HomeMy WebLinkAboutResolution 2004-187 N.C.S. 09/20/2004 Resolution ~Io. 2004-187j~,~,s,
of the City of Petaluma, California
APPROVAL OF THE UNIT DEVELOPMENT PLAN
AND DEVELOPMENT STANDARDS
FOR THE RIVERVIEW RESIDENTIAL DEVELOPMENT
LOCATED AT MCNEAR AVENiJE AND MISSION DRIVE;
APN 019-210-017, -019, -026, -027, -030, -031 & -037; FILE NO. PRZ 03-PRZ-0187
WHEREAS, by Ordinance No. 2193 N.C.S., Assessor's Parcel Numbers 017-030-022 &
017-150-019 comprising approximately 22.9 acres, has been prezoned to Planned Unit District
(PUD); and,
WHEREAS, by action taken on June 8, 2004, the Planning Commission considered and
forwarded a recommendation to the City Council on Riverview Residential Development, to
approve the Tentative Subdivision Map and associated applications for the Riverview proposal
subject to certain conditions; 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. 2004-186 N.C.S., approving a Mitigated Negative
Declaration to address the specific impacts of the Riverview project; and,
WHEREAS, the City Council has reviewed the Unit Development Plan and PUD
• Development Standards*, as set forth in the attached Exhibit A, as revised or modified.
NOW, THEREFORE, BE IT RESOLVED that in accordance with the
recommendation of the Planning Commission, the City Council approves the Unit Development
Plan for the Riverview Residential Development subject to the following findings and
conditions:
FINDINGS:
1. The Unit Development Plan, including. the Development Standards will result in
appropriate and compatible uses in the district.
2. The PLTD is proposed on property which has suitable relationship to one or more
thoroughfares, and that said thoroughfares are adequate to carry any additional
traffic generated by development.
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 that provisions for adequate landscaping and/or
screening are included to ensure compatibility. Conditions have been incorporated
requiring design and development standards that are compatible with neighboring
developments.
Resolution No. 2004-187 N.C.S.
* PUD Development Standards are subject to revision per conditions of Tentative Map.
4. The natural and scenic qualities of the site are protected, with adequate available
public and private spaces designated on the Unit Development Plan.
5. 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.
The project, as conditioned below, and as conditioned per the resolution approving the
Tentative Map (Resolution No. 2004-188 N.C.S.) complies with the applicable provisions
of the Municipal Code and the General Plan. The recommendations and conditions of
City Departments have been incorporated into conditions of approval to the extent that
they apply to Development Plan. The project as proposed supports. a number of policies of
the Petaluma General Plan such as:
CONDITIONS:
1. The Unit Development Plan for the Riverview Residential Development shall be
subject to the applicable conditions of Tentative Map, including Mitigation
Measures adopted as conditions of approval.
2. The applicant shall defend, indemnify, and hold harmless the City or any of its
boards, commissions, agents, officers, and employees from any claim, action, or
proceeding against the City, its boards, commissions, agents, officers, or
employees to attack, set aside, void, or annul any of the approvals of the project,
including the certification of associated environmental documents, when such
claim or action is brought within the time period provided for in applicable State
andlor local statutes. The City shall promptly notify the applicants/developers of
any such claim, action, or proceeding. The City shall coordinate in the defense.
Nothing contained in this condition shall prohibit the City from participating in a
defense of any claim, action, or proceeding and if the City chooses to do so
appellant shall reimburse City for attorney's fees by the City.
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 Approved as to
Council of the City of Petaluma at a (Regular) (Adjourned) (Special) meeting form
on the ........2D.`h............ day of .......Sepxexnher. 20.4.., by the '
following vote: •
Ci Attorney
AYES: Mayor Glass, Harris, Healy, Vice Mayor Moynihan, O'Brien, Thompson, Torliatt
NOES: None
ABSENT: None
/ I/
ATTEST: .4~:~~
City Clerk Mayor
Council File
Res. No......20.04..-.1.8.7.........N.C'.S.
