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HomeMy WebLinkAboutResolution 2001-183 N.C.S. 10/15/2001 ~eSOlUt10I1 N0.2001 -1 83 ~.~''.S'. 1 of the City of Petaluma, California 2 3 APPROVING TIIE PLANNED UNIT DISTRICT PLAN F®R TIIE 78-LOT 4 "TRADITIONS" RESIDENTIAL SUBDIVISION LOCATED AT TIIE SOUTIIWEST 5 CORNER OF SONOMA MOUNTAIN PARKWAY AND MARIA DRIVE 6 (APNS 137-061-014 & A PORTION OF APN 137-061-018 ALSO KNOW AS PARCEL 1 ~ ON PARCEL MAP 333) 8 9 10 WHEREAS, by Ordinance No. 2123 N.C.S., Assessor's Parcel Numbers 137-061- 11 014 & a portion of 137-061-018 has been rezoned from Agricultural (A) to Planned Unit District 12 (PUD); and 13 14 WHEREAS, by action taken on July 24,.2001, the Planning Commission considered and 15 forwarded a recommendation of denial to the City Council on the unit development plan for 16 Traditions, to allow a 78 unit subdivision; and 17 18 WHEREAS, the City Council finds that the requirements of the California Environmental 19 Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption 20 of Resolution No. 2 0 01-181 N.C.S., approving a Mitigated Negative Declaration to 21 address the specific impacts of the Traditions development; 22 23 WHEREAS, the City Council has reviewed the proposed PUD Development plan, as set forth in . 24 the attached Exhibit A, as revised or modified, and, finds that: 25 26 27 1. That the PUD Development Standards allow for the residential uses, and will result in 28 more appropriate and compatible uses in the district. 29 2. The proposed PUD will allow for residential and recreational uses that are compatible 30 with the existing surroundings uses. Design guidelines/development standards have been 31 prepared to ensure that the proposed uses and structures are compatible with the 2001 -183 Pg 1 of 1 4 Resolution No. N.C.S. 1 surrounding uses. The proposal results in a more desirable use of the land than would be 2 possible under any single zoning district or combination of zoning districts. 3 3. That the plan for the proposed development presents a unified and organized arrangement 4 of buildings and service facilities which are appropriate in relation to adjacent or nearby 5 properties, and that adequate landscaping and/or screening is included to ensure 6 compatibility. 7 4. Conditions have been incorporated requiring design and development standards that are 8 compatible with neighboring developments. The proposal also requires review and 9 approval by the Site Plan and Architectural Review Committee. l0 5. That the proposed project has complied with the requirements of CEQA through the 11 preparation and adoption of a Negative Declaration/Mitigated Negative Declaration 12 prepared for this project, which addresses the potential environmental impacts associated 13 with its development, and no further environmental analysis is necessary. 14 6. In compliance with the requirements of the California Environmental Quality Act, an 15 Initial Study was prepared for the rezoning of the site from Agricultural (A) to Planned 16 Unit District (PUD). Based upon the Initial Study, a determination was made that no 17 significant environmental effects would result. 18 7. Adequate available public and private spaces are designated on the Planned Unit District 19 Development Plan. Through mitigation measures and project conditions, adequate 20 building setbacks and other project amenities are provided. 21 8. The Planned Unit District provides for specific design criteria and development 22 standards, which regulate the proposed development of the site. The proposal also 23 requires review and approval by the Site Plan and Architectural Review Committee. 24 9. The development of the project in the manner proposed by the applicant, and as 25 conditioned, will not be detrimental to the public welfare, will be in the best interests of 26 the City, and will be in keeping with the general intent and spirit of the zoning 27 regulations of the City of Petaluma, and with the Petaluma General Plan. 28 10. The project, as conditioned, complies with the applicable provisions of the Municipal 29 Code and the General Plan. The Fire Marshal, Police Department, Building Division and 3o the Engineering Section have prepared conditions of approval to address safety issues and 31 design criteria for the construction of the buildings and design of the site. 2 a©~ - 1 ~ g1~C~ 1 2 CONDITIONS OF APPROVAL 3 4 Traditions 5 Southwest Corner of Sonoma Mountain Parkway and Maria Drive 6 APN 137-061-014 and 137-061-018 7 Project File No(s). GPA00004, TSM00005, REZ00005 8 9 From the Planning Division: 10 11 1. Plans submitted for building permit shall include a plan sheet, which shall contain all 12 conditions of approval/mitigation measures for review by the Planning Division. Plans 13 submitted for building permit shall also be in substantial compliance with the approved 14 plans date stamped: 15 PUD Development Plan-May 21, 2001; 16 Tentative Map-May 16, 2001; 17 Parking Plan-July 13, 2001; 18 Preliminary Landscape Plan-May 1, 2001 19 Floor Plans and. Elevation August 30, 2001. 