HomeMy WebLinkAboutResolution 2009-076 N.C.S. 06/01/2009Resolution No. 2009-076 N.C.S.
of the City of Petaluma, California
APPROVING THE UNIT DEVELOPMENT PLAN AND
DEVELOPMENT STANDARDS FOR THE
LOGAN PLACE PLANNED UNIT DEVELOPMENT, APN 019-020-013
WHEREAS, the Planning Commission filed with the City Council its report set forth in
its minutes of April 14, 2009, recommending approval of a Unit Development Plan and
Development Standards for the Logan Place Planned Unit Development ("the Project"); and
WHEREAS, the City Council held a noticed public hearing on said Unit Development
Plan and. Development Standards on May 18, 2009; and
WHEREAS, on May 18, 2009, in compliance with the California Environmental Quality
Act (CEQA), 14 California Code of Regulations Sections 15000 et seq. (CEQA Guidelines) and
the City of Petaluma Environmental Guidelines, the City Council adopted Resolution No. 2009-
072 N.C.S., adopting a mitigated negative declaration of environmental effect for the Project.
NOW, THEREFORE BE IT RESOLVED that the City Council does hereby find:
The Plan clearly results in a more desirable use of land and in a better physical
environment than would be possible under any single zoning district.
Creating a neighborhood at 25.3 units to the acre with ample, usable, and centrally
located open and community space (rather than requiring more parking than
needed or one type of height separation when another type will serve as well},
makes the development of this land under the Logan Place PUD more desirable
than development under standard MU 1 a zoning. Furthermore, the resultant 66
units will rent at a rate affordable for those earning 30% to 60% of the area
median income and will be affordable for at least 55 years, furthering the City's
affordable housing goals.
2. The PUD District is proposed on property which has a suitable relationship to
one or more thoroughfares, and said thoroughfare is ade yuate to carry any
additional traffic generated by the development.
The Project sits directly on Petaluma Boulevard North and access to the 66
apartment units will be via one of two proposed or existing driveways. The traffic
impact study prepared for the proposed project concluded that the levels of service
(LOS) at the studied intersection would be unchanged at LOS A, in the existing
condition, if project traffic were added. The study also concluded that the
intersection would be at LOS C in the morning and LOS D in the evening under
both the future conditions scenario and the future plus project conditions scenario.
In conclusion, when the subject site is fully developed, the study intersection is
expected to operate at the same level in both the existing and the projected future
condition, with or without the project.
Resolution No. 2009-076 N.C.S. Page
3. 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 adequate landscaping and/or screening is
included if necessary to insure compatibility.
SPARC was supportive of the preliminary site plan. The project's preliminary
landscaping plan calls for trees to be planted along all of the property lines that
adjoin existing uses as well as Petaluma Boulevard North.
4. 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 lacks any significant natural or scenic qualities, with the
exception of the 0.05-acre wetlands which fall under the jurisdiction of the Army
Corps of Engineers, who, in a letter dated August 2009, permitted the wetlands to
be filled, based on conditions that include purchase of the equivalent amount of
seasonal wetland credits. The site plan proposes many amenities including large
outdoor common areas, a turf play area, two play structures, a sportlbasketball
court, and an indoor community room with a kitchen. A third of the apartments
will have a private deck or patio.
5. The development of the subject property, in the manner proposed by the
applicant, 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, with the Petaluma General Plan,
and with any applicable plans adopted by the City.
An Initial Study that evaluated potential environmental impacts associated with
the project determined that no significant unmitigated environmental effects
would result from this proposal. The project will help the City meet its goals for
providing affordable housing for families and individual. It is consistent with the
Zoning Ordinance, General Plan, and Housing Element.
BE IT FURTHER RESOLVED that this Resolution shall become effective upon the
effective date of Ordinance No. 2325 N.C.S., Approval of Rezoning to a Planned Unit District
(PUD) for Logan Place," which is thirty (30) days after the date of the adoption of said
ordinance by the Petaluma City Council.
