HomeMy WebLinkAboutStaff Report 3.G 09/12/20051
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EFFECTIVE DATE
Or ORDINANCE
Introduced by
ORDINANCE NO. 2222 N.C.S.
3.G
September 12, 2005
Seconded by
APPROVAL OF A
REZONING FROM AGRICULTURAL TO PLANNED UNIT DISTRICT
AND APPROVING THE UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS FOR THE
PETALUMA ECUMENICAL PROPERTIES -CASA GRANDE PROJECT
AT
400 CASA GRANDE ROAD
APN 017-040-047 CITY FILE #05 -GPA -0041 -CR
WHEREAS, by action taken on June 28, 2005, the Planning Commission considered the
current PEP -Casa Grande Project and forwarded a recommendation with conditions to the City
Council to approve the rezone the project parcel from a zoning designation of Agricultural to
Planned Unit District and approve the PUD Development Plan and the PUD Standards to allow
the PEP -Casa Grande Project to be developed; and,
WHEREAS, the City Council finds that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption
of Resolution No. 2005-138 N.C.S., approving a Mitigated Negative Declaration to address the
specific impacts of the PEP -Casa Grande Project; and,
WHEREAS, the City Council held a public hearing on the proposed project on August 1,
2005 and, after giving notice of said hearing, in the manner, for the period, and in the form
required by Ordinance No. 1072 N.C.S., as amended; and,
WHEREAS, the City Council has reviewed the proposed PEP -Casa Grande Project PUD
Development Plan and PUD Development Standards.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves the Unit Development
Plan and PUD Development Standards subject to the following Findings, Conditions, and
Mitigation Measures:
Ordinance No. 2222 N.C.S. Page 1
I FINDINGS
3 1. That the plan clearly results in a more desirable use of land and a better physical
4 environment than would be possible under a single zoning district or combination
5 of zoning districts. The applicant is proposing a PUD to create a compact project
6 which will meet the specific needs of low income seniors. Specifically, the PUD will
7 have a parking ratio of less than 1.5 spaces per dwelling unit which is required for
8 multiple dwellings.
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10 2.
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That any 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. This PUD is proposed
on a site which has a suitable relationship to Casa Grande Road, and that said
thoroughfare is adequate to carry any additional traffic generated by the
development, as demonstrate by the traffic impact study submitted for the
project.
3. That the plan for the proposed development presents a unified and organized
arrangement of buildings and service facilities which are appropriate in relation
to adjacent or nearby properties and that adequate landscaping and/or
screening is included if necessary to insure compatibility. The architecture of the
proposed project is consistent throughout in terms of bulk, height, and massing.
The site plan is designed to be compatible with the adjacent properties by
providing adequate setbacks to existing neighbors, Casa Grande Road and
Adobe Creek. Landscaping has been proposed which will buffer the project from
adjacent properties to the north, south and Casa Grande Road. Landscaped
common areas for outdoor activities are provided throughout the project.
4. That the natural and scenic qualities of the site are protected, with adequate
available public and private spaces designated on the Unit Development Plan.
The project site is relatively flat and contains no natural or scenic qualities.
5. The Unit Development Plan, including the Development Standards, will result in
appropriate and compatible uses in the district.
6. The development of the subject property in the manner proposed by the
applicant, and as conditioned, 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 regulations of the City of Petaluma, and with the
Petaluma General Plan.
CONDITIONS OF APPROVAL
The City Council had the following recommendations for SPARC to consider when
they review the project:
A. Review the adequacy of the parking provided. The current plan shows 44
parking spaces which is a ratio of .75 spaces per unit.
B. Consider reducing the expanse of the covered walkway on the second
floor to open the second floor for more light and air.
Ordinance No. 2222 N.C.S. Page 2
C. Consider modifying the site plan in order to provide better access for
emergency personnel.
D. Review the type and height of the fence that is proposed along the
southerly property line adjacent to the creek.
From the Planning Division (778-4301)
2. Prior to issuance of building permit the applicant shall provide documentation
showing that they have paid a fair share to the City of Petaluma towards the
construction of a multi -use path along Adobe Creek from the rear of the project
parcel to Ely Boulevard.
