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2000/08/22 City Council Resolution (8)RESOLUTION NO. 2000 - _U5 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A USE PERMIT AND SITE PLAN AND ARCHITECTURAL REVIEW FOR A 176 -UNIT APARTMENT PROJECT ON AN 8.5 ACRE SITE LOCATED ON THE SOUTHERLY SIDE OF GOLF COURSE DRIVE, EAST OF COMMERCE BOULEVARD (120 GOLF COURSE DRIVE) AND ADOPTING THE MITIGATED NEGATIVE DECLARATION FOR THIS PROJECT (A.G. Spanos Corporation) WHEREAS, the applicant, A.G. Spanos Corporation, has submitted applications for a Use Permit and Site Plan and Architectural Review Approvals for the property located at 120 Golf Course Drive in accordance with the City of Rohnert Park Municipal Code; WHEREAS, the Planning Commission reviewed the Initial Study prepared for the project; determined the project would not have a significant effect on the environment and accordingly directed staff to prepare a Mitigated Negative Declaration; and has otherwise carried out all requirements of the California Environmental Quality Act; WHEREAS, pursuant to California State Law, public hearing notices were transmitted to all property owners within a 300 foot radius of the subject property and along both sides of Fairway Drive to its intersection with Flores Avenue, and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Press Democrat; WHEREAS, on July 27, 2000, the Planning Commission held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and, WHEREAS, on August 22, 2000, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and, WHEREAS, the Planning Commission and the City Council of the City of Rohnert Park have reviewed and considered the information contained in the Initial Study, Mitigated Negative Declaration, Use Permit, and Architectural and Site Plan Review applications for the proposal; and WHEREAS, the City Council of the City of Rohnert Park makes the following findings: NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. I City of Rohnert Park Section 2. Findings. The City Council, in approving Planning Application No. 1888: makes the following findings, to wit; Conditional Use Permit 1888: 1. That the proposed location of the conditional use is in accord with the objectives of the zoning ordinance and the purposes of the district in which the site is located. The project will further all applicable Zoning Ordinance objectives, including those intended to foster a harmonious, convenient, workable relationship among land uses; and ensure that land is ultimately used for the purposes which are most appropriate and most beneficial from the standpoint of the city as a whole (Sec. 17.02.020). The C -REC District allows for multi- family developments in compliance with the R- M:2000 District standards, and the project meets or exceeds these standards. The project also furthers the City's goal of providing housing for all socio- economic groups and this includes the provision of moderate income apartment units 2. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. As discussed in Section D. Project Analysis, the project, as conditioned, will not have a negative effect on the public health, safety, or welfare; or be materially injurious to properties or improvements in the vicinity. The proposed multi - family development will function as an appropriate transitional use between the commercial uses to the west and north, the recreational facilities to the south and east, and the single- family neighborhood to the northeast. It is situated on a major thoroughfare, which is in keeping with the City's practice of locating multi - family developments on larger streets. The site's location near commercial and recreational uses and a "park- and - ride" lot also would be advantageous for the proposed use. 3. That the proposed conditional use will comply with each of the applicable provisions of this Title. As discussed in Section D. Project Analysis, the project will comply with all applicable Zoning Ordinance standards required for multi- family developments within commercial districts Site Plan and Architectural Approval 1888 1. That the development's general appearance is compatible with existing development and enhances the cityscape. The proposed project buildings will feature a Neo- Mediterranean design that will complement the hotel /commercial complex to the north. Visual interest will be provided through the use of built -up trim elements, hipped concrete tile roofs, decorative gables and vents, and archways. The proposed landscape plan will enhance the streetscape, provide shading, soften the proposed structures, and visually break -up the parking and circulation areas. 2 City yofyRohnert Park 2. That the development incorporates a variation from adjacent structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the facade facing the street; andlor the line and pitch of the roof. The proposed project buildings will utilize a series of hipped roofs and built -up vertical elements to help break up the horizontal massing of the structures. The majority of structures shall be three -story in height, with one two -story building situated on the Golf Course Drive frontage. Setbacks along Golf Course Drive shall be staggered to as to create variety and visual interest. 