HomeMy WebLinkAboutResolution 9278 N.C.S. 09/14/1981PB ~ ~~ ~ ~
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~ ~' ~, FZesolution No. 9278 N. C. S. -
of the City of Petaluma, California
~ APPRO.VING THE PLANNED COMMl1NITY PROGRAM FOR
THE OLD ADOBE/FRATES RANCH,PROJ,ECT"~LOCATED
' IN THE VI~CI'NITY OF FRATES ~ROAD AND LAKEVILCE
~ HIGHWAY
WHEREAS, by Ordinance No. 14 82 NCS, Ass'essor's Parcels No.
17-030-17, 17-050-03, 1,7-050-04, 17-140-05, 17-140-0,8., 17-150-11 (portion),
17-150-12, 17-150-13, and 17-150-14 were prezone.d to Planned Community District;
and; .
. i WHEREAS, upon a-publ:ic hearing on August 25, 1981, the Planning Commission
' recommended adoption of the fi,na'1. Planned Community Program as described in
Exhi;bits "A" and "B" for sa'id P'lanned Community zone and made the requisite
findings set forth in Pe:ta7.uma Zoninc~`~Ord;i:nance;No. 1072 Article 19; and,
WHEREAS, all ad~erse impacts, proposed mi:;tigation measures and alterna-
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' tive's to the proposed action-have been identified in the Final Environmental
;
~ Impact Report approved by tYie.Gity Council on Augus~t 24; 1981, as set forth in
Resol.ution No. 9264 NC$.and, further, tnat ~Xn;e;t °c~~ whicfi is hereby incor-
porated by reference,makes~the.necessa_ry findings required by the State EIR
Gui del i nes Secti ors 1_5088. -~ 1'5`089'. ° ~ ~. ,
, NOW, THEREFORE, Bf IT RESOLVED that the fi;nal Planned Community Program
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on file in the office of Communi~ty Development~and,P1anni.ng is hereby approved
purs!;uant to Article 19.of the Petaluma Zoning O,rdi;nance #1072, as amended; and,
BE IT FURTHfR RESOLVED that `the Ci ty Coun.ci l~ a~dop:t the fi ndi~ngs of the
Planning Commission as its findi'ngs as stated in the attached Exhibit "D"; and,
' BE IT FURTMER RESOLVf D that said appr.oval~is~made subject to the conditions
se.t forth in Exhibit "E".
Under the power and authority confezred upon :this Council by; the Charter of said City.
I hereby certify the, foregoing Resolution was introcluced. and, adopted by the Ap oved as to
Council of the City of Petali:ma at a(~~Td~ (Adjourned) (~ meeting °~
on the ._..1'4th-------..__ day of ...~~.p.t~Wkz~z :.:.: ......... ._,...,...., 19.8.1.., by the
following vote: •
~ City ~A ~ orne~~
AYES: Cauncxlmen Perry, Harberson and Vice Mayor Cavanagh
NOES: Couneilman BaTshaw
ABS~NT~: Counc' Bond, _ a ~ a and Mayor Matmtei
ATTEST.: . ... .. '".... _. .... ~ -..,. _- .... .............
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-_ .. • .~_-
City Clerk ~ Vice
. Counail File ................._.............
: Form GA 2'7/81 Res. No.......9.~.7:$•-°--•----•
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1Vlayor~ Jack Cavanagh, Jr
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OLD ADOBE/FRATES RANCH
PLANNED COMMUNITY DISTRICT
PLANNED CO~MUNITY PROGRAM
Adopted by: Petaluma Citv Council
Resolut.ion No, 9278 N,C,S,
September 8, 1981
Patricia E, Bernard;`~ City Clerk
EXHIBIT A- Reso, 927~ N,C,S, Page 1 of 15
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OLD ADOBE/FRATES' RANGH
PLANNED COMMIJNTTY~DISTR'ICT .
PLANNED COMMUNITY PROGR'AM
I. ~BUSINESS:.~PARK
~PERMITTED PRINCIPLE US'ES: ~
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y-The following~are the~princripal uses permitted iri the Old Adobe Business
Park Planned Communi.ty District:
' : 1. Manufactu"re., assembly or packaging (incl:uding s:torage of raw
~ materials and finished products therefrom). of the following:
~{ a. Products fr;om:previously prepared' materials such as cloth,
. I plastic, paper, leather, precious or semi'-preciou_S metals
~ or stones,, but not including such operations involving
~ p.rimary production of wood, me,tal or. chemicals from raw
mafer.ials.
~ b. Optica~l.., electric, and elec.tronic, timing and measuring
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~ instruments and devices. '
'~ c. Indus'trial:, communication„ transportation and utility
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I e qu ipmeri;t . ' .
d. F.ood~pr'oducts, pharmaceuticals, cosmetics. and the like,
but not fhe produrtion of;fish,products,; sauerkraut,
vinegar, or the like, or the rendering or refining of fats
' ~ and o:il-s:.
I 2. Administrative, executive, financiaT and research and development
~i. offices.
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~ 3. Financial'insti.tu'tions, including banks and''savirigs and loans,
except',tfiat no:t more than fwo (2) retail financial institutions
.~ be located,outside of the Hotel/Commercial area.
, 4. Research,,, experimental, engineering, and',testing facilities and
'~ laboratories. ~ ,
5. .Wholesale busirie;ss; storage o"r warehousing and distribution
establishmenfi~s except f.or, storage of ~fuel- or flammable liquids.
