HomeMy WebLinkAboutResolutions 84-090 N.C.S. 05/07/1984- .. ~ ~eSQlUf1~IZ N~.84-90 ~. ~..~.
~ of the City of Petaluma, California
T'HE UNIT DEVELOPMENT PLAN FOR
NEW DAWN, A 120 SINGLE-FAMTLY UNIT 'SUBDIVISION
215 NORTH MC DOWELL I30U~LEVARD
WHEREAS, b,y Ordinanee No. 1573 N. C. S. , Assessor's Parcel Number
137-060-15 has been rezoned to Planned Unit Development; and
~NHEREAS, by action taken on March 27, I984; the Planning Commission
considered and forwarded .a recommendation to the City Council on the final
unit development plan for 120 single-famiTy units in said Planned Unit
District:
NOW, THEREFORE,, BE IT RESOLVED that the uriit development plan on file
in the Office of Community' Development and 'Planriing is hereby approved
pursuant to Section "19, ~ A-504 of Zoning Ordinance ;No. 1Q72 N. C. S: , as
amended; and,
BE IT FURTHER RESOLVED that the City Council hereby adopts the
following findings: , ~ , . .
1. The plan clearly results in a:more desirable use of Iand and a
better physical environment than would be possible under any
single zoning district or combination of zoning districts.
2. The P. U.. D. District is proposed on property which has a suitable
relationship to one (1) or more thoroughfares; and that said
thoroughfares are adequate to carry any additional traffic
generated by the development.
3. The plan for the proposed development presents a unified and
organized arrangement of buildings and service facilities which
are appropr-iate i.n relation to adj'acent or nearby properties and
' Pa.ge 1 of 6
. Reso. No. 84-90 N.C.S.
that adequ.ate landscaping and`/°or screening is included if
necessary to :insure compatibili,ty.
4. The natural and scenic qualities .of the site are protected, with
adequafe available public and private spaces designated on the
Unit Development Plan.
5. The development of. the subject property, in the manner . proposed
by the applican.t, will not be detrimental to the public welfare,
will be in the. best interests of° the City and will be in keeping
with the general intent and spirit of .the zoning regulation of the
City of Petaluma,, with the Petaluma General Plan, and with the
Environmental ~Design PTan adopted b:y the City.
6. It is hereby found that fhe development contains extreinely small
private yard areas and, the structures on ~the lots are very close
to one anofher. Tt is found that no further building expansions
or accessory structures shall be permitted.
BE IT FURTHER RESOLVED that the City Council approves the development
plan subject to the followin:g conditions:
1. The project CC&R's (conditions, covenants and restrictions) shall
be amended to add references regarding development standards
which .shall become conditions of zoning approval, including:
a. Maximum lot coverage for princ'ipal bu'ildings shall be limited
to the area shown on the approved unit development plan.
b. Building setbacks shall be equivalent to those shown on the
approved unit dev:elopment plan.
c. Rebuilding and%or replaeement of structures, including
fencing, shall conform to approved unit development plan.
It is the intent of this zone that no accessory structures will
be allowed' and that building expansions be prohibited.
Page 2 of 6
d. Garage conversions are, prqhibited.
e. Recreational vehicles, boat trai-lers or disabled vehicles are
permifted in private, open parking areas for a time period
not to exceeel 48 hours.
f. ~iome occupations permitted subject to the regulations of the
Petaluma Gity Zoning Ordirnance and provisions of the
CC&R's.
g. All landscaping and 'irrigation systerris in the R. V, storage
area, on the railroad side of the -sound attenuation wall and
along Maria Drive shall be maintained by a homeowners
association as follows : All planting shall be maintained in
~ good growing condition.. Such ~ maintenance shall include,
where appropriate, pruning , mowing ,` weeding , cleaning of
debr.is and trash, , fertilizing and regular watering.
~ tiVhenever necessary, planting :shall be replaced with other
plant materials to insure continue.d, comp:liance with applicable
landscaping requirements. Required irrigatiom systems shall
be fu11y maintairied iri sound operating condition with heads
periodicall,y cleaned and replaeed when missing to insure
continued regular watering .of lan:dscape areas, and health
and vitality of landscape materials .and shall be designed to
standards aeeeptable to the Gity of Petaluma.
