HomeMy WebLinkAboutResolution 96-311 11/04/1996z
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Resolution No. s6-31f N.C.S.
of the City of Petaluma, California
APPROVING THE UNCI' DEVELOPMENT PLAN FOR SALISHAN APARTMENTS,
A 13 UNIT AFFORDABLE HOUSTNG COMPLEX ON 0.34 ACRES
SITUATED AT 780 PETALUMA BLVD. SOUTH, AP NO. 008-281-057
WHEREAS, by Ordinance No. 2037 N.C.S., Assessors Parcel No. 008-281-0~7
comprising 0.34 acres, has been rezoned to PUD (Planned Unit Development); and
WHEREAS, by action taken on September 24, 1996, the Planning Commission
considered and forwarded a recommendation to the City Council on the unit development
plan for development of a 13 unit. multifamily residential. complex, intended to provide
affordable housing for developmentally disabled adults; and
WHEREAS, the unit development plan considered and forwarded by the Planning
Commission with a recommendation for approval meets General Plan provisions for a
density bonus greater than 25% because 100% of the units will be constructed forpersons
of very low or low income; and
WHEREAS, the City Council Ends that the requirements of the California Environmental
Quality Act (CEQA) have been satisfied through the preparation of an Initial
Study/Mitigated Negative Declaration to avoid or reduce to a level of insignificance,
potential impacts generated by the proposed Salishan Apartments PUD;
NOW `THEREFORE BE IT RESOLVED that the City Council hereby adopts the
following findings:
Findings for Approval of the PUD Development Plan. Standards and Density Bonus
The proposed Salishan Apartments PUD District is proposed on property which
has a suitable relationship to one or more thoroughfares (Petaluma Blvd. So.,
Mountain View Avenue) said thoroughfares, with the improvements herein
required, are adequate to carry any additional traffic generated by the
development.
2. The plan for the proposed Salishan Apartments development presents a unified
and organized arrangement of buildings and service facilities which are
appropriate in relation to adjacent or nearby properties, and adequate landscaping
and screening is included to ensure compatibility with surrounding uses.
3. The natural and scenic qualities of the site are protected, with adequate available
public and private spaces designated on the PUD Development Plan.
Resolution No. 96-311 N.cs. page 1 of 6
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2 4. The development of the subject Salishan Apartments project in the manner
3 proposed by the applicant, and as conditioned, will not be detrimental to the
4 public welfare, will be in the best interests of the City, and will be in keeping with
5 the general intent and spirit of the zoning regulations of the City of Petaluma, with
6 the Petaluma General Plan, and with other applicable plans adopted by the City.
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8 5. The Salishan Apartments project will help the City achieve. its housing policies
9 relating to housing type, location, mix or affordability through the construction of
l 0 13 units for developmentally disabled persons of very low to low income.
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Iz 6. The Salishan Apartments project is designed to be compatible with surrounding
13 uses, because it is residential in character and will not result in an autontobile-
14 intensive use of the land, or other operating characteristics that are incompatible
I5 with neighboring residential and commercial uses:
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17 7. The project will not have a detrimental impact on existing infrastructure -
ts especially tra'f6c and access to the street network because the resident population
19 will rely primarily upon pedestrian, bicycle and public transportation.
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21 8. The project will not h~ivc a detrimental impact on the City's inventory of
22 commercially developable land, but will actually benefit the community by
23 bringing residents closer to commercial and retail services by constructing
24 housing on an appropriately located infill lot in close proximity to shopping and
25 services that will serve the daily needs of the residents.
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27 9. The Salishan Apartments project is superior in design and will ensure an attractive
28 comfortable, and healthy living environment because it will achieve an efficient
29 use of the land through the construction of housing appropriately located,
3o designed, and managed for occupancy by developmentally disabled adults.
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32 10. The Salishan Apartments project has met one or more of the criteria set forth in
33 the General Plan and in accordance with State law, for approval of a density
34 bonus of greater than 25% but not more than 50 % over the maximum allowable
35 density of 30 du/acre established for the Mixed Use land use category, by
36 constructing 100% of the units for persons of very low or low income. further,
37 the project design and location can accommodate the increased density proposed
38 without significant impact to surrounding uses or community facilities, and the
39 density bonus will help satisfy city housing policy.