6. Goyernment`a:l, muni_cipal and publ,ic utility fac'ilities as appropr.iate,
and iiecessar.y,.
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7. Catalogue sales and mail order es.t'ablishment~s.
i 8-.; Blue~,printing, photo engraving, printing, pu;blishing and book
,~ binding;. ~
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EXHIBIT A- Re,so, 9278 N,C,S, Page 2 of 15
9. Incidental serv.ices sueh as restaur:anfs and f_o_od sery~ice facilifies,
;, ° indoor recrea_tion facilities, medical clinics, day care centers,
and other similar commercial and service uses when incorporated
into planned indus:trial/office complexes to ser~ve the~immediate
needs of the employees in.sueh comp:lexes." ,
~ ..10. Not more than two (2) free standing.sit-down restaurants (not
: ,
i fas'~t food res,taurants) in an area(.s.), other t~han that designated
. i Ho'tel%Commercial. Total acreage for the two restaurants not to
; exceed six (6,) acres. ,
11. In .the area specified a.s Hotel/Commercial on the PCD Development
PTan: -
~ a. Hotels or mo~tor hotels.
b. Retail commercial facilities des~igned °to pr:iinarily serve
j the business .park employees and bu's,inesses.. Sucli uses
incl-ude bu;f are not limi.ted to uses permitted in Paragraphs
~ ~ 3, 9 and 10"above, dry eTeaner.s-, beauty.and barber shops,
; pharmacy, convenience grocery, liqu'or.stores,,,-optometrist,
; off~ice furniture and supplies, gifts, legal and insurance
i 'offices, stock and real estate brokerage, ice.cream stores,
~ tobacco/news stand, florist, shoe repair, and other similar
{ retaiT commercial uses.
The area d'esignated Hotei/Commercial on the.PCD Development
Plan sha.ll contain no more than 18 acres with 7-8 acres planned
for comme,r:cial us:es and 9-10 acres ,for Ho.tel use. Retail and
service commercial within a hotel or mo'tor hotel shall, for the
'purpo:ses~of this breakdown, be considered;`~Ho.tel use.
~ 12. Any othe"r research, light manufaeturing or retail commercial
! use as determined by the Planning.Director to be of the same
; general charac.ter as the above.. ~~
B. PERMITTED ACCESS'ORY`USES. .
1
The following:.ar~e.the acaessory uses permitted in tfie Old Adobe
j Business Park Planned Gommunity District!t
• 1. Accessory uses and buiLdings customarily a,ppurtenant to a
permitted use, in accordance with t'he provisions of•~Section 2'1-
201 of the Pe•ta-luma Zoning Code.., ~
~ 2.~ ' Signs in;accordanc;e with the provisions of Article 21-204 of
Pe'taluma.Z'on'ing .Code and the cri'teria a's appr..oved...as part of
the PCp Development Plan. ~
,C. CON_DITIONAL USES'.
The following ~are the conditional uses in the Old Adobe Business
Pa`rk Plariried Community District in accordanee with the provisions of
Arficle 21 a"nd Section 26-50D of the Petaluma Zoning ,Code:
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EXH.IB~IT q- Reso, 9278 N,_C,.S, ~ Page 3 of 15
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; D.:
1. Service stations (limited to area described in A-li above).
2. Light metal appliance and st'eel`fabricating shops and machine
shops.
3. Bakery, creamery, soft drink bo,ttling plant and dyeing establishments.
4. Heliports. ~
5. Bulk storage'~ of off-premises delivery o_f compressed gases and
liquif;ied petroleum ~gases. Permitted only as an ap,purtenant
use to a permitted or conditionaT use..
6. .Establishmen,ts'fox the repair, eleaning and servicing of commercial
or industrial equipment or produc:t's..
7. Involves manufac'turing, packaging.,, transport or storage of
known hazardous,'toxic or carcinogenic materials or chemicals
without secur;ing a use permit from :the City of Petaluma.
De.termination to be made b,y ;t'he E'1•anning Director after re~iew
of prelimiriary environuiental assessment for e'ach proposed use.
Director`may require consultation with.experts to make the
determina:tion.
PROHIBITED USES..
1. The fo°llowing opera.tions and uses shall not be permitted on any
p.roperty in Old Adobe Business Park:
a. Resident'ial uses of any type.
b. Trail:er' courts, mobile home parks or recreational vehicle
campgrounds. '' ~
c. Junk yards or recycling facilities.
d. Quarrying.
e. Commercial. excavat:ion exc'ept 'iri the: course of approved
construction. -
f. Distillation of 'bones.
g, Dumping~, disposal, ,incirieration o"r reduction of garbage,
, sewage; offal, dead anima~ls or refuse.
h.. Fat .rend'ering. ~ N _
i. Stolck yard or slaughter of ~animals.
j. Cemeteries.
k. Ref-in_ing of_~ petroleum or of. its prqd'ucts.
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EXHIBIT A- Re'so, 9278 N,C,S.
Pqge 4 of I5
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1. Smelting of iron, tin, zinc or other ores.
~m. Jail. or honor farms.
n. Laborer or mig.rant worker`eamps..
o. Trucks or bus terminals. ~ '
p~. Petrole'um storage yard.
q. Aut'o wr,eckiiig or auto painting or auto bo_dy repair.
r. BiTlbo'ard or of'f-si,te signs.. Off-,site signs not to include
~entry or d•irec'tory signs for bu"siness park.