BE IT FURTHER RESOLVED that the City Council does hereby approve, pursuant to
the provisions of Zoning Ordinance No. 2300 N.C.S. and based upon the evidence contained in
the record of proceedings and/or received at or before the hearing of this matter, the Logan Place
Unit Development Plan set forth in Exhibit A and the Development Standards for the Logan
Place Planned Unit District set forth in Exhibit B, subject to the conditions set forth below.
Resolution No. 2009-076 N.C.S. Page 2
CONDITIONS OF APPROVAL
Logan Place Planned Unit Development
1200 Petaluma Boulevard North, APN 007-020-013
Project 08-SPC-0525-CR
From the Planning Division (778-4301)
1. 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.
The plans submitted for building permit review shall be in substantial compliance with
the Unit Development Plan date stamped April 6, 2009.
All mitigation measures adopted in conjunction with the Mitigated Negative Declaration
for the Logan Place are herein incorporated by reference as conditions of project
approval.
4. Upon approval by the City Council, the applicant shall pay the 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
eliminated the fee exemption for projects determined to have a de minimis effect on fish
and wildlife and requires that an environmental filing fee be paid, (as required under Fish
and Game Code Section 711.4d) to the Sonoma County Clerk on or before the filing of
the Notice of Determination (as of January 2009, the fee is $1,993, contact them at 944-
5500 to confirm).
Prior to building permit approval, the plans shall note the installation of high efficiency
heating equipment (90% or higher heating/furnaces) and low NOx water heaters (40 or
less) in compliance with policy 4-P-15D (reducing emissions in residential units).
6. Prior to building or grading permit approval, all plans shall note the following and all
construction contracts shall include the same requirements (or measures shown to be
equally effective, as approved by Community Development Department), in compliance
with General Plan policy 4-P-16:
• Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction;
• Minimize idling time of construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
• Use alternative fuel construction equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
• Use add-on control devices such as diesel oxidation catalysts or particulate filters;
• Use diesel equipment that meets the ARB's 2000 or newer certification standard for
off-road heavy-duty diesel engines;
• Phase construction of the project; and
• Limit the hours of operation of heavy duty equipment.
Resolution No. 2009-076 N.C.S. Page 3
7. Prior to SPARC review, the applicant shall submit the GreenPoints Checklist showing
that the project is designed to achieve 140 GreenPoints under the Multi-family Build It
Green program. Prior to building permit issuance, the Checklist shall be submitted and
the building permit plans shall depict/note the relevant measures. Prior to building permit
final, the project (or each unit or building) shall be GreenPoint Rated for 140 points.
8. Prior to issuance of any grading or building permits, Site Plan and Architectural Review
Committee shall review and approve site plan design, building design, PUD
Development Standards, colors and materials, landscaping, signage, and lighting.
Specifically, SPARC shall:
a. Ensure good quality lighting near the exterior bicycle rack locations.
b. Review circulation signage and require PBAC's direction that:
® Clear and visible signage is located at the southern, shared-use driveway to alert
drivers to the possibility of encountering bicyclists and pedestrians when exiting
and entering the site.
® Cautionary pedestrian signage for vehicular drivers needs to be optimally visible
to drivers.
® Cautionary vehicular signage for pedestrians needs to optimally visible to
pedestrians and cyclists.
c. Ensure that the southern driveway is designed and signed to discourage non-:resident
vehicles from entering project site at this driveway.
d. Consider white or light colored roofing material ("cool roofs") on roofs not used for
solar purposes.
e. Reduce the potential heat island effect coming. off the parking lot behind the podium
building by using light colored materials on the ground or by using shade trees or
shade structures (perhaps solar shades) over the asphalt.
£ Look at tree design as a means of reducing heat gain to the buildings and look at
incorporating some fruit trees into the landscape plan.
g. Consider the incorporation of some larger balconies.
h. Pay special attention to the color and materials of the podium building.
