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HomeMy WebLinkAboutResolution 90-133 04/16/1990t Fees®luti®n No. 90-133 N~.s. of the City of Petaluma, California 1 2 A RESOLUTION APPROVING THE PUD UNIT DEVELOPMENT 3 PLAN FOR MCNEAR HILL LOCATED ON PETALUMA BOULEVARD 4 SOUTH ACROSS FROM MCNEAR AVENUE, AP NO. 008-530-04 5 6 WHEREAS, by action taken on March 27, 1990, the Planning Commission recommended 7 conditional approval of a PUD Unit Development Plan for the development of a 186- 8 townhouse condominium subdivision. 9 10 THEREFORE, BE IT HEREBY RESOLVED that the City Council adopts the findings of 11 the Planning Commission as its findings as set out hereinafter: 12 13 Findin s: 14 1. No additional environmental review is necessary for this project as per CEQA 15 Section 15162. 16 2. This project, as conditioned, is consistent with the City of Petaluma General Plan. 17 3. This project, as conditioned, is consistent with the City of Petaluma Zoning 18 Ordinance and the PUD district. 19 4. This project, as conditioned, represents a more desirable land use than possible 20 within an individual zoning district and meets the required findings of Section 19A- 21 300 of the zoning ordinance. 22 23 BE IT FURTHER RESOLVED that the City Council hereby approves the McNear Hill 24 Unit Development Plan subject to the conditions of approval set out herein: 25 26 Conditions: 27 1. All conditions set forth in Resolution 86-223 and in Resolution 88-224 shall remain 28 in effect for the approval of this development plan and shall be complied with as set 29 forth as follows, unless amended by the conditions of this project approval. 30 (Italicized words have been added for clarification). 31 (From Resolution No. 86-2231: 32 1. Site plan, building architecture, exterior materials and colors and landscaping 33 shall be subject to SPARC review and approval, prior to issuance of the first 34 development permit (i.e. grading/building). 35 2. Treatments shall be carried on all four building elevations, subject to SPARC 36 review and approval. Reso. 90-133 N.C.S. Res. No. ......._....~ ............... N.C.S. 3. Hours of construction activity on the McNear Hill project shall be limited to the hours of 7:00 AM to 6:00 PM, Monday through Friday (non-holiday). 4. All construction equipment powered by internal combustion engines shall be properly muffled and maintained to minimize noise. Unused equipment shall be turned off when not in use. 5. Project area lighting shall be designed to minimize effects on nighttime views from within and around the project site, particularly across the river. Project area lighting shall be subject to SPARC review and approval with acknowledgement to cross river impacts and security concerns. 6. All commonly owned recreational areas and public access/open space improvements shall be fully developed prior to issuance of the first occupancy permit. 7. The development plan shall include development standards, subject to staff review and approval which shall include, but. not be limited to, the following requirements: a. Rebuilding and/or replacement of structures, including. fencing, shall conform to the Unit Development Plan. b. Garage conversions are prohibited. c. No storage of recreational vehicles, boat trailers or disabled vehicles is permitted within the PUD. d. Solar collector use and placement. 8. All landscaping and irrigation systems in the public right-of-way shall be maintained through a legally binding Maintenance Agreement between the developer and the City of Petaluma, shall. be installed to standards acceptable to the City of Petaluma and shall be operated by time-controlled devices. 9. If any subsurface archaeological materials are encountered within the project area, all work shall be immediately halted and a qualified archaeological consultant contacted in order to evaluate the materials and formulate appropriate strategies for their preservation and protection. 10. Guest parking shall be clearly identified, subject to SPARC review and approval. 11. All on-site improvements, i.e. paved areas, utilities, drainage, etc. shall be subject to approval of appropriate City departments. The primary loop road shall be constructed to City public street standards. Designation of status of Reso. 90-133 N.C.S. 2 1 on-site utilities (private vs. public) shall be as determined by the City 2 Engineer. 3 12. Public utility easements shall be provided to the satisfaction of the 4 agencies/departments which provide the individual utilities, prior to the 5 issuance of any development permit (i.e. grading/building). 