~
2. No uss shall be permitted to exi_s'i or. operate on any lot which:
a. Emits particulate or gaseous matter, or discharges liquid
or so:lid waste into the atinospher:e:or any'water course
which may ,ad"ve_rsely affect the' healfih or safety or persons
within the.area or use of"pr,operty within .Old Adobe Business
P,ark or. yege,tation within Old'Adobe Busi~ness Park.
b. Produces intense glare or heat unless sucfi is performed
within an.enclosed or s.creened.ar:ea and then only in a
manner to .insure that ttie g'Tare or heat emi:tted will. not
be discernable from any 'exterior lo:t line,
c. Creates a sound pressure level;in v.iolation of any regulation
of any publi'c body having~ jurisdictio,n.
d. Allows .visible emissions of smoke outside any building
other th`an exh,aust-s emitt'ed by motor vehicTes or other
t~ranspor.tation facili.ties in violati~on of any public body
having. ,jurisdic,tion. This requir,ement is al'so. applicab:le
to tlie disposal of trash~~and waste materials.
j e. Crea'tes a ground vibration th'a,t is ;perceptible, without
instruments,:~at any poin;t along any exterior lot line.
,
E`. HEIGHT.
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No s:tructure .shall exceed three (3) stori;es ox for'ty (40) feet in
height except tha:t the height limitation wil'1 be inc.reased by two
I feet (2°') 'for:each two (2) percent decreas'e in lot coverage not more
~ than_one-half of which may be used for. par-king or eirculation areas,
'; to a~maximum fie:iglit of sixth feet (60').:for a.four story building
~ except.as pr.ov,ided in Section 24-100 of the Petaluma Municipal Code.
A11. structures over forty (,40~) feet' sha11 be reviewed by the'SPARC
Committee with final approval by the City Counc:il.
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F. LOT COUERAGE.
No.t mor'e than forty percent of the square foof area of_,any lot,shall
be gccupied by improvements including: buildings, sheds, fences,
wa11s, screens, barriers or service areas excluding parking and
vehicular. cir:culation areas.
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EXW,IBIT' A. - Reso, 927:8 N~, C, 5,., Pa9e. 5 of 15
,G. SETBAGK5.
No oft-street par-king or structure shall be,pl.aced closer than fifty
; f:eet (.50' )- tr:om a~property line "fronting any stree-t ("fxontage
~ setback~area"), or fronting on the~gol-f course ("golf course setback
area"), nor c~loser t'han twen.ty fee,t; (2,0~,;) from any property line not
fronting a street:or the goIf course ("interior setback area"),
except as'rigted below: ~
1._ No off-stree-,t parking or vehic'le circulation areas are permit`ted
~ in the fron_tage set'back area, adjac"ent to Fra;tes Ro'ad and Lakeville
~ • Higliway. All;~parking areas adjacent to sa~id tho:roughfares must
j be fully screened from view from, said thoroughfares: Fifty
~ (50') feet landscape s.etback'to_extend, at_least 350' feet along
Ely Road easi.of :Frates Road..~
g ehicular circulation ar.eas are permitted wi,thin
+i 2. Par:kin and" v° .
other frontag'e setbaek areas only if 'screened from view from
the s;treet by laridscaping and/or b°erms, extending at .least
' forty-eight ;inches (48") above "the high° po:int of the ' finished
, adjacent pav-ement in the parki,ng area and if the areas also
meet: the follo:wing requ,iremen.t:s: '
; a. In rio case shall a parking area,be closer t'han twent.y-five
~ 'fee>t (25") fr,om a property line frorit~ing" on.a street or
" fif;teen ;feet (15') fr.om a propert.y line fronting on the
golf course or five feet (5') f,rom a property 1-ine not
' front,ing "on a street or golf course (i.e; sideyard,).
;
i b. In the situation'where development.of two or more adjoining
~ . lots util'izes parking, loading or vehicular circulation
; are'as designed for common.use the:interior sideyard setback
' areas cou-mon, to ..pairs of such lo~ts may b'e waived.
lH. PARKING.
No parking shall 1ie perinitted on•any ,st;reet located within the
business park. Each -1ot shall have fac~ilities for parking~sufficient
to serve the fTo`or area or number of employees~for the bus'inesses
conducted thereon. Parking sha11. lie ,pr,ovid~ed;: to, the fo:llowing
standards for flo.or area., or wher:e applicable number of:emp:loyees,~.
whichever is greater: ~
1. Of.f;ice, research a.nd devel`opment - One parking.space per two
hundred (2~00') to three huridr.ed'~(300) square feet of gross floor
area, of the proposed• build`irig. Specifi'c 'r-atio to be dete'~rmined
. b:y the Planning Director in each case.
`2. Manufactur-ing -~'One parking space per tliree hund.red~ fifty (350)
to ~fo,ur' Yiundr~ed f.if€y (450) square °feef o.f' gross floor area of
the :pr.oposed`:building. Specifi`c ratio to b~e determined by the
~ Plaiining Director.
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~~ EXH I~B IT~ ,q - Reso ~ 9278 N., C, S, Pqge 6 of 15
3. Warehousing - One parking :space per,six hundred (600) to nine
h.undr,ed (900) square feet., of.gross flo'or.area o.f the proposed
building. Speci'fic ratio to be determined 'by Planning Director.
