigated to a less-than-significant
level.
Mitigation measures identifiedlin;th'e project Initial Study are as follows:
•
VIS-1'. In order to avoid light intrusion onto adjacent properties, alt exterior lighting shall be
directed onto the project site and access ways, and shielded to prevent glare and
intrusion onto adjacent propeties.
VIS-2: Only low-intensity light standards and/or wall mounted lights shall be used (no flood
lights),and lights attached to buildings shall provide.a "soft wash" of light against the
wall and shall generate no direct glare.
AQ-1. In order to assure that potential impact to existing near by sensitive receptors are
reduced to levels below significance, 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 Petaluma prior to any
11-42
•
.Mitigated Negative Declaration-
35 Maria Drive Page 2 of 6
construction activity. BMPs shall include but not be limited to the BAAQMD Basic
Construction Mitigation Measures as modified below:
1. All exposed surfaces '(e.g., parking areas, staging areas, soil piles, graded areas,
and unpaved access roads) shall be watered twotimes'per day.
2. All haul trucks transporting soil, sand, or other loose material off-site shall be
covered.
3. All visible mud or dirt track-out onto adjacent public:roads shall be removed using
wet power vacuum `street sweepers at least once per day. The use of dry
power sweeping is prohibited.
4: All vehicle speeds on unpaved roads shall be limitedito 15 mph.
5. All roadways, driveways, and sidewalks shall;be completed as soon as possible.
Building pads shall be laid as soon as possible iafter grading unless seeding or
soil binders are,used.
6. Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to 5 minutes (as required by the California
airborne tonics control measure Title 13, Section 2485 of California Code of
Regulations). Clear signage shall be provided for construction workers at all
access points.
7. All construction equipment shall be maintained and properly tuned in accordance
with manufacturer's. ;specifications. All equipment shall be checked by a
certified mechanic'and determined to be running in proper condition prior to
operation.
8. Equipment staging shall occur as far as possible from existing sensitive
receptors.
9. Post a publicly'visible sign with the telephone number and person to contact at
the Lead Agency regarding dust complaints;, This ;person shall respond and
take corrective action within 48 hours. The Air District's phone number shall
also be visible tarensure compliance with applicable regulations.
10. The Developer shall designate aperson wittv authority to requireincreased
watering to monitor,the`dust and.erosion:coritrol program and provide name
and.phonenurriber to the City prior to issuance of'grading permits. Post a
publicly visible;sign with the telephone number of person and
person to;;contactat the,Lead Agency regarding dust complaints. This person
shall respond and take corrective action within 48 hours: The Air Districts
phone number shall also be visible to ensure compliance with applicable
regulations.
AQ-2. Diesel-powered off-road equipment larger than 50 horsepower and operating aPthe
site more than-two days that are used for demolition and mass grading/excavation
shall meet U.S'. EPA particulate matter emissions'standards for Tier 4 engines or an
equivalent measure-;such asthe use of alternate powered equipment,alternate fuels,
and added exhaust devices: The applicant shall provide the City with a list of
measures to be used along with an updated Health' Risk Study that demonstrates
effectiveness of such measures to reduce predicted cancer below thresholds of
significance.
AQ-3. The contractor shall.prepare,a project schedule that minimizes the number of hours
that equipment will operate and'includesthe.provision of idling restrictions.
11-43
Mitigated Negative Declaration—
35 Maria Drive Page 3 of 6
AQ-4. Line power shall be installed at the site as soon as possible:after construction start
and shall be used to power,equipment to avoid use of diesel-powered generator
engines.
BIO-1. To prevent impact§ to nesting birds covered by •State,and federal law (California
Department of Fish and Game Code and the META), the applicant shall avoid the
removal of trees, shrubs;,or weedy vegetation between February 1 and August 31,
during the bird nesting,'period. If no vegetation ortree:removal°is proposed during the
nesting period, no surveys are required. If it is not feasible to avoid the nesting
period, a pre-construction survey for nesting birds'shall be conducted by a qualified
wildlife biologist no earlier than seven days prior`to the removal of trees. Survey
results shall be valid for the tree removals for 21 days.following the survey. If the
trees are not removed within the 21-day period, then a new survey shall be
conducted. In the, event. that an active nest for a protected species of bird is
discovered in the areas;to, be cleared, clearing and construction shall be postponed
for at least two weeks or until the biologist has determined that, the young have
fledged (left the nest), the nest is vacated, and there is no evidence of second
nesting attempts, whichever'is later.