6 13. Detailed geotechnical investigations shall be completed in areas where 7 proposed development would impinge on steep or potentially unstable slopes 8 to comply with Ordinance 1576, subject to review and acceptance by the City 9 Engineer. These shall include, but not necessarily be limited to, the steep 10 north slopes of the hill and expansive soils along the river front. The project 11 sponsor shall adhere to the recommendations of the geotechnical report 12 prepared for the development. Recommendations shall include site-specific 13 information for the repair of areas of soil creep and potentially unstable 14 slopes in or near developed property and along proposed roadways, and 15 other concerns as addressed on pages 4-37 and 4-38 in the certified EIR. 16 14. All grading and site preparation shall be done under the direct observation 17 of the soil engineer in accordance with the specifications for engineered fill 18 supplied by the geotechnical consultant. 19 15. Fill slopes and cut slopes higher than ten feet shall be inclined no greater 20 than 3:1 unless specifically reviewed and approved by a qualified soil 21 engineer. Subdrainage and surface stabilization would be installed to 22 prevent sloughing or raveling of slopes. 23 16. Storm drainage and Subdrainage facilities shall be installed and maintained 24 to prevent erosion of fill, subject to review and approval of City Engineer. 25 17. Subdrainage recommendations to correct erosion and unstable soil 26 conditions shall be designed to mitigate either artesian or gravity flow, 27 whichever occurred at the specific point of seepage. All hillside drainage 28 control shall be by underground pipe system with surface catchment swales 29 and inlets. 30 18. Fill slopes shall be overfilled and graded back to obtain stable surfaces; 31 .subject to review and approval of City Engineer. 32 19. Cut-and-fill slopes shall be planted to reduce erosion, subject to review and 33 approval of City Engineer. 34 20. Foundations suited to existing soil conditions shall be designed for all 35 buildings. Reso. 90-133 N.C.S. 3 1 21. Retaining walls higher than three feet shall be subdrained. All retaining 2 walls shall be designed to resist pressures appropriate to the size of the 3 backslope. 4 22. Immediately after building sites are graded, they shall be inspected for 5 expansive soils by a qualified soils or geological engineer and treated, where 6 necessary, by over-excavation and backfilling. Moisture prevention 7 treatment shall be used beneath building slabs-on-grade. 8 23. Fractured soils throughout the site shall be repaired by over-excavation, and 9 the installation of subdrains and engineered backfill. 10 24. The developer shall submit a plan for on-going routine parking area cleaning 11 prior to issuance of the first certificate of occupancy and subject to the review 12 and approval of the Public Works Director. 13 25. Roof cover shall be of fire retardant type for all buildings of the project. 14 26. Tree planting along eastern boundary shall be increased in quantity and size 15 to provide dense, early screening for adjacent industrial use, subject to 16 SPARC approval. 17 27. School facilities and Park/Recreation Land Improvement Fees shall be paid 18 in accordance with City Ordinances and Resolutions in force at time of 19 issuance of building permits. 20 28. Fire protection requirements, subject to review and approval of the Fire 21 Marshal, shall be incorporated into the project, as follows: 22 a. Provide fire hydrants as marked on plan (on file in Fire Marshal's 23 office). 24 b. Provide fire alarm system for all buildings with three (3) or more units 25 in accordance with Section 10.307A of the 1979 Edition of the 26 Uniform Fire Code. 27 c. Provide smoke detector in all units on separate circuits with visual 28 alarm device installed above or near main entry door. 29 d. Provide automatic fire extinguishing system for all buildings 8,000 sq. 30 ft. and larger (Section 10.309A of the 1979 Edition of the Uniform 31 Fire Code). 32 29. Street name(s) shall be subject to review and approval of the Street Naming 33 Committee, prior to Final Map approval. 34 30. All units shall be provided with a lighted street address, location and design 35 subject to staff review and approval. Reso. 90-133 N.C.S. 4 1 31. A fence b' in height slap be provided along the side property lines (east and 2 west boundaries) excepting riverfront setback area, subject to SPARC review 3 and approval. 4 32. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 A decorative fence shall be provided along the riverfront setback boundary with height and gate locations subject to SPARC review and approval with recommendations by the Police Department. 33. The riverfront trail shall have an improved bicycle passable surface. 34. Riverfront planting to re-establish appropriate riverfront native vegetation shall be subject to review and comment by the Department of Fish and Game prior to SPARC review. 35. Tree retention, removal, replacement; site plan, grading plan, and proposed landscape shall be reviewed and evaluated by an independent landscape designer or arborist, whose recommendations to insure the long-term viability of existing significant vegetation shall be followed insofar as feasible as determined by the Planning Director. Said recommendations are also subject to SPARC approval. An independent consultant shall also be retained at the developers cost on behalf of the City all activities involving tree removal, grading, structural siting and construction in an effort to retain and protect as many significant trees as possible. 