,:However, sufficient on-site ar.ea i~s,to be reserved to accommodate
expansion fo one parking space per 450 square f,eet in the event
of coriversion of the'building to higher intensity use.
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4. Parking Stand`ard Based on Employees - Orie space per 1.2 employees'
(caleula'ted fq:r- maximum shif_t`),.
5'. Required reserve to accommodate conversion,°wiLl be waived if
project pr-:ovides a~guarantee that the intensity of the use of
the building wi11 no:t~be~'increased beyqrid the qn-site parking
capacity .as~ defined by Parts 1-4 o_f tli'is sec',tion.
MINIMUM LOT SIZE.
Business par,k wi,T1 contain no more than, twenty (20) lots of two and
one-half (2%j~ acres or less at any one~time.
ADDITIONAL FACTOKS.
1. Landscape Plan -
a. . Background.- The applicanf has provided a schematic landscape
plan,,'however, it is too general.
b. Staff Recommendation - Ap:plicant shall prepare a master
l~andsc'aping_plan f_or all. maximum frontage setbacks, park
eritranc'e areas, on and off s.it'e roadway median strips and
s~idewalk[pathway areas. Plans will show plant types,
quantities, sizes and distribution;.;grading; paving areas;
decorative;lighfing and lie accqmpanied by a,preliminary
irrigation pl~an, These plans shal;I be approved prior to
ten,tati~e map a~pplication by the P'lanning Commission and
SPARC boar~d and such plans and conditions shall become a
part of the PCD development plan.
2. Design 'Gu:idel;ines -
a: Background - The app:lic~ant has ag;reed' to prepare a comprehensive
set'of standards whirh wil.l consolidate key design and
arch~itectural principles to be followed,in development of
the Old Adobe Business Park:
b. Staf'f Rec'ommendation - Ap;plican,t shall prepare a comprehensive
~set of design standards fgr ~us'e in, devel_opmen;t of individual
indus:tr:ial~ buildings~/lo,ts includ`ing_,,, but no;t limited to,
the following c.ategories:` building materials, landscaping,
s'creening, storage,and loadirig area g:laeement and design,
mechanical equipment and utilities placement and screening,
o;n=site open space areas, parking and vehicular circulation
area placement, 1i'ghting, efc.. and relevant sections of
GC&'R''s and PCD zone, This~guide sha11 be reviewed and
a,gproved by SPARG prior to issuanee of the first building
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EXHIBIT A~- Reso, 9278:N,C,S,
Page 7 of 15
permit and shall be incorporated as a part of the PCD
zoning requirements in the business park.
3. Hotel/Commercial Area -
a. Background - The applieant fis proposing an approximately
fif.teen (15) acre site at the main entrance to the business
park,and Frates Road for future':coris:truction of a hotel
complex and commercial area to serve the employees of the
park. No~ additio,nal inf.ormation is ayailable at this time
as to s,pecific plans for this area. It is important,
howe"ver, that this area will, be~well planned in order to
complement the rest of the de'velopmen>t.
b. Staff .Rec;ommendation - A PUD rezoning wi].l be prepared for
this area and submitted for Commis,sion approval prior to
submittal of a parcel map or tentative map or application
for a building permit in this area.. De~elopment of a
hotel use will not proceed prior to coristr.uction of_ the
first ,phase of the golf course. De~elopment of the commercial
area shall no,t.exceed actual demand rates created by
physical construction.of portions o;f the future Business.
Park. PFiasing plans for tlie commerciaT area and timing of
construction shall ensure that the amount of commercial
floor area_cr•eated, and~land uses approved, will be designed
and fimed' to serve actual demand,s created by developed
portions of the business park.rather than residentia].
a~reas within the remainder. of tlie development, or other
areas outside fhe Frates Ranch development. Eaeh succeeding
phase may commence upon completion of development of each
additional one-quarter of the gros's acreage,
4. Business Park 'GC&R's -
a. Background - Applicant and staf~f;tiave been working to
prepare app.ropriate covenarits, conditions and restrictions
for` the business park.
b. Staff Recommendation - CC&R's for the entire business park
will`be submitted for review by Planning Commission with
the teritativ:e map. ~
5. Traffic Mi.tigation'Plan -
a. Background - Proj'ections for future traf.fic volumes on
maj"or roads in the vicinity of the project and recommended
improvements assume red'uced trat'f;ic volumes due to increased
use of public transit, van pools, flex-.time work hours,
etc.
' b. Staff Recommendations - Applicant shall prepare a traffic
~ mitigation plan which lists methods li'e proposes to use to
li~el.p decrease traf.fic volumes'~to pro,jected levels. Methods
may,include those which he can implement, e.g., planning
for bus stops,~or those which developer may have to arrange
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EXH~IBIT~A - Reso, 9278 N,C,S, ;. Pa9e 8 of 15
be undertaken by businesses which iocate in the .park,
e.g., staggered. work hours for businesses with extremely
large wor:k forees. This plan to be submitted for review
' by City Engineer and Planning Commis'sion review prior to
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i any land'division in the business park.
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6. Jo.b/Housing Balance -
~
; a. Background - Key to the success of the business park is
availability of ad_equate housing and vice-versa this
balanee is_also of primary impor,:tanee to maintaining the
integ;rity of Petaluma's General Plan/EDP. The Planning
Commission recommended as part of the General Plan/EDP
~ amendment.fo-r this project that mechanisms be developed to
~ maintain the ob/housin balance.