3. That the development incorporates a variation in materials from directly adjacent structures. The proposed project buildings will be finished in stucco with a concrete tile roof. This will be similar to the finishes of the hotel and commercial buildings to the north; it will be a departure from the light industrial buildings to the west of the project site. 4. That the development will be located and oriented in such a manner so as to provide consistent relationships and avoid the chaos which results from indiscriminate location and orientation. The proposed arrangement of buildings and access will ' adequately allow vehicular and pedestrian traffic to move freely through the site. Environmental An Initial Study was prepared for the project, and on the basis of substantial evidence in the whole record before the Commission, there is no substantial evidence that the project will have a significant effect on the environment, therefore a Mitigated Negative Declaration will be approved which reflects the lead agency's independent judgement and analysis. The record of the proceeding on which this decision is based shall be maintained by the Planning Director in the City of Rohnert Park Planning Department. 2. The project would not result in an impact to endangered, threatened or rare species or their habitats, including but not limited to plants, fish, insects, animals and birds. There are no native species or plants, no unique, rare, threatened, or endangered species of plants, no sensitive native vegetation on or adjacent to the site. Further, there is no indication that any wildlife species exist, or that the site serves as a migration corridor. A DeMinimus impact finding can be made for this project. Section 3. Environmental Clearance. An Initial Study was prepared for this project and indicates that the project will not have a significant effect on the environment, and accordingly a Mitigated Negative Declaration, therefore, is hereby adopted. NOW THEREFORE BE IT RESOLVED, that the City Council does hereby approve Planning Application No. 1888: Use Permit and Site Plan and Architectural Review, subject to the following conditions: 3 Ae5U.LUL_LUU UU. 4VVV -1 /J City of Rohnert Park 1. Expiration of Approval — Pursuant to the City of Rohnert Park Municipal Code, the Architectural and Site Plan approval shall expire one year from the Planning Commission approval date, unless an extension is requested and approved. 2. Conformance with Municipal Code and Other Agency Plans — All improvements shall comply with all applicable sections of the City of Rohnert Park Municipal Code and any other applicable relevant plans of affected agencies. 3. Lot Merger — A lot merger consolidating the project site's two parcels shall be approved by the Director of Planning and Community Development and the City Engineer and recorded prior to the issuance of any building permits. 4. Lot Line Adjustment_- - A lot line adjustment to incorporate the "Sport Court & Recreational Area" shall be approved by the Director of Planning and Community Development and the City Engineer and duly recorded. 5. Site Plan and Building. Elevations a. All improvements shall be in substantial conformance with approved Site Plan, Exterior Elevations, Landscape Plan and Colors & Materials board, except as modified herein. b. A landscaped berm shall be provided along the Golf Course Drive frontage to provide buffering between the project and this roadway. C. Four -foot high patio walls shall be provided for the units facing Golf Course Drive for added privacy. d. The developer shall enter into a reciprocal access agreement with the City of Rohnert Park and American Golf to allow the project to utilize the proposed easterly access drive. e. The developer shall construct a 7 -foot wide detached sidewalk and planter strip along Golf Course Drive, to match that installed at the Doubletree Hotel/Golf Course Plaza complex to the north. The design of the sidewalk shall be subject to Staff approval. In addition, the developer shall construct a 4 -foot wide attached sidewalk along the site's easterly access drive. f. The location of carports throughout the site shall be subject to review and approval by Public Safety, to ensure that firefighting equipment will be able to access all of the project buildings. g. All of the project buildings (including garages) shall be sprinklered as directed by Public Safety. h. The entry /exit drives to the project shall be a minimum width of 20 feet curb -to -curb. This width shall be measured between the outside curb and the median curb for each drive. i. A masonry wall shall be provided along the site's westerly property line, with final design subject to Staff approval. This wall shall be situated so as to logically terminate outside of the landscaped setback on Golf Course Drive. j. The developer shall work with Staff on a color palette that utilizes warmer tones complementary to the hotel and commercial buildings to the north. 12 City 1ofyRohnert Park k. The living rooms in the northwesterly units of Building One, which are adjacent to both Golf Course Drive and the Northwestern Pacific Railroad right -of -way and are identified in the noise stduy for the project as Plan "C" type units, shall be provided with sliding glass doors and windows having an STC rating of at least 30. 