3. Before issuance of any development permit, the applicant shall revise the site
plan or other first sheet of the office and job site copies of the Building Permit
plans to list these Conditions of Approval and the Mitigation Measures as notes.
4. The plans submitted for building permit review shall be in substantial compliance
with the Civil, Architectural and Landscape Plans date stamped June 14, 2005.
5. All mitigation measures adopted in conjunction with the Mitigated Negative
Declaration for the PEP Casa Grande project are herein incorporated by
reference as conditions of project approval.
6. Prior to the issuance of a building permit, the applicant shall submit a water
conservation plan for review and approval by the City of Petaluma Department
of Water Resources. The said plan shall identify Best Management Practices for
water conservation that would result in a reduction of water consumption by at
least 40%.
7. The landscape plan, irrigation plan and grading plan shall comply with the City's
Landscape Water Efficiency Standards. Prior to the issuance of a building permit
for the project, each of these plans and all supporting documents shall be
submitted to the City for review and approval. The Landscape Water Efficiency
Standards shall apply to all common area, open space, park, and subdivision
perimeter landscaping, as well as single-family front yard landscaping.
8. Upon approval by the City Council, the applicant shall pay the $35.00 Notice of
Determination fee to the Planning Division. The check shall be made payable to
the County Clerk. Planning staff will file the Notice of Determination with the
County Clerk's office within five (5) days of receiving Council approval. The State
Department of Fish and Game has found that a de minimis determination is not
appropriate, and that an environmental filing fee (as required under Fish and
Game Code Section 711.4d) must be paid to the Sonoma County Clerk on or
before the filing of the Notice of Determination (for fee amount, contact them at
944-5500).
9. Site Plan and Architectural Review Committee shall review the site plan design,
building design, PUD Development Standards, colors and materials, landscaping,
and lighting.
Ordinance No. 2222 N.C.S. Page 3
10. Prior to SPARC review, on exterior lighting plan shall be submitted. Said plan shall
include a detail of the types of all fixtures to be installed for review and approval.
All lighting shall be hooded and project downward, providing a soft "wash" of
light. Flood lights are inappropriate, only low profile light standards and/or wall
mounted lights shall be allowed. No lighting on the site shall create a direct glare
into cyclist/pedestrian eyes.
it. In the event that archaeological remains are encountered during grading, work
shall be halted temporarily and a qualified archaeologist shall be consulted for
evaluation of the artifacts and to recommend future action. The local Native
American community shall also be notified and consulted in the event any
archaeological remains are uncovered.
12. All noise generating construction activities shall be limited to daytime, weekday
(non -holiday hours) 8:OOam to Spm and 9om to 5pm Saturdays, as stated in the
mitigation measures.
13. All construction equipment powered by internal combustion shall be properly
muffled and maintained to minimize noise. Equipment shall be turned off when
not in use.
14. Construction maintenance, storage, and staging areas for construction
equipment shall avoid proximity to residential areas to the maximum extent
practicable. Stationary construction equipment, such as compressors, mixers,
etc., shall be placed away from residential areas and/or provided with acoustical
shielding. Quiet construction equipment shall be used when possible.
15. Construction and demolition debris shall be recycled to the maximum extent
feasible in order to minimize impacts on the landfill.
Citv of Petaluma Bicvcle Plan and Petaluma Pedestrian and Bicvcle Advisory Committee
Conditions of Aooroval
16. Bike Parking: Prior to SPARC review, the site plan shall be revised to show four
exterior covered bicycle racks at each building.
17. Benches: Prior to SPARC review, the site plan shall be revised to show additional
benches in the garden area, outside Building D and at the northern corner of the
site.
18. Pesticide / Herbicide Use: Under no circumstances shall any pesticide/herbicide
be applied in areas used by pedestrians/bicyclist anywhere in this project or the
surrounding areas without appropriate signs warning of the use of chemicals, a
policy currently employed by the Music, Recreation, and Parks Department. This
project shall utilize Best Management Practices regarding pesticide/herbicide use
and fully commit to Integrated Pest Management techniques for the protection
of bicyclist and pedestrians.