CUL-1 Prior to excavationfor'the swimming pool, the applicant shall;conduct test drilling to
the depths expected for the pool. A City-approved archaeologist shall be present
during test drilling,and excavation for the swimming pool or for any work involving
depths of more then 5 feet.
CUL-2 In the eventthat any cultural resources are uncovered during earthmoving activities,.
all construction excavation activities shall bei suspended for a period to be
determined by a City-approved archaeologist to allow for adequate inspection,
recommendation and retrieval, if appropriate.
CUL-1. 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:
1. The Sonoma County,Coroner shall be contacted.
2. If the coroner determines the remains to be Native American the coroner shall
contact the Native American Heritage Commission-within 24 hours.
3. The project sponsor shall retain a City-approved qualified archaeologist to
p recommendations and retrieval, if appropriate.
rovide adequate inspection, recommendati
4. The Native American:Heritage Commission shall;identifytheperson 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.
5. 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.
GEO-1. Prior to Submittal of improvement Plans, the applicant shall .submit an updated
geotechnical report that identifies performance of supplemental`exploration, defines
the amount of expansive or w ak soils to be removed from the amount and make up
of engineered fill to be replaced, and specific recommendations for private and public
improvements.
11-44
Mitigated Negative Declaration^-
35 Maria Drive Page 4 of 6
GEO-2. The design, of all :earthwork, cuts and fills;, drainage, pavements, utilities,
foundations, and structural components shall conform-,with the specifications, and
criteria contained'in+the geotechnical,report (as updated to comply with GEO-1), as
approved by the City Engineer and/or Chief Building Official. Foundation and
structural design for buildings shall meet the Uniform Building Code regulations for
seismic safety (Le., reinforcing perimeter and/or load bearing walls, bracing parapets,
etc.). -
GEO-3. The applicant shall obtain a geotechnical engineer to review the final project plans
and specifications to determine if they are consistent with the recommendations as
outlined in the report and'observe grading,,compaction and foundation excavations
to verify that conditions are as anticipated and to Modify recommendations if
warranted. A qualified geotechnical engineer shall sign the;improvement plans and
certify the design as conforming to geotechnical report specifications. A qualified
geotechnical,engineer shall inspect the construction work and shall certify to the City,
prior to acceptance of the improvements or issuance of a certificaterofoccupancy that
the improvements have been constructed in accordance with geotechnical report
specifications.
GEO-4. Construction and improvement plans shall be reviewed for conformance with the
geotechnical report,specifications (as updated byGEO-1 above) by the Public Works
Department and the-Chief Building Official prior to issuance of grading or building
permits: Additional soils information may be required by Chief'Building Inspector
during the plan check of b'uilding plans in accordance withthe Code.
GEO-5. All earthwork, grading, trenching, backfilling, and compaction operations shall be
conducted:in accordance;with the City of Petaluma s)Subdivision Ordinance (#1046,
Title 20, Chapter-20 04 ofsthe Petaluma Municipal Code) and Grading and Erosion
Control Ordinance#1576, Title 17, Chapter 1T31 of:the:Petaluma Municipal Code).
GEO-6. The applicant shall submit an Erosion and Sediment Control Plan prepared by a
registered professional engineer as an integral part of the.grading plan. The Erosion
and Sediment Control Plan,shall be subject,to review and approval:of the Planning
Division and Public.Works Department, prior to issuance,of a grading permit. The
Plan shall include:temporary erosion control measures to be used during excavation
for foundations, and,Other 'grading operations at the, to prevent discharge of
sediment and contaminants,into the drainage system. The Erosion and Sediment
Control Plan shall include that the material' and equipment for implementation; of
erosion control measuresshall be on-site by October 1st.
GEO-7. All construction activities;shall ,meet the Uniform` Building Code, regulations for
seismic safety. Foundation,and structural:design for buildings shall conform to the
requirements of the Uniform Building Code, as well as state and local
laws/ordinances. Construction,plans shall.be subject to review and approval by the
Building Division.prior to the issuance of a building permit.. All work shall be subject
to inspection by the Building Division and must conform to all applicable code
requirements and approved improvement plans prior to issuance of a Certificate of
Occupancy.
GEO-8. All public and .private improvements shall be subject:to inspection by City staff for
compliance with the approved improvement plans, prior to their acceptance by the
City.