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41 BE IT FURTHER RESOLVED that the Salishan Apartments Unit Development Plan and
42 Standards as referred by the Planning Commission and presented at the October 21, 1996
43 meeting of this Council are hereby approved pursuant to Section 19A-504 of Zoning
44 Ordinance No. 1072 N.C.S., as amended, subject to the following conditions:
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Reso. 96-311 NCS
Page 2 of 6
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Conditions for PUD Approval (includine a density bonus for 13 total units
3 1. All mitigation measures adopted in conjunction with approval of the Mitigated
4 Negative Declaration (Resolution No. N.C.S.) for the Salishan
5 Apartments project are incorporated herein by reference as conditions of project
6 approval.
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8 2. Prior to application for SPARC approval of the PUD Development Plan, the
9 written PUD standards shall be amended to reflect the following:
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I I a. The minimum setback standards shall be as follows:
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i3 Primary Building Parking Areas /Accessory Structures
t4 Front: to be set by SPARC 25'
i5 Street Side: to be set by SPARC 10'
16 Interior Side: 10' S'
17 Rear: 10' S
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t9 b. Maximum permitted building height shall be 30', measured from finished
20 grade to the average height level between building eaves and the primary ridge of
21 the roofline.
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23 c. Minimum required off-street parking shall be established at the rate of
24 0.50 spaces per resident.
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26 d. Maximum lot coverage shall not exceed 60% of total lot area for buildings
27 and parking areas.
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29 e. The permitted principal use of the site shall be limited to multifantily
30 residential uses with reduced parking demands, such as developmentally disabled
31 and/or senior housing, designed to meet the specific needs of special populations
32 within the community which will benefit from independent living facilities in
33 close proximity to transit, shopping, parks and other services.
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35 f Fencing and all other non-specified uses shall be subject to regulation in
36 accordance with provisions of the Petaluma Zoning Ordinance,as they apply to
37 the RMG Toning District, or if not addressed, shall be subject to the Planning
38 Director's determination.
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40 3. Prior to application for SPARC approval, the PUD Development Plan shall be
41 amended to reflect the following:
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43 a. Preliminary grading plans shall be submitted which reflect the proposed
44 grade elevations and drainage patterns proposed for the site as it relates to
45 adjoining properties.
Reso. 96-311 NCS Page 3 of 6
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2 b. A specific planting plan shall be submitted which reflects the proposed
3 materials and spacing of all landscape materials and fencing design. The planting
4 area between the parking area and the adjacent residence shall be increased in
5 width sufficiently to accommodate tree planting.
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7 c. Details for the proposed common outdoor open space area and bus stop
8 improvements shall be incorporated into the site and,landscape plans.
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Io 4, Architectural plans submitted for SPARC approval shall reflect variation in
I I building height and massing, in order to create interest from view of adjacent
12 properties and Petaluma Blvd. So.. Particular emphasis shal{ be placed on
13 incorporation of pedestrian elements, such as balconies and railing treatments, to
14 provide residential scale and appearance to the primary building. Exterior paint
IS scheme and materials shall be compatible with surrounding residential
16 development. SPARC review shall also emphasize placement of window
17 openings to minimize noise impacts to project residents, and visual intrusion to
I8 neighboring residential uses. Amore defined pedestrian entry from Petaluma
19 Boulevard shall be created incorporating a landscaped pathway link and an entry
20 porch. Windows shall be added to the easterly building elevation. Additional
21 interest shall be added to the K Street roof design by incorporating dormers,
22 gables or other roof forms.
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24 5. The following requirements of the Chief Building Official shall be addressed in
25 plans submitted for building permit approval:
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27 a. Grading must be certified when completed to indicate compliance with
28 approved plans and will be required for occupancy.
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3o b. Certify pad elevations before building slab on grade is poured.
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32 c. Soils with expansion index greater than 20 requires special design
33 fomrdation per Uniform Building Code 18032
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35 d. Mixed occupancy separation as described in Chapter 3 of the 1994 UBC
36 must be followed.
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38 e. All roofing shall be "B" rated orbettec per Ordinance No. 1744/1988.