, J g
~ b. Staf'f Recommendation - That Frates/Old Adobe Ranch residential
~ areas be included in programs'which.strive to maintain
i job/housi`ng balance which may be de~eloped as part of
, future City's Housing Element and General P1an updates.
i 7. Phasing -
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~ a. Background -~The applicant has pr-o,posed a phasing plan.
b. Staff Recommendation.- The phasing plan should be adopted
I as propo.sed,, i.e., Old Ad~obe Busi:ness Park (OABP I) as
follows •.
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! Phases I& II 101 acres*
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t Phase'III 24.8 acres
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~ Pliase IV 36.9 acres
~ *Appr.,oximately 15 acres for hotel/commercial complex
1 covered by Part J3 of this section.
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II. ~RESIDENTIAL.
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~A. PERMITTED PRINCIPAL USE. •
~~~ 1.. ` Single family detaclied res~idences (including zero side yard
. homes) .
~ 2. Gondominium5 and/or townhouses.
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3:. Multi-family str,uctures including apartments.
B. RERMITT-ED:ACCESSORY US'ES.
1. Ga.rages ,
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EXH I'BI`T A- Reso, 9278 N, C, S, Page 9 ofi 15
2. Recreational buildirigs and ~acilitie`s for use by project residents.
3., Public facilities, as required.
~ 4. Other buildings which may be appurtenant,to residential or
i recxeational dwellings and proposed :as a part o-f future PUD
~ development plans.
(C. HEIGHT OF STRUCTURES;.
Thir:ty (30) feet or three (3) stories.
~D. LOT COVERAGE
Specifie lot coverage sha1,1 be determ'ined at,such time as the r-esidential
~ area.is rezoned to:PUD, however, gross bu'ilding coverage shall not
~ exceed approximately twenty (20) peraent of tlie residential building
: area for~condqmin~ium projects. ~
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~E. S'ETBACKS.
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i Building set~backs shall be determined at sucli time as the residential
~ area ,is rezoned 'to PUD,
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(F. PARKING.
Specif.ic parking- ratios shall be established, as per Zoning Ordinance
'~ requirements. ,
IG. MINIMUM LOT SIZE,. ~
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~ A variety of Tot sizes sha11 be establi_shed at such time as the
~ residential area is rezoned to PUD.
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IIH. ADDITIONAL FAGTORS.
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; 1. Overall.Design - ~
; a.. B'ackgr;ound - Specific de"tail.s of the residential area have
not as yet been developed~.
b. S'taff Recommendation - The residentia~l portion of the
project will be subject 'to normal PUD rezoning. The PUD
~r,ezonings shall, however, refl;eet tlie folTowing requirements.
i. Ma-xiriium d'ensity shall not exceed those es:tablished by
the General Plan.
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~ i;i. Dwelling ~cnits shall be elimi•nated from the "outer
transition" -zone as es~t'ablished' by the Sonoma,County
Airport Commission :iri its study~for airport referral
~ area:. A design alternati~e shall be;submitted which
~ ' eliminates the excessive length of cul-de-sacs parallel'ing
j ~ Fr.a;tes Road (beyond 5°00:' ) or an over-used extremely
~ ~ long loop road.
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EXHIBIT A- Re:so, 92 78 N,G,S, Page 10 of-.15
2. Phasing -
Will be determined by the allotment sy,s.tem..
3. Housing Balance -
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a.. Background - No units have yet been proposed wh-ich would
be affordable f_or low or moderate income households.
b. Staff Recommendation,- Applicants propose a plan whereby
affordable low and moderate cost. homes will be developed
in ac'cord with percentages as e,s:tablished by City Council
and the Gi.Ly's updated:Housing~`Element. UnitS may be
offsite, however, the plan shall be prepared and implemented
prior'to opening residential development Phase III.
4. No ise -
a. Background -`Excessive peak-noise levels may'be caused by
aircraf.t overf°light near res~idemtial areas:
b.. Further: noise analyses,sh.a1.T be cond_uc.ted to determine
peak ext'erior noise level ranges resulting from the airport
use and.measure's shaTl be instituted to reduce interiqr
residential levels from fihese sources to 45 dBA in habitable
r'ooms and 40 d'BA in bedroom areas, as has previously'been
required for other residential developments.
5. Park $ite -.
a. Background, - No neightiorhood: park'site was indicated on
proj°ect pTans..
b. S.taff Ree.qmmendation - Applicant will offer to dedicate a
neighborhood park site within 'the r.esidential area, however,
location;~ai11 be determi'end at PUD rezoning stage.
I II..
GOLF COURSE COM~PLEX..
A. EERM~ITTED PRTNCIPAL US'ES.
. 1. Gol`f Course
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2. Driving rang"e%practice gr-een_.
3. Club'house with restaurant/bar, pro shop, meeting rooms and:
offic`e.
CONDITIONAL ACOESSORY U_SES.
1..,, Private plant nursery for golf course stock.
2. Storage and mai:n-tenance bui-ldings for golf course use.
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fXH I;B;I;T A- Res:o, 9278 N,.C; S, Fage 11 of 15
3. Swimming pool(s) and tennis courts.
4. Up to two~residences for.on-site s:taff persons.:
HEIGHT OF STRUCTURES.
Up to forty--five feet.