EXHIBI'T' A
I~IVEIZVIEW PiTD DISTI~I~T
bevel®pnient Standards/Design Guidelines
July 2004
Cobblestone Homes, Inc.
1400 N. Dutton Avenue, Suite 24
Santa Rosa, CA 95401
Dahlin Group, Inc.
2671 Crow Canyon Road
San Ramon, CA 94583
Bruce Aspinall & Associates
703 Second Street, Suite 200
Santa Rosa, CA 95404
Resolution No. 2004-187 N.C.S. Page 3
May 25, 2004
Development Standards/Design Guidelines
Riverview PUD District
1. INTRODUCTION
1.1 Purpose of Planned Development District:
A. To provide for awell-planned low-density residential neighborhood to accommodate
64 - 65 new single family detached residences, plus two -three existing single family
residences, for a total of 67 single family residences compatible with the developing
character of the immediate area and of the southerly area of Petaluma.
B. To allow design flexibility within the Single Family Residential Land Use Area in
order to provide a comprehensive and integrated residential site development plan
reflecting superior design which would:
(1) Retain the existing hillside character and minimizes grading,
(2) Provide for "stepped" house plans to respond to sloping conditions,
(3) Provide for clustering of residential lots in order to retain the upper
wooded hillside in its natural state
(4) Establish specific unit placement in order to create a strong streetscape
throughout the neighborhood
(5) Require a range of house plan types with several elevation variations
visually interrelated through a strong and consistent architectural theme.
(6) Provides spatial and architectural parameters for possible future accessory
structures so as to maintain the integrated aesthetics of the neighborhood
over time.
C. To provide for a housing mix of three- to five-bedroom homes.
D. To retain and enhance the existing St John Lutheran Church site and facilities, and to
allow for the expansion of those facilities and for the addition of one church
parsonage.
Resolution No. 2004-187 N.C.S. Page 4
1.2 Purpose of the Riverview Development Standards/PUD Design Guidelines
The purpose of these Development Standards/Design Guidelines is to set forth the
allowable land uses permitted within the District, the building and site development
standards for all properties within the District, and to establish architectural and design
criteria for development within the District which would ensure high quality design and
development. The intent of the Design Guidelines is to:
A. Achieve complementary and aesthetically pleasing land uses and building design
within the Riverview PUD and with the surrounding neighborhoods.
B. Provide a range of housing opportunities for families and individual requiring three
to five bedroom homes.
The Design Guidelines should not be interpreted as a strict mandate of construction
standards but rather as a set of goals and guidelines toward which development should
proceed. The design, scope and other characteristics maybe modified by the City
Council and the applicant(s) to reflect new information, fiscal and market conditions, new
development in the area, and other relevant factors.
1.3 Description of PUD Site
The total area of the Riverview PUD district is approximately 22.9 acres. 18~ acres are
designated for residential development; 4.9~ acres are designated for continued use and
expansion of the St. John Lutheran Church site and facilities.
1.4 PUD Land Use Areas
A. The following two land use areas are included within the Riverview PUD District:
(1) "Single Family Residential" Land Use Area (implements the "Urban Standard"
General Plan Land Use Category). This area is comprised of two Sub-Areas -
"A" and "B", as depicted by the accompanying "Development Sub-Area" map.
(2) "St John Church" Land Use Area (implements the "Public and Institutional"
General Plan Land Use Category).
B. Site Development
(1) Residential Land Use Area
(a) The residential portion of the Riverview PUD will be asingle-family
neighborhood comprise primarily of new homes, but incorporating 2-3
existing homes into the proposed development.
(b) Sub-Area "A" - a total of 63 homes are proposed; two existing homes are
proposed to be retained, with 61 additional new homes constructed.
Resolution No. 2004-187 N.C.S. Page 5
(c) Sub- Area "B" - a total of 4 homes are proposed If the existing home is
retained, 3 additional new homes would be constructed; if it is not
retained, 4 new homes would be constructed.
(d) Proposed Residential Density- 3.7± d.uJac. (67 d.u./18~ ac.).