11-45
`Mitigated Negative Declaration—
35 Maria.Drive Page:5 of 6
HYDRO-1.The project.shall prepare a SWPPP prior to the issuance of grading permits. The
SWPPP shall be prepared pursuant to the requirements set by the State Water
Resources Control Board (SWRCB), and implemented throughout project
construction and operation The Applicant shall complete and submit a Notice of
Intent (NOI) and appropriate .filing fee to the SWRCB. The applicant shall file a
Notice of Termination (NOT)with the SWRCBiupon project completion. The SWPPP
shall be submitted for review and approval by Public Works prior to approval of
improvement plans or issuancerof grading or building permits. City inspectors shall
inspect the improvements and verify compliance prior to acceptance of
improvements. The SWPPP shall comply with Sari Francisco Bay Area Regional
Water Quality Control Board;requirements. •
HYDRO-2.In accordance^with City of Petaluma General. Plan 2025 Policy B-P=36, the project
shall include an on;site`storm water detention system to limit post-construction storm
water peak,flows leaving the;site to not exceed pre-project peak flows by detaining
peak storm,water runoff from the 100-year, 24 hour storm event Final storm water
calculations shall be designed in accordance. with City of Petaluma and Sonoma
County Water Agency requirements and shall be provided with the project
construction drav`'ings,subjeot to the review and,approval'bythe City Engineer.
HYDRO-3. The developer shall be responsible for funding, through The project cost recovery
account, all City 'required storm water quality,inspections: The project conditions,
covenants and restrictions shall establish and fund a mechanism to ensure long
term maintenance;, inspection.and repair as,needed of the storm water detention
system and post construction storm water treatment measures and best
management practices: The systems shall be inspected at least annually, prior to
the onset of tharainyseason, bya Civil Engineer licensed to practice in the State of
California, to ensure the drainage systems are performing as designed and required
in project approvals. The'Civil Engineer shall prepare asignedE and sealed report of
the inspection including findings regarding The condition of the storm water
detention. and treatment;systems, photo documentation, ;any necessary proposed
modifications and a'statement indicating that thersystem'is operating' ,as designed
and required by projectiapprovals. The annual report°shall be submitted to the City
of Petaluma Planning Department and Department of Public Works and Utilities no
later than October 15t of each year.
HYDRO-4:,The. project shall comply with the City of Petaluma Phase II Storm Water
Management Plan.requirerents.
HYDRO-5.AII storm drain inlets catch basins will be stenciled with prohibitive language (such.
as: "NO DUMPING-DRAINS TO OCEAN) and/or graphical icons to discourage illegal
dumping.
HYDRO-6.The!applicant shall pay the applicable City's Storm Drainage Impact Fees calculated
atithe"time:,of building permit issuance and a fair portion shall be paid for each
residential unit prior to final inspection of issuance of a Certificate of Occupancy.
NOI-1. Due .to the surrounding residential development and potentially intrusive noise
generated by construction activities, construction hours°shall be restricted the hours
of '7:00 am to 6:00pm Monday through Friday and interior-only work may be
11-46
•
•
Mitigated Negative Declaration—
'35 Nana Drive Page.6 of 6
conducted on Saturdays from 9:00 a m. to 5.00 p.m., Construction activities shall be
prohibited on Sundaysand all federal,'state, and local holidays.
NOI-2. The project:shall comply with 'interior noise, standards of 45 'd BA. To assure that
interior noise.standards are achieved plans submitted for development permit shall
include a detailed acoustical analysis that identifies required window sound ratings, if
any. The analysis shall also identify which units-will require.an alternative ventilation
system because the windows need to be in the closed position to meet the indoor
noise standard per the State of California and the.City of Petaluma requirement that
interior noise,levels be'reduced`to a CNEL of 45 dBA or less in habitable rooms.
CRC-1. The proposed.monumentsign at;tne extension of°Park,`Lane and Maria Drive shall be
set back from the:access driveway approximately 10 feetP'to assure sufficient line of
sight. --
CIRC-2. Traffic calming measures shall be employed to encourage low traveling vehicles on
internal circulation including; crosswalks at corners; speed bumps, and colored
pavement to visually identify'pedestrian crossings.
CIRC-3. The intersection ofMariaLDrive and Park Lane shall be improved with yellow stripping
crosswalks to further enhance pedestrian safety at the project access driveway and
assure safe crossing to the McDowell Elementary School'to'the southeast.
CIRC-4. The project applicant°;shall be responsible for the cost associated'with the installation
of signage along the frontage of the property at Maria Drive;noting,that Maria Drive is a
Class III Bike route.