36. The project sponsor shall comply with all applicable flood mitigation requirements adopted by the City Council. 37. The project shall incorporate mitigation measures relative to surface hydrology concerns, subject to review and approval of City Engineer. 38. Trash enclosures shall be provided and designed to conform to all specifications of the City Trash Enclosure Screen Design Standards. Area shall be provided at each trash enclosure for recycling purposes. Location and design shall be subject to SPARC review and approval. 39. Catchbasins located on site for surface drainage shall not have traps in the bottom where water might stand and provide suitable larval mosquito habitat. 40. Existing trees and shrubs to be retained along east side of western access road shall be trimmed to provide better site distance. 41. Outbound exits on both east and west sides shall be stop-sign controlled. 42. Open space public access from Petaluma Boulevard South shall be widened to eighteen feet to allow ten feet of dense, landscape screening while providing an improved eight foot wide public access trail. Signs shall be provided at Reso. 90-133 N.C.S. 5 1 Petaluma Boulevard South to identify public access, subject to staff review 2 and approval. 3 43. All dwelling units shall be designed to the approval of the Community 4 Development Department to insure interior sound level from exterior noise 5 sources do not exceed 45 DBA in habitable rooms and 40 DBA in bedroom 6 areas. 7 44. Patios/balconies for each unit shall have a minimum. of sixty (60) square feet 8 of area. 9 45. A public transit pull-out and stop area shall be provided along the Petaluma 10 Boulevard South frontage, location and design subject to staff review and 11 approval. 12 46. Signs shall be installed along the primary loop road to identify "drop off' 13 areas to be limited to 15 minute parking. 14 47. Project identification sign shall be subject to review and approval of SPARC. 15 48. Signalization shall be provided for Petaluma Boulevard at Mt. View Avenue 16 by the developer concurrently with the project. Improvements subject to 17 review and approval of City Engineer. Developer shall prepare apay-back 18 agreement to obligate other development in the area, identifying the City's 19 share for existing traffic volumes. The formula for payback amounts shall be 20 established through negotiations by the City and the project developer. 21 49. Handicap accessible and adaptable units shall be provided per the Uniform 22 Building Code. 23 50. Wording in leases/deeds shall fully describe potential noise and hazards 24 from adjacent industrial uses. 25 51. Project shall submit Public Improvement Agreement Bonds and Insurance 26 prior to the issuance of a grading permit and/or building permit. 27 52. Public improvement plans shall include the off-site sanitary sewer extension 28 ~ necessary to serve the subject property, subject to review and approval of 29 City Engineer. 30 53. Project shall provide compacted fill; key, buttress and subdrain as needed, to 31 reduce risk of downslope soil movement to maintain slope stability, subject to 32 review and approval of City Engineer. 33 54. Structures, cuts and fills shall be designed to resist earthquake-induced 34 groundshaking, subject to review and approval of City Engineer. Reso. 90-133 N.C.S. 6 1 55. If deemed necessary by required geotechnical investigation, development 2 shall have increased setbacks from the riverfront to avoid effects of 3 differential settlement, subject to review and approval of City Engineer. 4 (From Resolution No. 88-224): S 1. Applicant/developer shall participate on a fair share basis in any future 6 assessment districts or other funding mechanisms formed to improve 7 areawide flooding, traffic congestion or other subregional problems for which 8 development of this property is found to be a contributing factor. Major 9 Capital Facilities Fees, if .found to be different from said funding 10 mechanisms, shall also be applicable in an amount to be determined by the 11 City Council prior to final map approval, payable at time of final map or 12 pursuant to adopted regulations. 13 2. If the existing 24 inch storm. drainage easterly of project is not upgraded prior 14 to plan approval, all project storm water discharging at the southeasterly 15 corner of the site must be tied into the site storm drain, per Sonoma County 16 Water Agency. 17 3. Project shall comply with all conditions as required by the City Engineer, as 18 follows: 19 a. All grading and erosion control measures shall conform to the City's 20 Erosion Control Ordinance No. 1576. 