2.. The GC'&R's and the; Joint Drivew.ay Mainternanee Agreements shall
be subject to the approv.al of the City Attorney and the
Community Development and Planning Department prior to
approval of tlie final map. Project C. C. &R'~s and the joint
Drivewa~y Maintenance Agreements shall be signed and recorded
with the Final Map .
3. The project sponsor (owner) shal-l. provide fou.r (4) units (3$ of
total) for purchase by low income households and twelve (12)
units (10 a of totaT) for purchase by modera:te ineome households .
Page 3 of 6
One-half° of these uriits shall be provided in~ P.hase I of; 'the
development. in. location;s ap,pr.oved by ~the Community Development
and Planriin'g Department:.. The; definition of' ~low and: moderate '
/ income househoTds ~sha11, be 800 .an$ 120$,: respectiaely, of the ~
County cnedian income established by the U.'S:. Department of
Hou°sirig and U'rba.n, ,Development (HUD;) . annual median income
estimates for Sonoma :Coun~ty. Maximum ~purchase price for. _low
and moderate iricome units 'shall be set ,according_ to said income
levels and aceount .for :fam'ily size, ~an allocation of no more than
25 to 30 percerit. of;.ho.usehold income-(2'5a 1ow, 30o moderate) for
shelter (based .~on. a monffily p;ayrrient that „ includes homeowners
fees, taxes amd insurance) and a dgwn payment not exceeding 5
percent. of the, purchase price. ,Income f'igures may b.e adjusted
annually ~as' ,the median income; fig,ures ~of H~.UD :are updated. (:See~
Exhibit "A!' for ~- examples of how pu'rcYiase -, pric;e may be
established tiising ~the', fa,ctor,s listed above) or the d'eveloper and
~ , the City can . agree , to alternative measures: that meet poTiey= -
obj'e.ctives . . . ' _ .
~ 4. The ~projecf sponsor (:own:er) sha1T execute a binding ;agree _ment
witli the Cit;y of' 'Petaluma pr,ior to appr,ova'1 of a f'inal map wh~ich
coinmits the sponsor and, all .subsequent owner/developers to
providing housing~ for low and moder.ate income families per-
Condition 3, in, `tYie ,New Dawn subdivision,, The provisions of this
ag-reement sha1T , include, ~but. . no:t, ;be liinited to the following
requirements~: establishmerit of p- urcliase pr'ice and' terms; number
, and location of units' to, be .set aside: #or ~low .and moderate; income
_ _ . _ _, ~ . ~
. househdTds;; :conditioms by~ which fami~lies ma,y qualify .fo- purehase
said un.its,; ' owner .occupancy;; continuing. ava.'ilabilit,y of units for
' low and moderate inco.me 'fami'lies even 'upon resal'e; and-, dispersal
~ of units through.out the entire subdivision,.
,-5. The projeet :shall.';b.e~.,subj;eet to design ap;prova~l by the Site Plan
_ ..
- and Architectural Review~ Committee (SPARC) . ~
Page 4 :of 6
6. Development of the park area, including landscaping and
irrigation, shall be req,uired, and its design shall be subject to
the approval of approp.riate staff. A legally binding maintenance
contract shall be executed by the owners/developers of the
project with the City to insure n~aintenance of landscaping and
irrigation improvements in the park area for a break-in period of
three years or untiT the project is completely developed,
whichever is longer.
7. The proposed park land shall not be counted as land for storm
drainage areas; i.e. , that the d.eveloper either provide additional
land for storm water holding ponds, (beyond the park land
required) or pay the City an ,equivalent per acre fee for the
amount of land which otherwise would be needed for such ponds
(as per Resolution No. 9764 N. C. S. relating to fair market value
of land) .
8. A portion of the park area shall be developed as a children's
playground. Design, materials and equipment shall be subject to
the approval of staff; and the site shall be sufficiently elevated
so as to remain above the water being held, .when the park area is
serving as a storm water detention pond..
9. The side and rear yards of all units shall be~ enclosed by a solid,
view obscuring six foot wooden fence subject to the fence
requirements of the zoning ordinance.