Date:
Alicia Giudice; Senior'Planner
Community Development Department
11-47
ATTACHMENT F
Mada'Drive Apartments
Petaluma, CA
• ARECFNED
An Architectural Descr,.iptio
December 19, 201.2 t DEC n . 5 U7
Locatedlto the northeast of an"existing neighborhood shopping center and colziAnfef I cart orla or Morth McDowell
Boulevard and.East Washington;Street the`Maria Drive Apartments are planned as a:high density, multifamily
development..within an existing, under-utilized professional"business;park..Buffering the commercial uses at the.
recently revitalized and upgraded shoppinglcenter known as Washington Square, the proposed re-development as
planned, will create a neighborhood transition:between the more intensive,commercial uses to the south, and the
already established neighborhood ofisingletfamilyhornes within the Creekside Drive:neighborhood to the north.
Contiguous to the site and to the.southeastand easterly portion of the property, Maria Drive is a local residential
collector street connecting North McDowell to East Washington. The arc of the road at Marla'Drive is addressed by the
three proposed structures which run roughlyparallelto the right-of-way and are varied in type in an effort to create a
more Urban'rhythm of massing and materials, defining the limits of the project and focusing the main structure's entry
facade and detailing toward the central courtyard of the project, near the centrally located community building. The
two primary entries into.the'site have been strategically located to facilitate'ease,`of circulation within the site's main
drive aisles and to address the existing curb cut and existing traffic loads(fromrthe historic apartment development to
the east of the proposed site.
The:northern,property line of the site runs parallel to the Lynch Creek Trail,System which has an'existing painted
crossing strip along Maria Drive. Lynch Creek Trail;at this portion of the system is an unimproved, unpaved pedestrian
and mountain bike accessible path utilized.by both recreational users and local commuters. Currently, the existing
property is separated from this public amenity'by a six foot tall galvanized cyclone fence with numerous perforations
and:damaged sections which no longer effectively restrict unauthorized pedestrian access, resulting in secondary
vandalism, loitering and'potentially nefarious activities.
The development as proposed, intends to,limit any connectivity between'-the site,and this public trail system by
limiting,access to the northern most intersection of the site and Maria Drive adjacent to the existing crosswalk.
Residents wishing to use this trail system would enter it from the:Mana Drive right-,of-way. A continuous six foot tall,
black wrought iron fence along this northerly property line will provide additional security for residents and visual
connectivity due to the transparent nature of the fence system. Utilizing parking as a:buffer between the development
and the existing,residential neighborhood to the north, covered parking stalls will provide security lighting for residents
and ambient levels adjacent to the existing walking path along the Lynch.Creek Trail.
Both the westerly property line and southwesterly property line of the proposed development are adjacent to the rear
:loading dock,areas`of;the existing Wasiiington,Square neighborhood shopping center. Where the proposed multi-family
±structures;areclosest to the acoustical source'of=energy at the grocery.store's loading dock, the design team has
placed three,separate garage structures which will have security fencing adjacent to the CMU wall..In addition to
'mitigating,direct line-of sightiransmissionof acoustic energy, these garages will,be-adjacentto an enhanced,.
acoustical wall that,is proposed.to be constructed to.an approximate height of twelve feet above:adjacent grade. This
split-fluted,,fully reinforced concrete masonry unit wall, will be provided with acoustic chambers, facing the loading-
dock area of thestiopping center, designed and°engineered to:trap high energy noise frequencies at the property line.
For those'third floor units of the proposed structure having a direct line-of-sight to the shopping center loading docks,
enhanced STC rating, double glazed vinyl windows and door assemblies will be specified°and installed.
The design focus for the entire.project is;the:centrally located amenity:courtyard. Directly'adjacent to the single story
community building,the courtyard has been designed residents off,all ages, with a multi-age playground and tot lot
assembly,,fully-fenced pooland sunbathing patio area and trellised picnicking and BBQ'arealinking these two spaces.
In addition, the:landscape plan has been configured'to provide the largestiamount of open,,;grassed sod areas adjacent
to these uses so children can wander and explore this park-like setting, securely nestled in this interior courtyard,
several hundred feet from Maria.Drive.and neighboring properties. Creating "eyeson the street" defensible public
spaces, this'amenity will be visible:from almost half-of the unit's balconies and the on-site manager within the
c"orrimunitybuilding. Public benches for;parents:and grandparents will be placed for ease of supervision and neighborly
interactions. Additional site amenities for residents and invited guests include a'significantinumber of locking bike
storage areas, a USPS approved postal`delivery facility adjacent to the community building, and recycfl._to48ers
adjacent-to the conveniently:located refuse enclosures.
