HomeMy WebLinkAboutResolution 2010-229 N.C.S. 12/20/2010Resolution No. 2010 -229 N.C.S.
of the City of Petaluma, California
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PETALUMA APPROVING
A PLANNED UNIT DISTRICT UNIT DEVELOPMENT PLAN AND DEVELOPMENT
STANDARDS FOR THE SUNNYSLOPE II PROJECT, APN: 019 - 203 -008
WHEREAS, an application and vesting tentative map has been submitted to subdivide
an 8.6 acre parcel at 674 Sunnyslope Road, APN -019- 203 -008 into a 18 -unit single family
residential subdivision referred to as Sunnyslope II, within the Sunnyslope Area Planned Unit
District ( "PUD "), together with a Unit Development Plan and amended Development Standards
( "the Project "); and,
WHEREAS, on June 3, 1991, the City Council adopted Ordinance No. 1856 N.C.S.,
prezoning this portion of the Sunnyslope Area to PUD and establishing maximum development
potential for APN 019 - 203 -008; and,
WHEREAS, on June 3, 1991, the City Council adopted Resolution No. 91 -152 N.C.S.,
establishing as PUD development standards for the Sunnyslope Area the provisions of the R -1
20,000 residential zoning district as established in the former City of Petaluma Zoning
Ordinance; and,
WHEREAS, Resolution No. 91 -152 N.C.S. further provides that "At the discretion of
the City Planning Commission and the City Council, minimum parcel size and minimum lot
dimensions may be altered as appropriate to promote the most environmentally - sensitive and
land- efficient lotting patterns without, however, exceeding maximum development potential as
noted in the attached Exhibit A; and,
WHEREAS, the City of Petaluma General Plan 2025 ( "General Plan ") at Policy I -P -5
provides in pertinent part, "The unit yield calculation historically used in the Sunnyslope
Assessment District, per the 1985 annexation, is superseded by the density ranges in the General
Plan.... "; and,
WHEREAS, the General Plan establishes Very Low Density Residential as the land use
for APN 019 - 203 -008, with a density range of 0.6 to 2.5 dwelling units per net acre; and
WHEREAS, on December 8th and December 22, 2009, the Planning Commission
conducted duly noticed hearings on the Project and after consideration of all documents and
evidence submitted, recommended Project denial as set forth in Planning Commission
Resolutions No. 2009 -04, 2009 -05 and 2009 -06, respectively; and,
WHEREAS on December 20, 2010, in compliance with the California Environmental
Quality Act ( "CEQA "), 14 California Code of Regulations, Chapter 3 ( "CEQA Guidelines ") and
the City of Petaluma Environmental Guidelines, the City Council approved a mitigated negative
declaration and mitigation monitoring and reporting program for the Project; and,
WHEREAS, on February 22 and December 20, 2010 the City Council held a duly
noticed public hearing to consider the Project, including the proposed PUD Unit Development
Plan and amended PUD Development Standards.
Resolution No. 2010 -229 N.C.S. Page 1
NOW, THEREFORE, BE IT RESOLVED THAT the City Council finds and
determines as follows:
The PUD Unit Development Plan for the Project consists of the Vesting Tentative
Map, Sheets TM -I through TM -15 dated December 7, 2010, as modified by
conditions of approval contained in the Resolution Approving Vesting Tentative Map
presented and approved by the City Council on December 20, 2010, all mitigation
measures adopted for the Project, and the PUD Development Standards and Design
Guidelines for the Sunnyslope II Project attached hereto as Exhibit A and
incorporated herein by reference.