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4o f Show site drainage and grading topography.
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42 g. Indicate all utilities on site. plan.
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44 h. Responsible party to sign plans.
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Reso. 96-311 NCS
Page 4 of 6
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1 i. Submit soils report to verify foundation design.
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3 j. ]ndicate group occupancy, type of construction, square footage.
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5 k. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
6 Plans must also show compliance to current Title 24 Energy code.
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8 1. Provide structural calculations for all non-conventional design items.
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l0 6. The following requirements of the Fire Marshal shall be addressed in plans
I t submitted for building permit approval:
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13 a. Provide one fire extinguisher, 2A]OBC type, for each 3,000 square feet of
14 floor space,. andlor a maximum travel distance of 75 feet.
IS
16 b. Post address at or near main entry door -minimum four (4) inch letters on
17 contrasting background.
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19 c. Provide to the Fire Marshal's office, a minimum of two (2) sets of fire
20 sprinkler plans and calculations for approval and issuance of permit prior to
21 installation of system.
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23 d. Sprinkler system shall be provided with central station alarm monitoring
24 which shallnotify the Fire Department in the event of water flow. Insaddition, a
25 local alarm shall be provided on the exterior and interior of the building.
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27 e. A11 emergency lighting, exit sign lights, shall have two separate sources of
28 power as required in the Building Code.
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3o f. Provide panic hardware on all required exit doors.
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32 g. Provide smoke detectors in all sleeping rooms and common hallways.
33 Detectors shall be provided hardwired with battery backup. Electrical circuits
34 supplying detectors shall be separate dedicated lines with no other devices on the
35 circuits.
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37 h. Contractor shall provide the Fire Marshal's office with two (2) sets of
38 plans for the underground fire service main for permit approval, prior to
39 commencement of work.
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41 7. The following requirements of the Public Works Department shall be addressed in
42 plans submitted for building permit approval:
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44 a. Abandon any unused water services at the water. main.
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Reso. 96-311 NCS Page 5 of 6
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1 b. Install new water service for the project as specified by City Ordinance.
3. c. On-site water, sewer, drainage to be privately maintained.
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5 8. "fhe following recommendations of the Police Department shall be addressed in
6 plans submitted for building permit approval:
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8 a. Each unit shall have its address posted at the front door area.. in a manner
9 that is readily visible to emergency response personnel.
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ii b. A directory shall be located at a central point in the complex with the
12 manager's apartment number and phone number, as well as each individual
t3 resident's last name and apartment number.
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15 c. An emergency alarm system shall be installed in a central location within
16 each apartment. It is further recommended that the alarm be connected to the
t 7 manager's office.
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19 d. Landscaping shall be maintained below window openings and away from
20 walkways.
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22 e. It is recommended that all front door locks have adual-security system
23 which permits the use of a single key for the dead bolt and door knob, and allows
24 opening of the door knob and deadbolt with one turn from the inside of the unit.
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26 9. The existing overhead utility lines and easement shall be relocated to the
37 satisfaction of Engineering staff and PG&E. Plans submitted for approval of
28 development permits shall reflect. the proposed relocation of these facilities. A
29 copy of the recorded document verifying relocation of the easement shall be
30 submitted to Planning and Engineering staff prior to issuance of a Certificate of
31 Occupancy.
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33 ]0. Prior to issuance of development permits, a Certificate of Correction shall be
34 recorded to remove the setbacks reflected for Lot 1 of Parcel Map No. 243.
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36 salires2hp32 Under the power and authority conferred upon this Council by the Charter of said City
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the App orn~i as to
Council of the City of Petaluma. et a (Regular) (Kd116titfdGH)C$S meeting
on the ...._4th ............. day of "......I9.4V~p1bQX'...--"-----.................., is...~s., by the ~ ~ s~...
fouowing rote:
City Attorney -
AYES: Maguire, Hamilton, Barlas, .Read, Shea, Vice Mayor Stompe, Mayor Hilligoss
NOES: None
i
ABSENT: None `
~ ~
ATTEST: .... -.._..... ... _.. ......., . .:L~~
City Clerk Mayor
Ctinmeil File.._._..._.._ ..................
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