(e) Phasing -Two or more phases are anticipated for the construction of the
residential portion of the Riverview PUD district. The first phase will
consist of 22 new homes and two existing homes, for a total of 24
residences, in the western. portion of sub-Area "A". The second phase of
Sub-Area "A" will consist of 39 new homes in the eastern portion. Sub-
Area "B" maybe developed concurrently as part of Phase 2, or maybe
developed independently as Phase 3. All phases will be developed pursuant
to the approved. Unit Development Plan, and the Design Guidelines and
Development Standards described in this document.
(f) Open. Space -Public open space is proposed in-the southerly portion of
Sub-Area "A". The open space would include a pedestrian trail and a small
play area. The Open Space is proposed to be dedicated to, and owned and
maintained by, the City of Petaluma. A Special Tax District will be formed
to pay for the costs of City maintenance.
(2) St. John Church Land Use Area
(a) This Land Use Area contains the existing St. John Lutheran. Church; This
Area is intended to allow for continued and on-going use of the property as
a religious facility, accommodating a full range of religious activities and
functions.
(b) One parsonage is proposed to be constructed in the northeasterly portion of
the Area, which would be located on the northerly side of the Mission
Drive.
(c) It is the intent of the Riverview PUD District to allow for expansion of the
Church facilities and activities, subject to normal and customary City
procedures and standards, and as set forth in this document.
LS Conformance with PUD District
The Riverview PUD shall be developed in conformance with the Planned Unit
Development District and the elevation and site plan drawings submitted with this PUD.
2. DEVELOPMENT STANDARDS
2.1 Residential Land Use Area (Sub-Areas "A" and "B")
A. Principal Permitted Uses:
(1) All Permitted Principal Uses in the R-1 District, as set forth in Section 6-200
of the Zoning Ordinance.
(2) Accessory Dwellings, pursuant to Section 21-408 of the Zoning Ordinance.
Resolution No. 2004-187 N.C.S. Page 6
B. Permitted Accessory Uses: All Permitted Accessory Uses in the R-1 district, as set
forth in Section 6-300 of the Zoning Ordinance.
C. Use Permitted by Conditional Use Permit: All Conditional Uses in the R-1 District,
as set forth in Section 6-400 of the Zoning Ordinance.
D. Minimum Lot Size: 5,000 square feet.
E. Minimum Lot Width: 45 feet.
F. Front, Side, and Rear Yard Setbacks for primary structures and Accessory Structures:
All development shall provide the following minimum setbacks from the property
line. Front, rear and side setbacks exclude minor building plane extensions such as
chimneys, porches, bay windows, window seats, media centers, etc. All residential
structures shall maintain a ten (10') foot minimum setback along all streets in the
Riverview PUD.
(1) Existing Residences: As depicted on the Unit Development Plan.
(2) New Residences:
(a) Front Setback: Minimum ten (10') feet to primary residential
structures and eight (8') feet to front porch elements. The setback to a
front facing garage door is minimum nineteen (19') feet measured
from the garage door to the property line.
(b) Side Setback: Minimum five (5') feet to primary residential structures.
Detached garages with or without second story bonus rooms and/or
other accessory structures shall be a minimum of five (5') feet from
any side property line.
(c) Street Side Corner Setback: Minimum ten (10') feet to primary
residential structures.
(d) Rear Setback: Minimum fifteen (15') feet to primary residential
structures. Detached garages with or without second story bonus
rooms and/or other accessory structures shall be a minimum of five
(5') feet from any rear property line.
(e) Exceptions: Minor building extensions such as chimneys, bay
windows, media niches, uncovered porches and decks no more then 18
inches in height are allowed in the side and rear yards as long as the
extensions are no closer than three feet from the property line.
(f) Any building additions that increase the conditioned floor area are
subject to administrative SPARC review.
Resolution No. 2004-187 N.C.S. Page 7
G. Number ofOff-Street Parking Spaces: Two covered spaces per dwelling unit, which
maybe either standard or compact; one additional (uncovered) space per dwelling
unit, which maybe tandem on the driveway.