ADDIT.IONAL FACTORS
1. Development P.lan -
a. Backg,r.o.und - No detailed development` plans have been
submitted for the golf course`.
b. Staff Recommendation - Pr:~ior. to issuance, of a grading
permit for golf course constr;uction, a plan wi-:th EUD level
of'detail stiall be submi'tted and approved by the Planning
Commission and SPARC.
2. Urban Separator -
a. Background - The golf course is being propos_ed as an
integsal par~t of the City"s urban separator. A scenic
easement will preclude a;t;tempts towards the conversion of
areas progosed to be future golf cour,s.e to other urban
uses should the £uture owners of fhe golf course land run
into financial-difficulties.
b. St'aff Reeommendation - A scenic easement shall be offered
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to the Ci;ty covering the.entire golf course except the
clubhouse and maintenanc.e building areas.
3. Williamson Ac`t -
a. Background - The applicants propose to remove some 25-30
acres currently couered by a Williamson Act con'tract.
They.also have pr.oposed to off'er tli_e entire golf course
for inclusion in such a contra¢t witli the City.
b:. .Staff Recommendat'ion - Ap,plieants shaT1 offer to enter
into a Williamson Aet contract with the City of the entire
g'olf course area.
IV. 'O;UERALL .PROJEGT.
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~A. MIXED USE.AND P-ROJECT TIMING.
~ 1. Background - The desirability of the pro.posed project is largely
~ a resul't of, its mixed land use plan: jobs,, housing,, recreation.
If 1imi.Led or unbalaneed eon,struction,o:f.only one land use were
to occur the proj.ect looses much of its app_eal. Of the three
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elements, the golf course is 'clearly the;.one which provides the
_ unique character and sets tlie theme.
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EXHIB;IT A- Res:o, 9278 N,C.S, Page 12 of 15
2. Staff Recommendation - Construction of at least the f.irst 18
holes of the golf, course mus:t pr.oeeed or be financially guaranteed
to the sa;tisfaetion of the City Manager prior to residential
and business park coristruction. The last. nine holes must be
construeted within f.ive years after. approval of the PCD zone or
prior to Phase III residential or'Phase III (OABP #1) whichever
occurs earlier. An annual mon'itoring pr-ogram will be conducted.
by the'Plarini-ng Department.
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;D.
AGRICULTURAL PRODUCTION.
1. Background - 9s recommended in the project EIR and agreed to by
the applicant's, land not needed for development should remain
in.produc'five ag-ricultural use.
2. Staff Recommendation - Any unbuilt par'cels or contiguous parcels
of land wi'thin the residential, business park or golf course
portions of tlie project over three acres in size will remain in
agricultural g"roduction until a building permit is issued for
that parcel. TYie CC&R's shall include this provision as well.
SEDIMENTATION AND WATER POLLUTION AND EROSION CONTROL.
1. Background - 9s recommended in the EIR, measures must be developed
to prevent short term siltation and. ongoing water pollution of
Adobe and Ellis Creek channels. Siltation would be caused
principally during site grading and construciton. Pollution
would be caused by debris and oiLs being washed into the creek
through storm drains or surface runoff.
2. Staff Recommendation - Applicants shall prepare a plan with
implementing measures wh-ich will be used to protect against
these pr.oblems.. The plan wil.l be reviewed b,y staff including
the City Engineer, SCWA, Departmen~t of 'Fish and Game and be
approved b.y the Planning Commission pr.for to issuance of the
first grading permit within the proj'ect area.
CREEK IMPROVEMENT
1. Backgxound - Projec:t applicants gropo;se to maintain Ellis Creek
in its riatural state and substantially alter anS improve Adobe
Creek.
2. Staff Recommendation -
a. Full plan_s detailing all proposed imp-rovement to the creek
or within tfie setback areas~ noted below wil.l be submitted
for Planning Commission ~approval after review by the
Sonama County Water Agency and De,partment of Fish and Game
" prio;r to tentative map or'fir.sfi grading permit approval.
b. The Adobe Creek channel and setback ares shall provide for
a minimum of thirty (30) fo.ot setback from top of t5ank
with 4:1 maximum bank slope.
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E~XH I`BIT A- Reso, 9278 N~ C, S ~ Pqge 13 of 15
c. Setback for~Ellis' Creek,shall be sufficient to maintain
all existing r,eparian areas and provide additional buffer
width.where necessary tq St'ate Fish and G'ame department
review and Community Development and Planning approval.
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PUBLIC IMP&OVEMENTS'.
1. Background - Wor,k has begun on planning for 'public improvements
required to support the proj'ect. 'Phe following general conditions,
however, must`be incorporated,.
2. Staff Recommendation -
a. Applicarnt's will,agree to:participate in Special assessment
or benefi.t distriet or.o:ther mechanism established to fund
their proportional share of necessary improvements to and
along major roadways in the Lakeville Highway corridor.
From their project site and to and including the f_reeway
interchange when such a distriet' is established. Proportional
share,;shal,l be determiend by the,City°Council on an acreage
served, poteritial fraf,fic generated, a full development
basis;:o,r: other reasonable basis fio be determined by the
City Council. Necessary imp"r:ovemerits:shall include but
not.be limited to stree:t lights.and signals, roadways and
their impr:ov,ements, neeessary-,land an,d building acquisition,
b:uilding construc"tion, drainage improvements, utility
relocation, sound barxiers, e:tc.
b. Of.f=site water sys.tem ta be instal.led by applicants to
serue proj'ect shall be designed wi.th sufficient rapacity
to serve only the needs of expected on-site development.