2. The Project as proposed in the PUD Unit Development Plan is consistent with the
General Plan in that:
a. The Project residential development consistent with the General Plan land use
designation for the site. The density of 18 units for the Project is consistent
with General Plan Policy 1 -P -5, and the General Plan density range for the site
calculated on net acreage of approximately 7.62 acres using the Very Low
Residential density range of 0.6 to 2.5 dwelling units per net acre, resulting in
a range for the Project between 4.9 and 19 total units.
b. The Project includes a 20 foot wide pedestrian access easement to be
dedicated to the City as a portion of the Urban Separator Pathway, consistent
with General Plan Policy I -P -21.
c. The Project includes a 10 foot wide public access easement allowing public
trail access from Sunnyslope Road through the Project connecting to the
Urban Separator Pathway, at such time as the Urban Separator Pathway is
connected on either side of the Project.
d. The Project protects approximately 2.6 acres of hillside area in the upper
portion of the site with a scenic open space easement, locating residential
development lower on the site, consistent with General Plan Policy 1 -P -16.
3. The Project is consistent with the Implementing Zoning Ordinance in that the Project
site is zoned PUD, and the Unit Development Plan and Development Standards result
in a more desirable use of land and a better physical environment than would be
provided by any single zoning district or combination of zoning districts because the
home sites are located at lower elevations on the site and a private scenic open space
easement affecting the upper portion of the site will protect approximately 30 percent,
or 2.6 acres of the site as permanent open space. The Project incorporates elements
and standards which meet the requirements of Implementing Zoning Ordinance
Chapter 19.
4. The Project is proposed on property which has a suitable relationship to one or more
thoroughfares, with a private road through the Project, and access onto Sunnyslope
Road, a public street, which is adequate to carry traffic generated by the development
as determined in project traffic analysis contained in the Initial Study and Mitigated
Negative Declaration.
Resolution No. 2010 -229 N.C.S. Page 2
The plan for the Project presents a unified and organized arrangement of buildings
and service facilities which are appropriate in relation to adjacent or nearby
properties. The Project is entirely residential, with density of 18 units on 6.04 gross
acres, resulting in just less than 3 units per gross acre. Surrounding neighborhoods
are residential and range from the Suncrest, Pinnacle, and Premo subdivisions to the
west at approximately 1 unit per gross acre to the Westridge subdivision to the east
with a gross density of approximately 4.5 units per gross acres. The Project will be
largely consistent with the visual character of the wider area, which consists primarily
of low density residential development with undeveloped open space on the steeper
slopes. The Project development standards require landscaping that serves as a
transition between structures and natural terrain. Mitigation Measure AES -2 requires
a Site Plan and Architectural Review hearing and approval for construction and
landscaping plans for each home to ensure compatibility with the existing
neighborhood and surroundings.
6. The natural and scenic qualities of the site are protected by the 2.6 acre private open
space easement, by preservation and protection of trees, by landscaping approval
subject to Site Plan and Architectural Review, by location of home sites on the lower
portion of the site and by dedication of a segment of Urban Separator Pathway to the
City for public use.
7. The development of the Project in the manner proposed will not be detrimental to the
public welfare, will be in the best interests of the City and as described above 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.
BE IT )FURTHER RESOLVED THAT on the basis of the above findings, the City
Council hereby approves and adopts the Unit Development Plan for the Project and the PUD
Development Standards and Design Guidelines for the Sunnyslope II Project attached hereto as
Exhibit A and incorporated herein by reference.
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 V o ed s to
Council of the City of Petaluma at a Regular meeting on the 20` day of December,
2010, by the following vote:
AYES: Barrett, Vice Mayor Glass, Harris, Healy, Rabbitt, Renee, Mayor Torliatt
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
eputy City Clerk
Resolution No. 2010 -229 N.C.S. Page 3
EXHIBIT A
PUD DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR THE
SUNNYSLOPE II SUBDIVISION
(Revised for Option B)
1. PURPOSE:
A. The purpose of this document is to provide written standards for the development of
the Sunnyslope II Subdivision. The overall objective is to provide specific standards
and guidance for individual lot development in a hillside area abutting the Urban
Separator Path and Urban Growth Boundary. All development shall be in
accordance with the standards as outlined in the City of Petaluma Implementing
Zoning Ordinance (IZO) except as noted where development may vary as allowed
under Chapter 19 (Planned Unit District) or where it may be more restrictive.