H. Maximum Building Height:
(1) Existing Residences: As set forth in the R-1 Zone District.
(2) New Residences: Maximum building height shall not exceed two stories or
twenty-five (25') feet. Building height shall be measured by the vertical
distance from a line, drawn from the lowest level of finish grade to the
highest level of finish grade, to the midpoint between the eave and the ridge
directly above that line. See Appendix for maximum building height
gxaphics.
I. Maximum Lot Coverage by Residential Structure:
(1) Existing Residences: As set forth in the R-1 Zone District.
(2) New Residences: 50%; walkways, sidewalks and driveways not included in
coverage calculation.
J. Prohibited Uses:
(1) Garage conversions into dwelling units or living space, except for Sub-Area
"A" Plan 8, which has a designed conversion.
(2) Mechanical equipment such as air conditioning units, antennas, or ground
mounted satellite dishes, not originally constructed, unless concealed below
and behind rear or side fencing so not visible from adjacent properties. This
prohibition does not apply to wall mounted satellite dishes less than 24 inches
in diameter. Solar energy systems that meet the following criteria shall be
permitted within the project:
(a) Any such system must be consistent with the design and architecture
of the residential unit or structure to which it is adjacent or affixed.
(b) The location of the system must not cause glare or visual distraction to
surrounding properties in the project.
(c) The materials used to support or surround the system must be
compatible with the nature and color of the adjacent structures.
(3) No sign of any kind shall be displayed to the public view on any lot, except
one sign of not more than five square feet advertising the property for sale or
rent, or signs used by a builder to advertise the property during the
construction and sales period.
(4) No fence, wall, hedge or shrub planting which obstructs sight lines at the street
property lines and a line connecting them at points thirty five (35) feet from
the intersection of the elevations between two (2) and six (6) .feet above a
rounded property corner from the intersection of the street property lines
extended. The same sight line limitations shall apply on any lot within ten
(10') feet of the intersection of a street property line with the edge of a
driveway. No tree shall be pernitted to remain within such distances of such
Resolution No. 2004-187 N.C.S. Page 8
intersections unless the foliage line is maintained at sufficient height to
prevent obstruction. of such sight lines.
2.2. "St. John Church" Land Use Area
A. Principal Permitted Uses:
(1) The existing St John Lutheran Church facilities, including Sanctuary,
buildings, off-street parking areas, activity areas, outdoor use areas, and all
other existing facilities, including minor expansion of such facilities.
(2) Activities normally associated with a church or religious facility, including,
but not limited to: religious worship, religious instruction, prayer groups,
child care, private school, and similar activities, including minor expansion
of such activities.
(3) Parsonage to be located on the northerly side of Mission Drive on a portion
of the Church property which would result from the extension of Mission
Drive as called for in the Unit Development Plan.
B. Permitted Accessory Uses. Activities normally ancillary to the principal permitted
uses, including, but not limited to, child day care, fund-raising sales, bazaars,
dinners, gatherings, or other indoor and/or outdoor events, and similar activities.
C. Conditionally Permitted Uses -Expansion (other than minor expansion) of, and/or
additions to all church facilities and/or activities.
D. Minimum Lot Size:
(1) Primary Church Site: Per Unit Development Plan.
(2) Parsonage: 5,000 square feet
E. Minimum Lot Width:
(1) Primary Church Site: Per Unit Development Plan.
(2) Parsonage: 45 feet
F. Front, Side and Rear Yard Setbacks:
(1) Front Setback: Minimum ten (10') feet; minimum eight (8') feet to
parsonage porch elements. Minimum nineteen (19') feet to face of parsonage
garage door.
(2) Site Setback: Minimum five (5') feet
(3) Street Side Corner Setback: Minimum ten (10') feet.
(4) Rear Setback: Minimum fifteen (15') feet, except that a detached garage
and/or other accessory structures in conjunction with the parsonage maybe a
minimum of five. (5') feet.