~ c. Prior to fentative map submittal, appLicants shall of~fer
I dedication for future Lakeville,Higfiway right-of-way, as
~ determined by the City and GALTRANS. Dedication will
i include portions of A.P. Nos. 17'-03`0-:17, 017-150-11 and
; 017-150-05 as required.
F. GEOLOGY AND SO:ILS INVESTIGATION
1. Background = The EIR'recommends that turther soils and geology
investigation be conducfed.
2. Staff Reeominend.atign .- Prior to issuance of any buildirig permit
applican.ts shall provide-sufficient ev"id,ence to determine the
p.resence of absence of the'Tolay ;Fault in the area on or near
tlie site and the li;quefaction potential of soil at depths below
12"' where .buil;ding height wiI l exceed 2,0 f eet. It the f_ault is
present on tli`e si-te its .;location. whal:l be noted and building
construeti~on p"recautions shall be observed.
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EX~HI`BIT A- Reso, 927~ N.C,S, Page 14 ofi 15
G. COMPREHENSIVE :DE'S'IGN.
1. Intended, as it is, as an integrated project, such project-wide
design features as.: signs., path sys:tems, lighting, landscaping,
street furniture, building.'numbering., mail box f_acilities, and
bus stops; should be designed :in common and carry out coordinated
themes.
2. Staff Recommendation - Priqr to issu'anee of tentative maps for
residential or business park development.:ap,plicants shall
submit for SPARC.review and P•lanning `Commi"ssion approval a
master design plan which addresses projec.t wide design elements.
H. PATH SYSTEM.
1. Background - Applicants propose to develop pathways in various
locations and various configurations, to tie cons,tructed in
eonjunction ~wi`.th business park, residential and golf eourse
areas or sub-phases. No overalL plan or detailed design has
been submitt'ed, however.
2. Staff Recommenda~tion - A pathway system shall be developed with
timing of the ins.tallation of said systems to be determined at
the land division stage. App.licants shal.l provide detailed
landscaping, irr•igation and cqnst.ruction plans for said pathways.
Pathways shall be offered f.or dedica-ti;on and applicants sliall
execute an agreement with the City guaranteeing private maintenance
of any pathway which the City accepts.
;I. ARCHAEOLOGICAL RESOURCES.
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' 1. Background - Si'fes of ar.chaeological interest, were noted within
! the project site. No measures have been proposed as yet by the
j appl,icants to avoid disturbing or destruction of said sites.
2. Staff Recommendations - Applicants shall pr.epare alternative
pro;ject desigus and a plan to be approved by the Planning
Director prior. to commencement of grading on site which avoid
destruction~disturbance of said sites..
J. PAGIFIC GAS AND ELECTRIC SUBS.TATION.
i. Backgr.ound - The P.G. & E. site is included in the PCD Zone.
2. Staff Recammendation - Use;of..the P.G;. & E;. s"ite will be limited
to the;subs.tation and appurtenant.uses developed to standards
and requirements of the City's ML, Light Industrial District.
GREGORY C. FREITAS
Community Development and Planning Director
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EXH I:B,.I T A- Reso , 9278 N, C, S, Pqge 1~. of 15
FINDINGS AND STATII~]T OF FACTS
~l). I Air
'I'Yie Old Adobe/Frates `Ranch Final Environn~ltal ;]"ir~pact Report identi-
fied significant potential air quality effects resulting fram the proposed
pro~ect.
~ These.effeets were°considered in City Council Resolutiori N~. 9265 N.C.S.
dated August 24, 1981 wherein a statement of b~erri:ding considerations was in-
cluded,; which is.hereby inoorporated by.referenee.~
2) 1 Water ~ .
~ Effect - Increased Surface Runoff and.Sediinentation. Site sedimentation
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cha'racteristics, while not severe~, are in~ortarit because of the potential for ~
a significant ctunizlative sediment:discharge.due. to the large site area. Sedi-
ments would be transported into the locaT arid.regional drainage nets, ultimate-
ly entering San Francisco .Bay via. the Petaltutia River.
~ Effect - Potentials_~for Flood:ing and`Degradation of,Onsite Stream
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Channels. Increases;in surface runoff from paved surfaces.and builclings would
increase flows in Adobe:and Ellis creeks, tYiereby inereasing potentials for sea-
sonal flooding arid.stream clianriel erosion, and, as~a result., increasing long-term
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sed`unenta-tion attributable to the project.
Effect -. Long-Term Water Quality i~?acts. ,Local;surface water quality would
be infl:uenced in the long-term by 2 factors: iricreased pollutant loads ,in run-
off from added urban surfaces. Urban pollutant loadings'originating from
project urbari 5iaifaces and golf .course fertilization eould.~increase trie total
Petaltuna .River' loadings by aboiit 5 percent.
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Finding - Changes have been incozporated. into the project which would mitigate
the.above inentioned significant environmental effects identified in the Environ-
mental Impact Report.
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Statement of Fact - A surface water quality and;~sedimentation control plan is
reqizired as. a condition of the Planned Co~nun~:ty Develo~lt prezoning. Said
plai must be.reviewed and.approved by key agencies haying jurisdiction in these
matters, prior to issuance of grad~ng.or bu.ilding,;permits.
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3 ) i Land .