21 b. All existing and proposed utilities traversing the site and along street 22 frontage shall be placed underground. 23 c. Handicapped ramps shall be provided at the intersections of Petaluma 24 Blvd. South with the primary loop road.. 25 d. T'he developer shall comply with the amended Petaluma Municipal 26 Code Sections 20.36.010 and 20.36.020 which requires the developer 27 to pay storm drainage impact fees (as calculated in Chapter 17.30) on 28 construction in all sections of the City of Petaluma. 29 e. All storm drainage improvements shall conform. to the requirements 30 of the Sonoma County Water Agency Master Drainage Plan, 31 including the 15 inch storm drain along Petaluma Boulevard South. 32 f. All publicly owned and maintained water lines located on private 33 property shall be in an exclusive paved 10' water main easement. 34 g. Design and construction of all public street frontage improvements 35 and utilities necessary to serve the project shall be subject to approval 36 of the City Engineer. Reso. 90-133 N.C.S. 7 h. Except for the 12 inch main, the sanitary sewer within this development shall be private. i. The proposed looped roadway section shall be constructed to City Standards (2" AC over 5" AB over 5" ASB). j. Outbound exits on both east and west sides shall be stop-sign controlled. k. Adequate stopping sight distance shall be provided at both access driveways. 1. Signalization shall be provided for Petaluma Blvd. at Mt. View Avenue by the developer concurrently with the project. Improvements subject to review and approval of the City Engineer. The formula for payback amounts shall be established through negotiations by the City and the project developer. m. This development shall contribute a proportionate share of the cost of a traffic signal installation at Petaluma Blvd. South and. McNear Avenue. n. Signing and striping shall conform to the City of Petaluma standards. o. The proposed sidewalk located outside the Petaluma Blvd. South right-of-way shall be contained in public access easement. p. The pedestrian path to be dedicated for public use shall be stabilized in accordance with the soils report to the satisfaction of the City Engineer. q. The proposed location of the crosswalk at the most easterly entrance shall be evaluated with respect to sign distance with the improvements plans. r. Extend 12 inch rather than 8 inch water main in Petaluma Boulevard to southerly street connection. s. Both the east and west entrances to the project shall be widened appropriately to accommodate a 2 foot shy-away from curbed medians and landscaping installed so as not to provide site distance obstructions for motorists. 4. The project developer shall pay $150.00 per estimated daily trip end, to the City of Petaluma. If the City establishes a Major Facilities Traffic Mitigation Fee prior to close of escrow of any unit(s) or issuance of a certificate of occupancy, the fee for said unit(s) and all subsequent unit(s) in this project Reso. 90-133 N.C.S. 8 s 1 thereafter shall be either $150.00 per trip end or the Major Facilities Traffic 2 Mitigation Fee, whichever is more. 3 2. The following requirements of the Fire Marshal shall be met, subject to his review 4 and approval: 5 a. Provide smoke detectors in all units on separate circuits with visual alarm 6 device installed above or near main entry door. 7 b. Provide fire alarm system for all buildings with 3 units or more in accordance 8 with Section 10.306A of the 1985 Uniform Fire Code as amended by the City 9 of Petaluma. 10 c. Each building shall be provided with a strobe light connected to the alarm 11 system to identify which building is in alarm mode. 12 3. The following requirements of the Chief Building Inspector shall be complied with, 13 subject to his review and approval: 14 a. Grading must be certified when completed to indicate compliance with 15 approved plans and will be required for occupancy. 16 b. Certify finished floor elevation before occupancy. 17 c. Where ground slopes greater than 1 on 10, foundation shall be stepped per 18 Uniform Building Code 2907(c). 19 d. Soils with expansion index greater than 20 requires special design foundation 20 per Uniform Building Code 2904(b). 21 e. All roofing shall be "B" rated or better per Ordinance No. 1744/1988. 22 f. Show site drainage and grading topography. 23 g. Verify utilities are adequate for building (i.e., size of water, electrical and gas 24 service and size of sewer). 25 h. Responsible party to sign plans. 26 i. Submit soils report to verify foundation design. 27 j. If houses with property lines between them, then parapet would be required 28 (see section 1709 of 1988 UBC) 29 4. The following conditions of PG&E shall be complied with. in the development of 30 this site: 31 In order to individually meter/serve the lots, there are two alternatives. 