20 2. Plans submitted for final SPARC approval shall include. at a minimum color elevations, 21 detailed landscape plans and a conceptual site plan. 22 3. Plans submitted for final SPARC approval shall include a crosswalk with an active 23 warning device provided at the intersection of Sonoma Mountain Parkway and Street 24 "A". The design and specification for this crosswalk and warning device shall be 25 reviewed and approved by the Department of Public Facilities and Services prior to 26 issuances of a buildingpermit. 27 4. Plans submitted for final SPARC approval shall. include cross sections of Sonoma 28 Mountain Parkway, which are consistent with Chapter 4-Land Use and Design page 49 of 29 the Corona/Ely Specific Plan. 3 ~E~®e~.._ ®fl~3NC~ 1 5. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration 2 for the Traditions project are herein incorporated by reference as conditions of project. 3 approval. 4 6. Upon approval by the City Council, the applicant shall pay the $35.00 Notice of 5 Determination fee to the Planning .Division. The check shall be made payable to the 6 County Clerk. Planning staff will file the Notice of Determination with the County 7 Clerks office within five (5) days after receiving Council approval. 8 7. All of the residential units shall be constructed using appropriate construction techniques 9 and materials to achieve compliance with the noise standards for interior living area (45 to dBA maximum noise level) and the General Plan standard for exterior yards (60 dBA). i i These noise standards shall be met by use of appropriate construction techniques, 12 orienting buildings to shield roadway and railway noise from exterior yards and/or 13 installing a sound wall along the Northwestern Pacific Railroad Right of Way. Prior to 14 issuance of a building permit, the developer shall provide an acoustical report prepared is by a qualified acoustical engineer, which demonstrates that the building construction will 16 meet both interior and exterior noise standards. The report shall stipulate the noise 17 control treatments included in the design and that the buildings, as designed, comply with 18 the State Building Code related to environmental noise." 19 8. The developer shall be required to submit to the City Planning Division, additional 20 .language to be contained in the Covenants, Conditions and .Restrictions (CC&R's) 21 regarding the right of existing uses (i.e. manufacturing, trucking, rail transportation) in 22 the project vicinity to continue to operate. The language shall include such information 23 as the acknowledgement of existing uses, the characteristics of their operations, the 24 potential impacts of these operations on the project site, hours of operation, anticipated 25 noise levels as well as -types of noise and the possibility that these uses may continue 26 indefinitely into the future or be replaced by similar uses. This language shall be 27 reviewed and approved by the City Attorney prior to Certificate of Occupancy 28 9. Prior to final submittal to the Site Plan and Architectural Review Committee (SPARC), 29 the development plans shall be modified to include a pedestrian/bicycle bridge 3o connecting the proposed residential section of the development at mid block of "B Street" 31 with the proposed park. The Community Development Department, the Parks and 1 Recreation Department and the Pedestrian and Bicycle Advisory Committee shall review 2 and approve the bridge design and location prior to SPARC. 3 10. Prior to final submittal to the Site Plan and Architectural Review Committee, the 4 applicant shall work with the Department of Parks and Recreation to design a fence 5 between the park site and Sonoma Mountain Parkway. The fence shall be over lapping to 6 allow for pedestrian access but restrict balls from going through the fence and onto 7 Sonoma Mountain Parkway. The final design shall be approved by the Department of 8 Parks and Recreation. 9 11. The applicant shall work with the Engineering Division of the Community Development to Department, the Department of Water Resources and the Sonoma County Water Agency 11 to design, if feasible, the storm drainage system for the project using perforated pipe. 12 The intent of this condition is to maximize groundwater recharge and minimize down 13 stream flooding. 