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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