10. A solid masonry sound attenuation wall shall be constructed
adjacent to the railroad right-of-way to a height of eight feet
above the track height and subject to ;the approval of staff . Said
wall shall be designed to go up each side of the subdivision a
distance equal to where the 65 d~a no'ise eontour line, as shown
in the project noise study, reaches the north and south property
lines ('see attached noise contour map ).
Page 5 of 6
11. As a means of encouraging energy conservation, Item 9 of Article
VIII of the CC&R's, which prohibits clothes lines, shall be
removed from °the CC &R's .
12. The PUD U'nit Development Plan shall', be revised to show the New
Dawn Drive access to North McDowell as a temporary access to be
abandoned at such time as the alterriatiye access (frontage road)
through the. neigliboring Mulerath property is completed, per
Condition 9 of T-en;tative Map. Said plan shall include closing of
roadway, readj;ustment of lots wh'ich a~b.ut the roadway in this area
and access to them,, continuation of' the sound wall as required
and a related financing, mechanism to aecomplish same, subject to
approval of ag,propriate departmental: staff.
13. A six (6) foot masonry wall shall be constructed along the entire
P1ew Dawn frontage ori Maria Drive. . S'aid wall shall be reduced to
. three (3) feet ~ in .height within. the front yard setback area of
those lots adjoining the intersection of. Maria Drive and New Dawn
-. Drive and shall be identical in design and materials to the
proposed sound wall on the rdew Dawn property along North
McDowell and the railroad: - .
LJnder the power, and suthority conferred upon this Gouncil by the Charter of said City.
I hereby certify the foregoing R.e'solution was ;introduced: and adopted by the o 0
Council of the City of Petaluma at a(Regular) (.~c~jg~uh~ej~) ~~~c~a~')~meeting °
on the .... 7th-•-•-•--- day of ..._ Ma'.Y_.. ._._,..._ ..,..-- •-•-..._., 19._.g~ by the
following yote: ~
AYES: Perry/Bond/C`avanagh/BalshawJV.M. Harberson/Mayor~l+t"attei
NOES: None
ABSENT: Bat, ia
;
AZ"I'EST: . .
' City Clerk
;Form CA 2 7181
council File ..............._...................
~. xo.....:.84,-,90.--~N . C . S .
EXHIBIT ti
I~Saximum Purahasing Power for
~elected Low and Moderafe: Households
and Selected ;Finanrial Variahles :
(3.0 year Fixed Rate i~4ortgages;
Homeowners Association Dues Not Included)
(These are for example only - complete tables ~n file with tne Community
DeveTopment Department. )
Low income Family of Two
Annual Income' -$17, 650 Down Payment - 5 0
Housing Allowance - 25 0 of Income
A4ortgage Interest I~'ate. Total Nlc~nfhly H~using Budget* Purchasin~ Power
10.25% $363.84 $37,T39.75
11.250 $363.84 $35,117.95
12.25$~ $363.84. $32,439.61
13.250 $363.84 $30,449.09
Low Income Familv of Three
Annual Incorne -$19, 850 Down Payr:~ent - 5 0
Housing Allowance - 25 0 of Income
Mortgage Interest P.ate Total Monthly Housing Budget* Purehasing Power
10.2'S$ $409.19 $41,,7b9.07
11..250 ~ ~409.T9 $,39,495.26
12. 25 0 $409,.19 ~ $36, 483.07
13. 25 0 ~409.1,9 $34,244. 45
I~loderate Income Family of Two
Annual Income -$2b ,500 Down Payrnent - 5$
Housing Allowance - 30 0 of Incor:~e .
Mort~age Interest ~'.ate Total Iclonthly Housin~g Budget* Purchasing Power
10.25$ $654:.65 $66,824.57
11.250 ~ $6:54.65 $63,194,01
12.250 $654.65 $58,383.23
13.25$ $654.65 $54,806.98
r~~oderate Income Fam'ily of Three
Annual Income -$29, 760 Do:~n Payment - 5 0
Housing Allowance - 30 ~ of Income
I~Iortgage Interest Rate. Total I~lonthly Housing Budget* Purchasing Power ~
10.250 $734.63 $74,988.6b
11. 25 a $734:. 63 $70, 914. 55
12.250 $734.63 $65,516.03
13.25$ $734.63 $61,502.85
*Includes I~9ortgage, T'axes and Insurance