9. All lighting shall be glare-free, hooded, and downcast in order to prevent glare into
bicyclists' and pedestrians' eyes.
10. Should use of the southerly driveway result in safety concerns, the City may limit access at
this driveway to right turns in and out.
11. No fence along the northern property line is required. A gate to The Bounty Farm (along
the southern boundary) is required.
12. The following points taken from .Burbank Housing's May 4th letter to Mike Estournes of
Lakeville Auto Body (Attachment 3) are hereby added as conditions:
a. The shared driveway shall be "de-emphasized" as a Logan Place entry. There will
not be a Logan Place sign at the entrance to the shared driveway.
b. If approved by SPARC, signage will be placed in the shared driveway stating that
there is no Logan Place guest parking available from the southerly driveway. If, at
Resolution No. 2009-076 N.C.S. Page 4
the time of the SPARC hearing, Lakeville Auto Body desires it and SPARC approves
it, the applicant. shall paint "No Logan Place guest parking" on the shared driveway.
c. The 39 parking spaces accessible from the shared driveway shall be assigned to
tenants.
d. An addendum shall be included in the standard tenant lease informing all new
residents that the northerly driveway is the only access point for visitors and that all
visitor parking spots are available only through the northerly driveway. The
addendum will also acknowledge the abutting location of an auto body facility and
note that in the normal course of business there may be some noise.
e. The Logan Place resident manager will work closely with Lakeville Auto Body staff
to monitor the shared driveway and if necessary, advise and warn Logan residents if
any use a Lakeville parking spot.
f. If desired by Lakeville Auto Body, the Logan Place applicant is willing to provide a
reasonable amount of additional signage on the Lakeville Auto Body site, including
parking warnings on each Lakeville parking stall, prior to completion. of Logan Place.
13. 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.
14. The applicant shall defend, indemnify and hold harmless the City and its officials,
boards, commissions, agents, officers and employees ("Indemnitees") from any claim,
action or proceeding against Indemnitees to attack, set aside, void or annul any of the
approvals of the project to the maximum extent permitted by applicable law. To the
extent permitted by applicable law, the applicant's duty to defend, indemnify and hold
harmless in accordance with this condition shall apply to any and all claims, actions or
proceedings brought concerning the project, not just such claims, actions or proceedings
brought within the time period provided for in applicable State and/or local statutes. The
City shall promptly notify the applicant of any such claim, action or
proceeding concerning the Project. The City shall cooperate fully in the defense.
Nothing contained in this condition shall prohibit the City from participating
in the defense of any claim, action, or proceeding, and if the City chooses to do so,
applicant shall reimburse City for attorneys' fees and costs incurred by the City to
the maximum extent permitted by law.
From the En ineering Division (778-4301):
Prior to issuance of a building permit (unless otherwise noted), the .following conditions shall be
addressed.
15. Prior to building permit approval, an Irrevocable Offer of Dedication for pedestrian and
bicycle through travel along the northern driveway from Petaluma Boulevard North to the
eastern property boundary shall be submitted to the City. City staff shall be responsible
for processing and recording the irrevocable offer of dedication.
16. Prior to final inspection, the applicant shall reimburse the owner of Lakeville Autobody
for any oversized components of utilities that will be used to serve the Logan Place
development. The applicant shall coordinate directly with the owner of Lakeville
Resolution No. 2009-076 N.C.S. Page 5
Autobody and provide the City sufficient evidence that any necessary paybacks have
occurred.
17. Frontage improvements shall be installed per the civil engineering site plan set dated
April 6, 2009 including, but not limited to, new concrete, sidewalk removal and
replacement of broken curb and gutter, pedestrian ramps, streetlights, crosswalks,
landscaping, fire hydrants, etc.
18. All existing overhead utilities along the project frontage or traversing the site shall be
placed underground.
19. The necessary right of way shall be dedicated along the Petaluma Blvd. North project
frontage to the City of Petaluma.
20. An emergency vehicle access easement is required along the northern parking lot drive
aisle from Petaluma Blvd. North to the rear property line.