14 12. The project shall be designed to generate no additional storm water runoff to Corona 1 s Creek. This design shall be reviewed and approved by the Engineering Division prior to 16 issuance of a building permit. 17 13. Prior to final submittal to the Site Plan and Architectural Review Committee, the 18 development plans shall be modified to include a minimum of 10% of the units with 19 photovoltaic electric generating systems. The PUD Guidelines shall be revised to 20 indicate which units will be built with these systems. The revised PUD Guidelines shall 21 be reviewed and approved by the City's Community Development Department and the 22 Site Plan and Architectural Review Committee." 23 14. The applicant shall upgrade the surface of the Railroad Crossing of the Northwestern 24 Pacific Railroad Right of Way at Corona Road. The surface upgrade shall provide 25 additional safety for the crossing of pedestrians and bicycles. This upgrade shall be wide 26 enough to accommodate any future roadway widening of Corona Road. Design of the 27 surface upgrade shall be reviewed and approved by the City of Petaluma's Public 28 Facilities and Services Department, Community Development Department and the 29 appropriate railroad authority." 30 15. The applicant (Ryder Homes) shall be responsible for all costs of the "roundabout" at the 31 intersection of Corona Road and Sonoma Mountain Parkway, including but not limited to 5 ~ .~~-1~~NC 1 all direct and indirect costs, expenses and fees associated with construction of the 2 "roundabout", as well as those associated with the acquisition of property for the 3 "roundabout". In the event the applicant has not obtained sufficient title or interest to 4 permit such improvements prior to approval of the final map, the City may proceed with 5 negotiations and/or eminent domain proceedings to acquire such title or interest as further 6 set forth in Government Code Section 66462.5. 7 From the Parks and Recreation Department; 8 9 16. If the bike path is to continue south of Corona Creek parallel to the Northwestern Pacific to Railroad, the path must connect to either McDowell Boulevard shoulder or the public 11 sidewalk along McDowell in order to allow immediate unlimited public access. 12 Otherwise the path is to end at the west end of Corona Creek, to mirror the path stub out 13 on the north side of the creek. If the bike path is to be stubbed out with Phase I, it should 14 be constructed in its entirety with the next phase of the project. 15 17. Parking is to be on street parking only. 16 18. Fencing to be 8' black vinyl cyclone fencing as shown on the site plan. 17 19. To meet the City's new goal of reducing water consumption, incorporate mounds using 18 .mulch shrubs, ground cover and trees around the perimeter of the turf area. t9 20. Turfed area. to be at least 60' x 85' to accommodate soccer. 20 21. An alternate use to perimeter turf would be the installation of a playground. 21 22. Low maintenance water conserving ground cover, grasses and trees to be used from curb 22 to top of bank. From top of bank to toe of slope is Fish and Game's jurisdiction. 23 23. Isolated remnants (i.e. adjacent to Sonoma Mountain Parkway and Corona Creek) to be 24 landscaped with mulch, groundcover, trees and grasses. 25 26 From the Petaluma Bicycle Advisory Committee 27 28 24. Plans submitted for final SPARC approval shall include a photometric plan for all 29 exterior lighting. Said plan shall include a detail of the types of fixtures to be installed 3o for review and approval by the planning staff. The owner shall provide appropriate 31 lighting along the pedestrian and bicycle access ways to McDowell Park and Subdivision. 6 s®1 ~ ~~Y~~~ i The owner shall provide street lighting for bikeways and pedestrian areas, which shall at 2 all times be directed downward with light bulbs well covered to avoid direct glare. This 3 includes security lighting, which shall not glare into surrounding bicycle/pedestrian areas 4 whether on or off site. The lighting plan shall be reviewed in regards to the Site Plan and 5 Architectural Review standards for lighting as well as the lighting standards outlined in 6 the Bike Plan (Objective O; Policy 39, 40 and 41). 7 25. Plans .submitted for final SPARC review shall include utility improvements for one water 8 fountain with the proposed public park site. The applicant shall work with the 9 Department of Parks and Recreation to determine the exact location and style. Prior to 10 issuance of a Certificate of Occupancy, the Planning Division shall ensure that the 11 required water fountain has been installed. 