32 They are as follows: 33 a. The buildings are group metered as originally planned and easements 34 through the buildings are provided for individual customer's facilities. Reso. 90-133 N.C.S. 9 1 b. Additional gas, electric, telephone, and CATV facilities are installed 2 at the developer's expense and each lot is individually 3 metered/served. 4 In either case, the new building plans must be reviewed for conflicts with 5 existing facilities and load changes. 6 5. Security lighting shall be provided along the public access pathway as recommended 7 by the Police Department, subject to SPARC review and approval. 8 6. The following condition related to public access shall be met, subject to staff review 9 and approval: 10 a. A ten foot wide public access easement shall be offered for dedication to the 11 City of Petaluma from Petaluma Boulevard South to the Petaluma River. 12 b. The area between the north property line of the project site and the area 13 labeled as "creek setback line" on the vesting tentative map shall be offered 14 for dedication to the City of Petaluma as a public access easement. 15 c. The improved pathway within the public access easement shall be a 16 minimum of eight (8) feet in width to allow pedestrian and bicycle use. The 17 pathway shall be identified by special design treatment, such as the use of 18 decorative paving or special surfacing, where it crosses internal roadways. 19 The pathway shall be designed to avoid internal roadways to the greatest 20 extent practicable. The pathway shall be useable by bicyclists and pedestrians 21 for its full extent. from Petaluma Boulevard South to the west property edge. 22 d. The physical improvement of the public access easement to the river and 23 along the river frontage, shall be subject to SPARC review and approval. The 24 goal is the development of a usable and attractive area for both residents of 25 the complex and the public at large. Areas of special SPARC review shall 26 include, but not be limited to: landscaping, lighting, treatment of hard 27 surfaces, fencing and safety/security, and the provision of active and passive 28 recreational opportunities. SPARC review shall also include review of 29 cleanup and beautification of the river and its banks and protection of the 30 river as a natural resource. 31 e. A special entry treatment to the public access easement from Petaluma 32 Boulevard South shall be provided to identify the public pathway, subject to 33 SPARC review and approval. Signing shall be included as part of the entry 34 treatment to indicate that public access is available. 35 f. SPARC shall review development plans for the adequacy of access from 36 within the development itself to the river front. Additional stairways or Reso. 90-133 N.C.S. 10 1 pathways from unit clusters fronting on the river or from the clubhouse area 2 may be required. 3 7. Plans submitted for SPARC review and approval shall include the following 4 revisions related to parking: 5 a. No more than five garage stalls shall be provided consecutively along the 6 west property line without a landscape strip equal to one parking space in 7 width. 8 b. The triangular area of parking near the east property line shall include a mix 9 of compact and full-sized spaces. 10 c. All parking spaces shall meet SPARC guidelines for size and for parking area 11 landscaping, including providing landscape fingers between every eight 12 consecutive parking spaces. 13 d. While meeting the above requirements, the project shall attempt to retain its 14 parking ratio of 2.4 spaces/units by creating replacement spaces on site. 15 8. Common open space areas shall be subject to SPARC review and approval. Areas 16 shall be developed to provide pleasant, attractive areas which encourage people to 17 use the areas for socializing, sitting or reading, not merely as areas to pass through 7.8 on the way to their front doom. 'The space shall be defined both through the 19 surrounding structures and through its design. SPARC review shall include, but not 20 be limited to, landscaping; choice of hardscape material, location and design; 21 opportunities for passive recreation; and texture and color of surface materials. 22 9. The treatment of the private areas of each lot shall be provided for SPARC review 23 and approval. 24 10. The landscape plan for this project shall be subject to SPARC review and approval. 25 In addition to the normal areas of landscape review, SPARC shall review the plans 26 for compliance with the following: 27 a. Provision of appropriate riparian landscaping along portion of the site 28 contiguous to the Petaluma River, including native oaks as feasible. Provision 29 of landscaping along river and other portions of the site visible from the river 30 to soften the unit massing and height and provide attractive views of the site 31 from the river. 32 b. Provision of landscaping to buffer the impacts of this development. 