1. All windows are to be weather - stripped and mounted in low air infiltration rate frames. m. Air conditioning or mechanical ventilation shall be provided to allow occupants to close windows and doors for adequate noise isolation. The ground- mounted air conditioning units proposed shall be screened from public view by a combination of masonry walls and landscaping, with the final design subject to Staff approval. n. Handicapped parking shall be provided in accordance with the latest ADA requirements. o. Adequate space and racks for bicycle parking shall be provided. p. Any roof - mounted mechanical equipment shall be concealed so as not to be visible from public view. q, The building shall utilize illuminated address signs that can be clearly read from the adjacent rights -of -way. r. Trash enclosures shall be finished to match the buildings and provided with a decorative trim cap. These enclosures shall be designed so that they are large enough to accommodate recycling bins. S. Water - conserving devices (e.g. low -flush toilets and low -flow showers and faucets) shall be utilized in the construction of this project. 6. Landscape Plan a. Prior to the issuance of any building permits, revised landscape and irrigation plans shall be submitted to and approved by the Director of Planning and Community Development and the City Engineer. Such plans shall be in substantial conformance with the plan submitted as a part of this application, with the following modifications: i. The London Plane Trees shown along the Golf Course Drive frontage shall be replaced with Chinese Hackberry trees, at a minimum 24 -inch box size. ii. The Common Hackberry trees proposed in the parking lot shall be replaced with Raywood Ash trees. b. All trees within five feet of the public right -of -way shall have root barriers that are approved by the Director of Planning and Community Development. C. A permanent automatic sprinkler shall be installed to maintain all landscape materials and areas. 7. Lighting a. Project lighting shall be in substantial conformance with the fixture designs provided by the applicant, with locations on the site plan to be reviewed and approved by Staff. 5 City �of�Rohnert Park b. All exterior lighting shall be designed so as to prevent any spillover lighting to adjacent properties and rights -of -way. C. Roof - mounted lights are prohibited on the building if they are placed so as to silhouette the building and roof. d. All building entrances shall include recessed or soffit lights. 8. Signs a. All signs shall be submitted to the Planning and Community Development Department for review and approval. 9. Off -Site Improvements a. A left turn pocket shall be provided on Golf Course Drive for westbound traffic entering the site. b. The developer shall pay the traffic signalization fees established by Resolution No. 98 -25. These fees shall be used by the City of Rohnert Park to install a traffic signal at the project entrance intersection with Golf Course Drive/Doubletree Drive and to provide a right turn overlap at the Commerce Drive /Golf Course Drive intersection which signal and right turn overlap shall be constructed prior to occupancy of the project. C. The developer shall install a Class Il bike lane along the project site's frontage right - of -way. d. The developer shall construct a bus pullout on Golf Course Drive, if required by Sonoma County Transit. Details shall be worked out with the City Engineer and Sonoma County Transit. 10. Site Improvements a. All double -check valves provided for domestic water and fire sprinkler systems shall be concealed from any public streets and parking lots with decorative walls, landscaping, and mounding. Plans shall be submitted to the Planning and Community Development Department and City Engineer for review and approval. b. All utilities shall be placed underground. C. No building permits shall be issued for this project unless the City of Rohnert Park's City Engineer determines that the City has sufficient water and sewer capacity to serve this project. d. All parking areas, driveways, and open storage areas shall be paved with asphalt surfacing. All site work, including curbs, gutters, sidewalks and berms separating landscape areas shall be concrete. All plans shall be prepared in accordance with City standards and submitted to and approved by the City Engineer. e. The on -site drainage system shall be designed in accordance with Sonoma County Water Agency's design standards. f The developer shall submit a current soils report to the City Engineer for review and approval prior to issuance of building permits. n KesvluLiou "U- 4VVV -1 1J City of Rohnert Park 11. Construction Mitigation i a. The developer shall ensure that a water truck is on site during construction and grading to suppress the dust to an acceptable level. b. The developer shall comply with construction hours pursuant to Municipal Code Section 9.44.120. C. The developer shall submit to and secure approval from the City Engineer for a haul route. 12. Other Agencies a. The drainage design for the project shall be in compliance with the Sonoma County Water Agency's Flood Control Design Criteria. b. The developer shall secure all necessary permits (to include a Revocable License) from the Sonoma County Water Agency for any work to be done within the Agency's Petaluma Aqueduct easement. DULY AND REGULARLY ADOPTED on this 22nd day of August , 2000, by the City of Rohnert Park City Council by the following vote: �, � ,/ t- - kk a—.1 Mayor, City of Rohnert Park Attest: ;Dt C' t Jerk FLORES: AYE MACKENZIE: NO REILLY: NO SPIRO: AYE VIDAK- MARTINEZ: AYE AYES: (3) NOES: (2) ABSENT: (0) ABSTAIN: (0) 7