Landscaping design throughout the-site has been'integrated into thebuilding,edvironment and is.intended to produce
an appropriate mix of public, semi-public and`.private spaces,for residents. These landscape buffers are designed to
soften the massing of the,substantially proportioned;residential units and provide forappropnately scaled and placed
landscaping'in;compliance with California low water use-statutes:and local jurisdictional'standards. The incorporation
of flowering shrubs and ornamental trees is intended'to complement both.the architectural style of the development
but.also the subtle changing of the seasons and sublime passage of time The thoughtful placement of canopy shade
trees adjacent to all parking areas, drive aisles andopen recreational areas,.is intended to portray a sense of'place and
permanence. Where possible, existing mature trees retained and protected on site, will be incorporated into the
design of the development. Finally, along Maria Driveandin response to the;ever change,-arc of the right-of-way,the
landscape architect has created landscape buffers ebbing and flowing with the interplay between orthogonal structure
and the arc of the roadway. Breaking up the mass of these transitory spaces,,as intended,the landscape buffer at
Maria Drive will present a changing.plane of colors and shapes that wilt mature with,the project, and ground it within
the community.
Centrally located and designed with a more pedestrian scale is the development's community building. At
approximately 3,500 square feet this development amenity has been designed as a single,story structure with a
cruciform footprint. The,main entry area and activities room are contained within a vaulted ceiling area that contains
clerestory windows at the upperro'of. Contained within-this facilityare an on site manager's office, lobby reception
area, non-commercial community kitchen; fully/equipped exercise room, restrooms,and on-site laundry facility for
residents. Interior finishes and decor treatment at the community building are proposed to be of the highest
commercial quality, of contemporary Napa styling-and durable, long-lasting;finishes. Directly adjacent to and
'contained with designed nooks and covered areasfare,apublic U.S.Postal Service mail pickup and delivery station,
exterior pool shower and drinking fountain. Exterior access to the laundry roormand`restrooms have been planned into
the structure to allow for ease of after-hours use by'residents and guests..
inkeeping with the overall design theme ofthe;proposed development, the exterior elevations of the community
building are a blend of residential'.iscaled"California Craftsmen architectural styles, complete with batt and board
siding, shiplap siding and manufactured wood out riggers. These design features are complemented by the cultured
stone columns and-base treatment of a cobblefield stone texture application. The,main entry element is continuous
through the building'and is intendedto actas a focal point within the site,,directingiguests and new residents to this
centrally located facility and its uses. Visible from either of the site'stwo entry•drives this.enhanced feature has
clerestory windows running at the soffit,line and within the gable ended overbuilds'there are top lights to introduce as
much natural lighting as possible into.the:main community room. The community.building utilizes a similar color pallet
As Building Type A, with the exception that the accent wood features, trim and such assemblies as the,farm house
shutters will be€painted in a more robust Country Lane Red color: Roofing for the community building will also match
the:roofing color and style of Building Types A.and B, along with the three residential,garages to the southerly property
line,;and is intended to match a Pewter Gray color by Pabco Roofing Company; or equal.
Both of the residential.structures,.Building TypessA and B, have similar design features which were specifically crafted
to create both a "front" door and a "back,of house",compositionwhichlalthbugh similar in execution, remain
distinctive enough so,either facade can be appreciated on its,own merits. The consistent design element feature at the
entry for both building types vs al:gabled portico that have a baseofacultured stone in the;cobblefied texture and
terminate4in-vertical banding'of`the batt and board style siding.Supporting the fascia of the:gabled roof will be
Craftsmen styled"outriggers, in an'off-white or cream.color. These portico:elements will be provided with Building-and
UnitSignage-in conformance with municipal fire code and are conceived!as a central feature of both the massing and
pedestrian linkage for these building types.:finally, at,both the left and right side of these stone covered pylons,
decorative craftsmen style lighting fixtures areproposed`for both aesthetics,and security.
Utilizing three primary sidingmaterials for both Building Types A and B, the design team has selected a contemporary
pallet of historic cotorsthat are consistent with product lines offered°by the James Hardie Plank Siding Company.