33 Landscaping along the east and west property lines shall both screen the 34 heavy uses which will be visible from the condominium uses and soften the 35 impact of the rear of the garages as viewed from off site. Landscaping shall 36 also be provided to soften the visual impact of the mass and height of this Reso. 90-133 N.C.S. 11 1 development as viewed from Petaluma Boulevard South and to provide an 2 attractive entryway into the city. 3 c. The landscape plan shall emphasize the replanting of native trees, 4 particularly along the hillside areas, along the Petaluma Boulevard South 5 frontage and along the riverfront. It shall be recognized that additional tree 6 landscaping of this site is required as a replacement program for the removal 7 of existing mature trees. 8 11. a. None of the existing trees on-site shall be removed or disturbed by site 9 development. Plans shall be revised to allow the retention of the 15" redwood 10 proposed for removal. Prior to the SPARC review of this. project, the 11 development plans shall be reviewed by a registered arborist/horticulturist, 12 selected by staff at the developer's expense, to ensure that no additional tree 13 removal or deterioration will occur from this project. Said review shall 14 consider the impact of development based on the present condition of 15 remaining trees. 16 b. In-ground fencing shall be provided around all existing trees at drip line. 17 Verification of the adequacy of the fencing shall be provided to staff by the 18 selected arborist/horticulturist prior to the .issuance of a building permit. The 19 arborist/horticulturist shall be retained on site to monitor all construction 20 and grading activity, subject to staff approval, which could impact existing 21 trees. The cost of the on-site inspection and monitoring shall be borne by the 22 developer. 23 12. The public access shall be offered for dedication prior to or concurrent with 24 approval of a final map for the project. The developer shall either provide the 25 improved public access from Petaluma Boulevard South to the river in conjunction 26 with phase 1 or shall provide a temporary means of public access through the 27 development. A sign indicating such temporary access shall be provided on 28 Petaluma Boulevard South. The full length of the public access easement along the 29 Petaluma River shall be improved in phase 1. Phase 1 shall also include the 30 implementation of the tree replacement program and provision of landscaping along 31 the Petaluma Boulevard South frontage, uphill of the B units, and along the 32 riverfront. 33 13. All conditions of approval of the PUD development plan requiring modification of 34 the tentative map shall be incorporated into a revised tentative map submitted for 35 SPARC review. Reso. 90-133 N.C.S. 12 1 14. The proposed Covenants, Conditions and Regulations for this development shall be 2 subject to City review and approval prior to final map approval. 3 15. Development fees shall be as set forth in "Special Development Fees" booklet dated 4 February 7, 1990 as prepared by the City of Petaluma Community Development or 5 at time of building permit issuance, whichever is most current. 6 16. This project shall be responsible for the payment of Major Traffic Facilities 7 Improvement Fees of $150.00 per daily trip end estimated to be generated by this 8 project. Trip generation figures shall be as determined by the City Engineer and 9 shall be based on the fees in effect at time of acceptance of Final Map. 10 17. Signs shown on plan are not approved as part of this project. Sign permits must be 11 obtained through the Building Department, and be designed to conform with the 12 Zoning Ordinance to staff satisfaction through the administrative SPARC process. 13 18. SPARC review of building architecture shall include, in addition to standard review, 14 consideration of opportunities to add diversity, embellishment or otherwise create 15 greater differentiation between the unit clusters of the same type unit. 16 19. The project sponsor shall be required to pay low and moderate income housing in- 17 lieu fees of an amount to be determined according to the schedule established by 18 the City Council, or make alternative arrangements to meet the low and moderate 19 income housing provision requirements of the Housing Element, subject to approval 20 of the City and prior to approval of the Final Map. 21 22 PUDmcn /council-2 Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the ~ppmved as to Council of the City of Petaluma at a (Regular) (~~$~il~~~ll) meeting' i ~1 l ~ e )~.. on the ....-lbxrh.-......-.. day of ...........A.p~.a~.1 .................................... 19..9Q.., by the t ,;... followm vote: .-~---.-a:'•- N g .-.•... - ----•-•-----------• . ~ City A`ttornev AYES: Tencer, Woolsey, Cavanagh, Balshaw, Vice Mayor Sobel, Mayor Hilligoss NOES: C ~ /~ '.-- .~- ABSENT: Da i s ~,p~ / --.- ~~! Ate" ATTES'T': -• ..... ............................•----.-...-.-...-•--•--.........-.-_...........-.... -........ .. -_. . -. Ci y Clerk Mayor ... .... . Council File----.---1.. CA 10-85 ~ Res. No.........9.Qe.. .3.~... N.C.S.