12 26. Plans submitted for final SPARC review shall include benches every 150 feet on both 13 sides of Corona Creek. These amenities shall be installed by the applicant and reviewed 14 by the Planning Division prior to Certificate of Occupancy. 15 27. Plans submitted for final SPARC review shall include a "Share the Road" sign on 16 Sonoma Mountain Parkway and a "Bike Crossing" sign on Maria and Sonoma Mountain 17 Parkway. The applicant shall work with the City of Petaluma Parks and Recreation 18 Department to determine the exact location and design of the signs. These signs shall be 19 installed by the applicant and reviewed by the Planning Division and the Department of 20 Public Facilities and services prior to Certificate of Occupancy. 21 28. The applicant shall be required to utilize Best Management Practices regarding 22 pesticide/herbicide use and fully commit to Integrated Pest Management techniques for 23 the protection of pedestrian bicyclists. The applicant shall be required when 24 pesticide/herbicide use occurs that appropriate signs be installed warning pedestrians. 25 29. Under no circumstances should any pesticide/herbicide be applied in areas used by 26 pedestrians/bicyclists anywhere in this project or the Corona Creek area without 27 appropriate signage, a policy currently employed by the Recreation, Music and Parks 28 Department. 29 3o From the Engineering Section: 31 7 ~o~ ~ m ~ ~ ~ ~ 1 30. Frontage improvements shall be required along Sonoma Mountain Parkway between "A" 2 street and "B" street including conforms at the intersection of "A" and "B" streets and 3 Sonoma Mountain Parkway. Frontage improvements shall include but not be limited to 4 sidewalks, street lights, striping and landscaping. The existing median shall be modified 5 to allow proper access and site distance as proposed on the tentative map. 6 31. Right-of--way dedication shall be required as indicated on the. tentative map. 7 32. All proposed streets shall be 32 feet wide. 8 33. Parking must. conform to the Parking Plan date stamped May 21, 2001. No parking will 9 be allowed on the perimeter of the "bulb" of the three cul-de-sacs. l0 34. Stop signs, legends, and bars shall be installed at all intersections. 11 35. Grading shall conform to the Soils investigation report. 12 36. Existing water wells and septic systems shall be abandoned per Sonoma County 13 standards. 14 37. The proposed perimeter finish grades shall match the existing backyard grades of the 15 McDowell Meadows Subdivision. 16 38. All hydrologic, hydraulic and storm drain system design shall be subject to the review 17 and approval of the Sonoma County Water Agency. 18 39. All storm drain systems shall be directed to Corona Creek. 19 40. Lot to lot surface drainage shall not be allowed. Private conduit systems crossing 20 property lines shall be contained in easements. 21 41. Public water, sanitary sewer and storm drain systems on private property shall be 22 contained in an easement and paved with an all weather surface. 23 42. Utility shall be stubbed to the proposed public park and remainder lands. 24 43. The proposed water main system shall deliver a continuous fire flow as required by the 25 Fire Marshal's office. 26 44. Provide maintenance declarations for shared private driveways, sanitary sewers and 27 storm drains. 28 45. Any existing overhead utilities along the frontage or traversing the site shall be placed 29 underground. 30 31 From the Fire Marshal: 8 O1 ®1~3N~°„~ 1 2 46. Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required 3 in residential structures, including extension of sprinklers into the attic, garage, attached 4 porches and carports, bathrooms over 55 square feet, closets over 24 square feet, or 3 feet 5 deep, and other attached structures. These systems shall be calculated to two-head 6 activation for the most remote two heads. 7 47. Sprinkler plans are required for each. residential model or additional structure within a 8 subdivision. Permits and fees are required for each installation of the subdivision. 9 48. Contractors shall obtain Petaluma City Water Department approval prior to charging to onsite underground.. water mains. 11 49. All contractors shall have a city business license and a workers compensation certificate 12 on file with the Fire Marshal's office. 13 50. Install fire hydrants every 300 lineal feet. No structure or fire department sprinkler 14 connection shall be in excess of 150 feet from a fire hydrant. Provide new plan with 15 hydrant layout. 