21. Grade conforms along the project frontage shall conform to the existing street
section/bike lane to the satisfaction of the City Engineer. Striping and pavement marking
shall be replaced in kind.
22. The project shall provide for zero net storm water runoff for the 10-year event to the
adjacent lands of Stonitsch and property located at 41 Shasta Avenue.
23. Sonoma County Water Agency and Zone IIA review and approval is required.
24. Site work shall generally conform to the site improvements as shown on the plans
provided with the application.
25. All work shall conform to the latest City standards.
26. All improvements shall be ADA accessible. All new pedestrian ramps shall have
detectible warning surfaces (truncated domes) installed.
27. Gallons per minute data for the proposed project shall be provided for the purposes of
sizing the domestic. water meter and supply line. City standard backflow prevention, by-
pass meter, control valves, etc shall be installed at the service connection to the existing
water main.
28. Prior to final inspection/issuance of a certificate of occupancy, the developer shall enter
into a City sub-metering agreement for domestic water supply.
29. All existing unused water and sewer mains shall be identified on construction drawings
and abandoned per City standards.
30. The developer shall comply with the City's phase II storm water management plan
including submittal of a notice of .intent and storm water pollution prevention plan to the
State and City.
Resolution No. 2009-076 N.C.S. Page 6
31. Joint trench plans are required with the building permit/public improvement plan
submittal.
32. Prior to final inspection/issuance of a certificate of occupancy, all public improvement
work shall be completed.
33. Maintenance declarations shall be provided for shared facilities.
34. All new on-site storm drain water and sewer shall be privately owned and maintained.
35. A public improvement plan application is required for all frontage work and all on-site
work within public easements. A public improvement agreement package including
necessary bonds and insurance is required.
From the Fire Marshal 778-4398
36. Prior to building permit issuance, ensure that the angle of approach/departure meets the
Department's ladder truck clearances (the gradient for the north entry fire apparatus
access road at approximately 12% is acceptable).
37. Prior to building permit issuance, submit detail for "speed bumps" along the north access
for Departmental review and approval.
38. The basketball court near the south side access drive shall remain open and clear and
final design is subject to the review and approval of the Fire and Public Works
Departments.
39. Prior to issuance of the building permit, proof of the required fire flow shall be provided
to the Fire Marshal's office. The FMO will not accept less than minimum fire flow and
pressure and it will be the developer's responsibility to make private and/or public
improvements to the system to meet the water flow demand of the project. Minimum
fire flow for buildings shall be calculated as specified in the 2007 California Fire Code
Appendix B, "Fire Flow Requirements for Buildings. Please be advised that if building
fire flow calculations cannot be made at the time of project submittal, the following fire
flows shall apply: Single- and Two-Family Residential: 1500 GPM at 20 psi residual.
40. Prior to issuance of the building permit, the plans shall note the size of the fire line, and it
shall meet the fire flow requirements of the sprinkler system design.
41. All building/s (or portions thereof) shall be protected by an automatic fire sprinkler
system as required by the City of Petaluma Municipal Code and shall conform to NFPA
13 requirements. The fire sprinkler system shall be provided with central station alarm
system designed in accordance with NFPA 72. A local alarm shall be provided on the
exterior of the building AND a normally occupied location in the interior of the building.
All systems require three sets of plans to be submitted to the Fire Marshal's office for
review and approval.
Resolution No: 2009-076 N.C.S. Page 7
From the Water Resources and Conservation Department (778-4699)
42. Prior to SPARC review, the landscape plans shall be submitted to the Department for
Water Conservation Ordinance review and direction.
43. Prior to building permit issuance, the landscape plans shall be submitted to the
Department for Water Conservation Ordinance review and approval.
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 Appro ed as
Council of the City of Petaluma at a Regular meeting on the I" day of June, 2009, f m:
by the following vote:
City Atto rn
AYES:
NOES:
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ATTEST: f `"' r~~ .- t, ~~'1.