G. Number of Off-Street Parking Spaces:
(1) Primary Church Site: 1 space for each 4 seats.
Resolution No. 2004-187 N.C.S. Page 9
(2) Parsonage: Two covered spaces, which maybe either standard or compact;
one addition (uncovered) space, which maybe tandem on the driveway.
H. Maximum Building Height:
(1) Primary Church Site: thirty-five (35') feet, or height of existing facilities,
whichever is greater.
(2) Parsonage: Maximum building height shall not exceed two stories or twenty-
five (25') feet. Building height shall be measured by the vertical distance
from a line, drawn from the lowest level of finish grade to the highest level of
finish grade, to the midpoint between the eave and the ridge directly above
that line. See Appendix for maximum building height graphics.
I. Maximum Lot Coverage:
(1) Primary Church Site: As set forth in the R-1 District.
(2) Parsonage: 50%; walkways, sidewalks and driveways not included in
coverage calculation.
3. DESIGN GUIDELINES
3.1 Architectural Character
A. General -All Residential Areas
The architectural identity for the Riverview PUD will be a mixture of regional and
contemporary architecture with plans that will suit an active family life-style.
.Building elevations shall be varied and articulated to provide visual interest to
pedestrians and passersby. The goal is to create compatible building facades that vary
from one home to the next to avoid a monotonous street scene. This will be achieved
by varying elevations and color schemes so that no similar combination is within
three (3) homes of each. other. Contemporary architectural styles and colors with
traditional elements shall be used to create two or three varied yet compatible
elevations for each of the plans.
Major architectural elevation elements shall include the use of porches, columns,
gable or hip roof elements, composition shingle roofing, wood details, stucco,
shingles, and board and batten or lap siding.
B. "Sub-Area "A"
61 new homes are proposed; 59 of those would range from 2,300 square feet to 3,600
square feet on approximately 5,000 to 12,000 square foot lots. Four different elevation
types (A through D) for those 59 homes are distinguished by specific elements and
materials. The remaining two homes would be custom-designed at a later date.
Resolution No. 2004-187 N.C.S. Page ]0
Major architectural plan elements shall include porches, courtyard entries, garages
turned or set back from the street, and occasional detached garages in the rear yards
with single-car-width driveways to create a pedestrian friendly street scene.
1.1 (1) Proposed Single- Family Home Designs (except lots #9 and 16). The
following summaries describe the general characteristics of the home types. Plans
and elevations maybe revised or added to accommodate market demands to the
satisfaction of the Community Development Director:
Plan 1
A two-story, 2,302 square foot, 3 bedroom, 2 '/2 bath home and an attached 2-car
garage. This plan will have asingle-story profile from the street and will have an
alternative lower level floor plan that would increase the square footage to 2,317.
This home will be designed to conform to a down- or cross-sloping site and will
be plotted on a minimum 55' wide x 85' deep. lot.
Plan 2
A two-story, 2,694 square foot, 3 bedroom, 3 % bath home with an optional 4th
bedroom and an attached 2-car garage. An optional finished bonus room increases
the total square footage to 3,329. This home will be designed to conform to an up-
sloping site and will be plotted on a minimum 55' wide x 84' deep lot.
Plan 3
A two-story, 2,806 square foot, 3 bedroom, 2 %2 bath home with an optional 4th
bedroom and 4th bath, and an attached 3-car tandem garage. This plan offers an
optional 5th bedroom in lieu of the third garage parking space. This option would
increase the overall .square footage to 2,952. This plan will have an alternative
lower floor plan that would decrease the square footage to 2,488 and would not
offer the optional 5th bedroom. This home will be designed to conform to a side-
or cross-sloping site and will be plotted on a minimum 55' wide x 91' deep lot.
Plan 4
A two-story, 3,014 square foot, 4 bedroom, 3 bath home with an attached 3-car
tandem garage. This plan offers an optional 5th bedroom in lieu of the third
garage parking space. This option would increase the overall square footage to
3,150. This home will be designed to conform to aside-sloping site and will be
plotted on a minimum 55' wide x 94' deep lot..