16 51. Minimum street width, for all streets, shall be 32 feet wide to allow on street parking. If 17 street is not 32 feet wide, on street parking will not be allowed. No parking will be 18 allowed on the perimeter of the "bulbs" of the three cul-de-sacs. 19 52. If a cul-de-sac is greater than 150 feet measured from the center of the street to the center 20 of the cul-de-sac "bulb" then the inner radius of cul-de-sac shall not be less than 50-foot 21 radius to the inside of curb. 22 53. No combustible construction above the foundation is allowed unless an approved asphalt 23 surfaced road is provided to within 150 feet of the furthest point of a structure and the fire 24 hydrants have been tested, flushed, and are in service. 25 54. Access to Corona Creek shall be provided for maintenance, service and weed 26 abatement. 27 55. Roof covering materials applied after July 1, 2000, shall have a minimum of Class "B" 28 fire rating in accordance with the 1997 CB Standard. 29 3o From the Building Division: 31 9 O1 • ~~i~C~ 1 56. Windows and doors are not allowed in exterior walls that are less than 3 feet from the 2 property line. 3 57. All exterior walls less than 3 feet from the property line must be one-hour-fire rated 4 assemblies. 5 58. All work must comply with the California Building, Mechanical, Plumbing and Electrical 6 codes that are in effect at time of submittal. 7 From the Police Department: 8 59. Removable bollards shall be placed at the beginning of the bike paths on either side of the 9 creek, in both directions off of the main entrance street-near the bridge. 10 60. Removable bollards shall be placed at the beginning of both bike paths starting at 11 Sonoma Mountain Parkway and leading to the main entrance street near the bridge. 12 61. Removable bollards shall be placed at the beginning of both pathways between the 13 driveways and the bike path along the creek. 14 62. The bike path shall be lit on both sides of the path along its entire length with pedestrian 15 lighting. 16 63. The bike path shall be 8' wide to accommodate emergency vehicle traffic if needed. 17 64. All shrubbery along the bike paths shall be low lying for good visual access. 18 65. All shrubbery and trees throughout the project shall be kept cut to the recommended 19 standard heights. Bushes to be kept at 3' and trees trimmed up to 6'. 20 21 STANDARD CONDITIONS OF APPROVAL 22 23 66. All trees shall be a minimum fifteen (15) gallon size, unless otherwise specified smaller 24 (5 gallon) maybe considered in areas not subject to high pedestrian access or based on 25 site specific and design purposes and larger (24" box sized) and installed to City planting 26 and staking standards; trees maybe required in highly visible areas; all shrubs shall be 27 five gallon size. All planted areas not improved with lawn or other groundcover material 28 shall be protected with atwo-inch deep organic mulch as a temporary measure until the 29 ground cover is established. 30 67. All plant material shall be served by a City approved automatic underground irrigation 31 system. 1 68. All planting shall be maintained in good growing condition. Such maintenance shall 2 include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, 3 fertilizing and regular watering. Whenever necessary, planting shall be replaced with 4 other plant materials to insure continued compliance with applicable landscaping 5 requirements. Required irrigation systems shall be fully maintained in sound operating 6 condition with heads periodically cleaned and replaced when missing to insure continued 7 regular watering of landscape areas, and health and vitality of landscape materials. S 69. A master landscape plan of the street frontage areas shall be provided, to staff approval, 9 prior to issuance of a building permit. The landscape plan shall include street trees with 1o planting design and species to staff approval. Landscape shall be installed to City 11 standards. prior to issuance of Certificate of Occupancy. 12 70. Linear root barrier systems shall be utilized for trees near public streets or walkways as 13 needed, subject to staff review and approval. 14 71. All street trees and other plant materials within the public right-of--way shall be subject to 15 inspection by the project landscape architect or designer prior to installation and by City 16 staff prior to acceptance by the City, for conformance with the approved quality 17 specifications. 18 72. All. tree stakes and ties shall be removed within one year following installation or as soon 19 as trees are able to stand erect without support. 20 73. All improvements and grading shall comply with the Sonoma County Water Agency's 21 Design Criteria. 22 74. Public utility access and easement locations and widths shall be subject to approval by 23 PG&E, Pacific Bell, SCWA, all other applicable utility and service companies and the 24 City Engineer and shall be shown on the plans. 