The. Envisonmental Impact Report identified two tu~unitigatable significant
potential land i~acts resulting from the proposed project.
i City Council Resolution No. 9265 N.C.S., dated August 24, 1981 considered
signifieant:effects of urban-area expansion and conversion of_productive agri-
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cultural land to non-agricultural uses and made appropriate findings and state-
ments of facts regardirig said effects.
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~ Effect-'I`he Tolay fault, classified as "potentially active," appears to
traverse the portion of.this site proposed for golf course use. Potential
i~acts include su'rface rupture of golf course grounds.
Effect - Anticipated.future earthquake activity from active faults in
thelregion couTd cause severe groundshaki.ng and localized failure of creek
banks. Potentials fo"r lateral spreading., campaction, lurching and liquefaction
are~considered law. Although it is possible that~inaterial suspectible to
liquefaction or co~action is present within the a:lluviLUn beneath the site,
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the're i:s no inforniation available on conditions below 12 feet.
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~ Finding - Clianges:,haye been incorporated ~:nto the project which would
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mitigate the significant'environmenta:l effects identified in the Environmental.Impact
Report.
Statement of~Facts - Additional investigation and modification of plans to re-
flect findings of said investigations.have been required as a condition.of the
Planned Community Develolxnent prezoning, Investigation and any plan moclifica-
tion required would.}~e,campleted prior to issuance of any grading or building
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perntit. .
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4) : Minerals -':No significant adverse effects.
5 ) Flora ~ .
Effect.- Limited realignn~nt, to Ellis,Creek and its tributary could
result in significant effects on riparian,vegetation and wildlife. Likely
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alternatives woulel be constructi
necessitatin '~limited ve-etation n of localized. channel protection devices,
g g removal. The greatest amount of vegetation
remoVal would.occur at_the junetion of El1is Creek and its tributary where
a realignmerit.of the channels is proposed.. ~
,~ Fincling - Changes; have been incorporated into the project which would
mitigate the significant<e.nvironmental effects identified in the Environmeaztal
Imp~ ct Report.
Statement of.Facts -
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' Project plans have.been altered to avoid realignm~-nt of E11is Creek. A
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creek preser.vation and improvement plan has been reqt.Lired as a condition of the
Planned Commiznity Development prezoning. The plan will be reviewed by the State
Fish and Gam~ Department and'approved by the Planning Commission. '
6) Fauna No 'signif icant adverse . effects .
7) ! Noise '
i Signifieant'adverse effects have been identif'ied, however;.only the.resi-
. dential portion of this.project:will be.affected. :Specific effects, the requisite
findings and facts.will,. therefore, be addressed at'such time as~the residential
Planned Unit Dev.elo~ient rezoning occurs. ~
8) ' Objects of Historical_ Significance.
~ Effect - Location of the golf course near the'Petaltuna Adobe would.en-
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hanee recreation experierices for users of the golf course, but could detract
from recreational e~eriences at the historical mornunent.
Findirig,- Changes have been incorporated into the project which would
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mitigate the sigriificant erivironmental effects identified in the Environinental
Impact Report. ~ '
Stat~nt of"Eact_s - As a condition of the~Planned.Conmlunity Develo~nt
prezoning, special~review will be condueted by the.:Plannirig Departrnent to
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evaluate.laridscape bu~ffering along the periirieter of the-golf course in the
vicinity of the Petal~una .Arlbove State Park.
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EXf-ITBiT D '
OLD ADOBE/FRATES: RANQ`i, ~
PI;ANNED CQMMUNITY P.ROGRAM F`INDINGS
l. That the developmexit proposed is in substantial~ Yi~ny witli the ~
General PYan of 'the ~Citg of PetalLUna., and. is, or ~can be coordinated
with e.xisting 'and planned develo~xnent of the surrounding area.
2. i That the streets and thoroughfares proposed ar.e;suitable and adequate
to serve the pr-oposed uses and the anticipated'traffic which will be
1. qenerated thereby,
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3. ~ The facts "sul~ni.tted with the application arid presented at the hearing
establish that:
4. Development of the,..P-C District wi11 k~e initiated'within a reasonable
time by sulamittal of an application for a'Planned Unit Developm~nt Permit,
; or other approgriate action.
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5. j In the case of.proposed residential development,, that such developinent
will constitute a,residential environmerit of sus-tained`desiratiility
; and stability• t=hat it w'ill'. be a'n harmony~ with the character of, the
! surrounding area; arid that the sites proposed for public facilities,
~;. such as school, pl.aygrounds and parks are-adec~late to serve the the
' anticipated;populatioii and are acceptable to t,he public authorities
Yiaving juriscliction thereof.
6. ; In the case of proposed industrial or research itses,, that such devel-
f opm~nt will k~e appropriate in area,.location and overall planning to the
i purpose intended; that the design and• develo~eazt standard's are such as
to create an industrial.environment of sustained desirability an.d stability;
~ and that such development wiTT meet in performance standards established
~ by Article 22.
7. In the case of proposed cammercial, institutional, recreational, and
other non-residential uses;: that sucYi development will be~appropriate
in area, location, and overall planning to -the putpose intended; and that
such developmerit will ,be in har~iony with the character- of tYie surrounding
areas.
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PCAPdNED COh1MU~JITY PROGRAM CONDITIONS
1. Adoption of S_ection III of the staff report dated August 25, ]981
"Recommended Planned Community Program" including recommendations
suggested under- additional factors listed for the business park,
residential, golf course complex and overall.project.
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