Ordinance No. 2222 N.C.S. Page 4
From the Enaineerina Division 1778-43011
Engineering has reviewed the subject application and has the following conditions of
approval. Conditions shall be addressed at the time of building permit application unless
otherwise indicated.
19. Overhead utilities along the project frontage shall be placed underground prior
to the issuance of a certificate of occupancy.
20. Streetlights shall be installed as required by City standards.
21. A Public Utility Easement (PUE) shall be dedicated across the project frontage
prior to the issuance of a certificate of occupancy.
22. Grading shall conform to the geotechnical investigation report.
23. Erosion control, water quality and best management practices shall be
employed and the necessary documentation filed as required by the responsible
agencies.
24. The storm drain outfall shall be constructed per the Sonoma County Water
Agency criteria and with the required permits.
25. Hydrologic and Hydraulic calculations shall be reviewed and approved by the
Sonoma County Water Agency.
From the Fire Marshal's Office, Michael Ginn 1778-438911
26. All residential structures are required to be fully sprinklered (including attics) as
mitigation for fire hose reach beyond 150' from emergency vehicle access
location. This will necessitate the addition of check valves and FDCs to service
mains feeding the residential units.
27. Post Indicator Values will be required to be installed on laterals for fire service
mains serving the residential units.
28. Provide fire hydrant at the driveway entrance to service the new Fire Department
Connections.
29. Verification of (and final approval of) ambulance access to the courtyard on the
north side of Building C-1 and the turning radius of same will require final approval
the Fire Marshal. Also, no obstructions (e.g. benches, trees, shrubs) will be
permitted within 5' of sphere of influence of "three point" turnaround area. The
road base and surface covering of the sidewalk used for ambulance access and
turnaround must support 14,500 Ib GVW. Civil plans must reflect this condition
when submitted for permit.
30. Provide fire lane signs (or stripes on pavement) to the entrance of the ambulance
access to the courtyard from the parking lot.
Ordinance No. 2222 N.C.S. Page 5
31. Provide fireflow calculations verifying a minimum of 1500 gpm at 20 psi for fire
hydrants at driveway entrance and terminus of cul-de-sac that serves Building D.
32. The point of entry behind Building D for manual firefighting to the creek area must
be accessible from the cul-de-sac without having to go around the building to
access it. Any modifications to Building D or the access gate along the creek
must be reviewed and approved by the Fire Marshal.
33. Provide a Knox box for fire department access. The Knox box shall contain keys or
access codes to building/s. Provide key with tag indicating address and suite
number for Knox box. Multiple boxes may be required for access to fire sprinkler
controls for each building. Verify total number with the Fire Marshal's office before
ordering.
34. Post address numbers on or near main entry door. Numbers are to be a minimum
of four inches high with contrasting background, and must be visible from the
street.
35. An address locator board/map will be required near entrance or at a location
approved by the Fire Marshal. Consultation with the Fire Marshal's office for
design specifications and size will be required.
From the Department of Water Resources and Conservation. Imad Baivasi (778-43041
36. The Regional Water Quality Control Board shall approve the storm drain outlet
into Adobe Creek.
37. Specify City Standard Detail 870 for a Typical Combination Water Service. A
Double Detector Check valve, as per Standard Detail 880, should protect fire line.
38. Water service lines greater that 2 inches must be provided with a 2 -inch loop.
Provide necessary pipe size for domestic demand and fire flow requirements..
39. Any unused existing utilities shall be properly abandoned as per city Standards.
40. On-site utilities shall be privately owned and maintained. The storm drain outfall
structure shall also be privately maintained.
From the Police Department 1778-43701
41. Plans submitted for building permit shall have outside numbering of each unit
illuminated and visible from the driveway.
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47 INTRODUCED and ordered posted/py-blisi-ied this 1s' day of August, 2005.
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49 ADOPTED this _ day of 2005 by the following vote:
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Ordinance No. 2222 N.C.S. Page 6
I AYES:
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ATTEST:
Claire Cooper, CMC, City Clerk
David Glass, Mayor
APPROVED AS TO FORM:
Richard R. Rudnansky, City Attorney
Ordinance No. 2222 N.C.S.
Page 7