25 75. Underground utilities such as water meters and sewer laterals shall be placed under 26 paving or as close as possible to private driveways, to avoid conflict with street tree 27 planting locations within the street right-of--way. Transformer vaults, fire hydrants and ~,oi®1~3~C~ 1 light standards shall be located in a manner which allows reasonable implementation of 2 the approved street tree planting plan for the project without compromising public safety. 3 76. All work within a public right-of--way requires an excavation permit from the Department 4 of Public Works. 5 77. Construction activities shall comply with applicable Zoning Ordinance and Municipal 6 Code Performance Standards (noise, dust, odor, etc.). 7 78. At no time shall future business activities exceed Performance Standards specified in the 8 Uniform Building Code; Section 22-301 of the Petaluma Zoning Ordinance and the 1987 9 General Plan. 10 79. A separate water meter shall be provided for landscape irrigation systems or as required 11 by staff. 12 80. In the event that archaeological remains are encountered during grading, work shall be 13 halted temporarily and a qualified archaeologist shall be consulted for evaluation of the 14 artifacts and to recommend future action. The local Indian community shall also be 15 notified and consulted in the event any archaeological remains are uncovered. 16 81. The colors and exterior materials of construction of the new building/addition and the 17 existing building shall match. 18 82. Any future color schemes that vary from those approved shall be subject to staff or 19 SPARC review. 20 83. External downspouts shall be painted to match background-building colors. Scuppers 2~ without drainage pipes may not be installed because of probable staining of walls 22 (overflow scuppers are excepted). 23 84. All exterior light fixtures shall be shown on plans subject to staff review and approval. 24 All lights attached to buildings shall provide a soft "wash" of light against the wall. All 25 lights shall conform to City Performance Standards (e.g., no direct glare, no poles in 26 excess of 20 feet height, etc.) and shall compliment building architecture. 12 0O~ m l~e~~~s 1 85. All aboveground meters and transformers shall be shown on plans and screened with 2 landscaping materials subject to approval of the Planning Department. Any combination 3 of earth berms, retaining walls and landscaping may be used to accomplish said 4 screening. 5 86. Temporary protective fencing shall be erected 5' outside the drip line of all trees to be 6 preserved/protected and all trees (on neighboring property) in proximity to construction 7 activities. The fencing shall be a minimum of 5' in height and shall be secured with in- 8 ground posts subject to staff inspection prior to grading permit issuance and any 9 grading/construction activity. l0 87. A reproducible copy of the finalized PUD Development Plan and written PUD Standards 11 incorporating all project conditions of approval shall be submitted to the Planning 12 Department prior to issuance of development permits. 13 88. A reproducible copy of the Tentative Subdivision Map, reflecting all adopted conditions 14 of approval, shall be submitted to the Planning Department within 30 days of SPARC 15 approval of the project.. 16 13 ~~¢~A~1~~ 1 2 89. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, 3 commissions, agents, officers, and employees from any claim, action or proceeding 4 against the City, its boards, commission, agents, officers, or employees to attack, set 5 aside, void, or annul, the approval of the project when such claim or action is brought 6 within the time period provided for in applicable State and/or local statutes. The City 7 shall promptly notify the applicants of any such claim, action, or proceeding. The City 8 shall coordinate in the defense. Nothing contained in this condition shall prohibit the 9 City from participating in a defense of any claim, action, or proceeding if the City bears 10 its own attorney's fees and costs, and the City defends the action in good faith. 11 S:\CC-City Council\resolutions\Traditions PUD RES.doc 12 13 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 _-A oved as to Council o the City of Petaluma at a (Regular) (Adjourned) (Special) meeting f on 'the ~ 5th........... day of ......Q.G.~.f2l~.fix 20..Q..~ by the following vote: •y Ci Attorne AYES: O'Br1eri,Healy,TOrllatt, Maguire,Moynihan, Vice-Mayor Cader-Thompson Mayor Thompson NOES: None ABSENT: None ATTEST: l City Clerk Mayor Council ~j'1 Res. No. .".o.o.~ ~ 8~CS. 14 .