There are three.primary siding types composed of this'cementitioussiding materials;':the batt.and board siding, and
two different heights of ship lap.or horizontal siding in the three inch•and six inch,sized Select Cedarmill or Rustic
Cedar lines. Where large areas of the structure require,siding, the:larger scale,horizontal siding is utilized, however,.
where smaller scale elements are.proposed or the materials are directly above the::proposed stucco system, the smaller
exposure,profile is designated. In addition to establishing a sense of scale and proportion, the visual interplay of
shadow lines for these two different profiles will create visual interest and will.aid in reducing the scale and mass;of
these structures..At areas of logical vertical thrust or a more narrow massing;element„the introduction of batt and
board siding'is proposed. Theseelements would be primarily limited to either end of the structure and are consistent
with the open stairway design at-either end of the building. 11-49
Thethird and final exterior mai ialintroduced is.a.three-coat cement stucc., system,;,in either a Heavy Dash texture
or Light Lace textures As proposed the use of stucco will:be limited to the corners,of each building,type and will be
,vertical in composition'to,allow for a brief visual respite.-from the regularity-and texture of the ship lap siding. These
stucco areas will be continued at exterior balcony half;walls and vertical,column,elements supporting'these patios and
w ll`be separated from the ship lap siding by a classical Craftsman",beUybane,,of composite in either off-white
or similar color. At the ends of each building type where the stucco supportsthersmaller gabled;building elements,the
intent is to'high light the scale arid massing,of these domestically scaledtgabled ends,even including such features as'a
tapered'Craftsman column at the third floor balcony. Grout colors s,for the proposed cobblefield stone..features will be
selected,to be complementary to the.color selections.noted for the cement stucco system, reinforcing and celebrating
the material dialogue between these grounding elements.
Additional design components at the building exteriors include such architectural elements as painted wood plank
shutters, painted wood outriggers at soffit;lines and gable ends, and powder coated metal railing at patio and deck half
walls, in colors consistent with"-the accent features or fascia bands of each building. Colors of such accent features as
the shutters will be utilized'to differentiate each structure type and will complement the overall design aesthetics of
the development by integrating numerous design features into one, cohesive whole.:
•
Another design feature that will provide continuity throughout the site will be theiscale and massing-of the vinyl
windows and patio doors. These energy efficient, double paned assemblies will be manufactured in either an off-white
color or ecru color, similar to,almond,'that will complement the siding color selection and fascia trim and accessories.
The massing of these windows, their location and rhythm have all been researched by;the design team to provide for
the greatest amount of natural lighting within'eachvnit and their respectivebedroom areas.
Due to the configuration of the site'and the location,ofthe central courtyard anddrive"aisles, the three structures that
run parallel to the Maria Drive frontage will only show fleeting glimpses of vertical circulation elements at the
end stair towers. None of the main entry,gable elements for these three buildings face:Maria Drive by design. Based
upon the location of the footprintsto the..°proposed'.sidewalk and wrought iron fencing at,the Maria Drive right-of-way,
thearticulation'of these three,buildings will provide a uniquely urban facade to;this.suburban street. The massing,
scale and material articulation for these elevations are consistent With the front facad es, and are intended to create a
dynamic,series of vistas for either pedestrians or vehicular traffic'along Maria Drive.
Each of the individual,unit types will be provided with secure exterior locking storage, a private balcony or patio and
private entry contained within a weather protected, interior corridor. Exterior patios will be provided with individual
house:lights for,convenience and security, aswilt the primary entryway. As,proposed,'the unit interiors will offer full,
contemporary kitchen layouts andlcabinet/countertop finishes, a dining;area, expansive living room connected directly
to the exterior patio, and internal circulation,to separate bathrooms,and bedroom,areas. In addition, all units are
;provided,with interior coat or linenistorage closets'and,a separate closet for resident,washer and dryer. Material
finishes will include low'VOCpaints and stains; residential carpeting and linoleum with recycled content, high
efficiency windows and doors. Other energy savingSfeatures'for residentsare.proposed to include Energy Star lighting
packages, low flow water fixtures for sinks,.Lavatories, showers'and water closets. All ranges exhaust vents and
restroom exhaust assemblies-will be specified and installed to be in compliance with the 2010 California Green Building
Codes and applicable local Tier adoptions. -
All ground floor units throughout the site will be ADA,adaptable,and the development will provide the requisite
transportation and ro'ect-amemtres. Such ADA amenities within accessible paths lue d travel-to both public
number of ADA accessible unit types;on+ground floor areas,
p p � within the units include'glue down'tarpeting, lowered
cabinet heights, front control range and dishwasher, wider doorways,and frames,-accessible turn around areas,
specified approach limits and where noted, either audible or•acoustic upgrades for sensory units. Within the
development, public-amenities will be fully,ADA compliant in conformance with both state and federal civil statutes for
universal accessibility.
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