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Resolution No. 2009-076 N.C.S. Page 8
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THIS IS A PROPQAL FOR A PLANNED UNIT DISTRICT BECAUSE THE PROJECT DOES NOT
CONFORM WITH MU1 ZONING IN 7W0 AAEAB:
1. PARKING
MUI ZONING REOUIREMEMS: la1 BEDROOMS = tot PARKING STALLS
PROPOSED STANDARDS: tat BEDFt00MS e 123 PARKING STALLS
2. BUIIDiNGHEIGHT
MU] ZONNG AEOUIREMENTS:
PRMCIPAL BURRING ~ 30 FT.
WHEN MORE THAN 90 FT FROM ABLTTTINGPROPfRTY UNf,
ONE ADDITIONAL FOOT OF HEIGHT75 PfRh41TTE0WlTH EACH ADDITIONAL
FOOT OF SfTBACX OVER 30 FT. FOR AMAK/AAUM HEIGMOF 45 FT.
ACCESSORY $TRUCTURE~20 FT.
PPOPQSED STANDARDS:
PODIUM BUILDING ~ a5 FT.
BU0.DIN0 7 38 FT,
BUILDING 2~e 35 FT
ACCESSORY STRUCTURE - 75 FT.
LOGAN PLACE
PROJECT NUMBER: 298083
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FROM TABLE 4.10 -MIXED USE DISTRICT DEVELOPMENT STANDARDS EX~IIBI'I'
Development Feature MU1 Logan Place PUD
Use See IZO Table 4.3 Multy Family Residential
Meeting Hall for use of Logan
Place residents
Lot Size Minimum area and width for each lot in a newsubdivision
Minimum area NA 2.61 acre
Minimum width NA 243.58'
Minimum depth NA 531.83'
SetBacks Minimum setbacks required. See Chap ter 12 for modifications,
Primary reductions, and encroachments. See C hapter 7 for any setback
requirements applicable ?o a specific la gnd use
Front 0 ft. 0 ft.
Side -Interior (each) 0 ft. Podium = 19 ft.
Abutting an R district: 15 ft.
plus 1 foot of additional setback Building 1-4 = 9 ft.
for ea. ft, of building height over 20 ft.
Side -Street side 0 ft. NA
Rear 0 ft. 24 ft.
Abutting an R district: 15 ft.
plus 1 foot of additional setback
for ea. ft. of building height over 20 ft.
Garage front NA NA
Setbacks
Detached accessory
structures
Front Not permitted in front setback Not permitted in front setback
Side -Interior (each) 4 ft. 4 ft.
Side -Street side 10 ft. NA
Rear 5 ft. 5 ft.
Site Coverage F/oorArea Ratio_ Site Coverage Floor Area Ratio. Site Coverage
2.5 FAR 80% 0.88 FAR 26%
100% for structured
parking
Height Limit Maximum allowable height of structures. See glossary (chapter 27) for height
Maximum Height measurements requirements, and Chapter 12 for height limit modifications
Principal Building 30 ft. Podium 45 ft.
Building 1 38 ft.
When more than 30 ft. from abutting Building 2-4 35 ft.
property line, one additional foot
of height is permitted with each
additional foot of setback over 30 ft.
for a maximum height of 45 ft.
Accessory Structure 20 ft. 15 ft.
Usable Open Space 30 sq. ft. /unit Min. of 7250 sq. ft. of usable
Usable common space common space = 110 sq.ft./unit
is strongly encouraged
1/3 of all units shall have private
open space at min. of 20 sq. ft.
Min_ depth of this space shall be 3 ft. Min. depth of this space shall be 3 ft.
Fencing & See Zoning Ordinance As shown on
Landscaping Chapters 13 & 14 Landscape 8~ Civil Plans
Parking 123 spaces/141 bedr/66 units
1 space per bedroom per Chapter 11 0.87/bedr
1.86/unit
Signs See zonin Or i an e As shown on Landscap