Plan 5
A two-story, 3,023 square foot, 4 bedroom, 3 bath home with an optional 4th
bedroom and an attached 3-car tandem garage. This plan offers an optional 5th
bedroom in lieu of the third garage parking space. This option would increase the
Resolution No. 2004-187 N.C.S. Page 11
overall square footage to 3,198. This home will be designed to conform to a side-
sloping site and will be plotted on a minimum 55' wide x 85' deep lot.
Plan 6
A two-story, 3,179 square foot, 4 bedroom, 2 bath home with an optional Stn
bedroom and 4th bath, and an attached 3-car split garage. This home will be
designed to conform to an up-sloping site and will be plotted on a minimum 55'
wide x 89' deep lot.
Plan 7
A two-story, 3,370 square foot, 4 bedroom, 4 '/z bath home with an optional 5th
bedroom and an attached 3-car split garage. This home will be designed to
conform to adown-sloping site and will be plotted on a minimum 55' wide x 92'
deep lot.
Plan 8
A two-story, 2,660 square foot, 3 bedroom, 2 '/z bath home with an optional. 4th
bedroom and a detached 2-car garage. Above the detached garage will be a bonus
room that maybe built with or without a bathroom. The bonus room increases the
total square footage to 3,108. This home will be sited on a minimum 50' wide x
94' deep lot.
Plan 9
A two-story, 3,360 square foot, 4 bedroom, 4 '/Z bath home with an optional 5th
bedroom and an attached 3-car tandem garage. This plan offers an optional 6th
bedroom in lieu of the third garage parking space. This option would increase the
overall square footage to 3,533. This home will be sited on a minimum 50' wide
x 94' deep lot.
(2) Proposed Single Family Home Designs (lots #9 and 16): Homes on these two lots
would be custom-designed, and would be consistent with the general architectural
character as set forth in Section 2.1 (A) above.
Two exterior elevations are shown for plans 1, 3, 4, 5, and 7. Three exterior
elevations are shown for plans 2, 6, 8, and 9. Any elevation maybe used providing
no similar plan-elevation-color combination is located within three lots of each other,
adjacent to or on opposing sides of the street.
3.2 Exterior Colors
The color combinations shall be approved by SPARC and may be used providing no
home on either side or across the street is the same. Color schemes may change with the
approval ofthe Community Development Director.
Resolution No. 2004-187 N.C.S. Page 12
3.3 Landscaping
With the construction of the homes, landscaping of the Riverview PUD shall be
implemented to conform to the Landscape Plan.
A. Each individual homeowner shall be responsible for the maintenance of their private
fenced backyards, front yards up to the sidewalk, and the trees and landscaping in the.
landscaped strip between the sidewalk and curb. Landscaping and play equipment
in the common area open space and in the public right of way shall be maintained by
the Special Tax Districtformed for that purpose.
B. With construction of the homes, initial plant materials within the entire Riverview
PUD except for private rear-yards shall be selected from the Approved Plant Palette
as .shown on the Landscape Plan. Additional plant materials maybe substituted to the
satisfaction of the Community Development Director and/or updates to the City of
Petaluma approved plant palette.
C. Landscaping along McNear Avenue shall be compatible with the existing character of
the streetscape.
D. The entire Riverview street system will be lighted using street lights which will be
placed on average every 1501inear feet of street length.
3.4 Fencing
A. Private fences shall be installed along rear and side property lines for all residential
properties and maintained by the individual homeowners within the project who share
a common fence line. When PUD fence standards are not specified, the City of
Petaluma Zoning Ordinance shall prevail.
B. Subsequent changes to private fencing are at the discretion of the homeowners subject
to provisions of the City of Petaluma Zoning Ordinance and subject to setbacks
prescribed in this PUD.
C. Fences along park areas, rights-of--way, and other common areas, excluding private
yard fences adjacent to these areas, shall be maintained by the Special Tax District
formed for that purpose or the public agency with jurisdiction of the fence.
Resolution No. 2004-187 N.C.S. Page 13