In addition to this document all lot owners or any other interested parties shall
reference the City Council Resolutions and Ordinances approving the Mitigated
Negative Declaration, Planned Unit District (PUD) Development Plan, the Tentative
Subdivision Map, subdivision construction documents and the Final Subdivision Map
including all Planning Commission Site Plan and Architectural Review (SPAR)
approvals for the project.
2. PROCEDURES FOR DEVELOPMENT APPROVAL
A. The City of Petaluma Planning Commission in their roll for site plan and architectural
review (SPAR) shall review the grading, drainage, architecture, site plan, and
landscaping plans for all lots prior to construction document submittals and issuance
of a building permit. This procedure shall also be required for any future alterations,
additions or new structures except for those minor alterations which shall be
determined by the Planning Director in accordance with IZO Chapter 24
(Administrative Procedures) Section 24.010 B.
B. All buyers of lots shall be given a copy of these PUD Development Standards by the
seller /developer prior to time of purchase of the property.
3. ZONING AND USES:
A. All permitted uses, conditionally permitted uses, specific uses allowed with special
permit, accessory uses, and uses not allowed shall be in accordance with the IZO
Chapter 4 (Zone Districts) for the R -2 Zoning District as specified in Table 4.2
B. One temporary sales or construction trailer by builder or developer is allowed during
the construction and /or sales of homes. Said temporary trailer must be located 20
feet from any property line shared with an existing adjoining neighbor.
C. All other zoning requirements shall be in accordance with IZO Chapter 19 (Planned
Unit District) where applicable.
4. SITE GRADING
A. All grading and retaining walls for streets and individual lot development shall be in
accordance with IZO Chapter 16 (Hillside Protection) Section F.
B. All grades for streets, privately shared driveways and individual lot driveways shall not
exceed a slope of 180.
Resolution No. 2010 -229 N.C.S. Page 4
C. All grading activities for shall be completed prior to October 15'" unless specifically
approved by the City Engineer. Erosion Control Measures shall be installed per the
satisfaction of the City Engineer prior to said date.
D. All grading and other related construction practices shall conform to the
geotechnical investigation report prepared by Michelucci & Associates on file at the
City of Petaluma.
E. No lot -to -lot drainage shall be allowed except in areas as shown on the approved
PUD Site Development Grading Plan. Surface run -off that is collected within each
individual lot shall be conveyed to an approved outlet or surface dispersion area. In
order to minimize erosion, surface drainage on slopes exceeding 25% shall be
directed to erosion resistant swales. Swales shall be connected to an approved outlet
or surface dispersion area.
5. SINGLE LOT DEVELOPMENT
A. All single lot development shall be in accordance with IZO Chapter 16: Hillside
Protection) Section 16.060
At Lots, 1, 3, 17, and 18: Single family residences shall be oriented to face Sunnyslope
Road. There shall be no vehicular access from Sunnyslope Road.
C. At Lots 1, 2, 5, 8 -10, 13 -17: Particular care shall be exercised during the SPAR process
to preserve the privacy and minimize visual impacts to adjoining existing properties.
Massing, window locations, patios, and balconies shall be considered so that line of
sight privacy impacts are minimized. Landscape screening shall also be utilized to
preserve privacy and visually buffer the new homes.
i. Prior to the Planning Commission SPAR hearing, story poles shall be installed
according to the City's story pole policy.
ii. Prior to the Planning Commission SPAR hearing, a sun and shadow study shall be
provided to demonstrate effects on neighboring properties.
D. At Lot 5 and 16: No structure shall exceed one -story.
E. At Lots 10, 1'l, 12, and 13: Land in the private open space easement shall be
maintained in a natural state with no man -made structures, paving, retaining walls, or
grade changes allowed (except within the public trail easements). Only landscaping
improvements that utilize native plants planted in a natural way are allowed.
F. At Lot 18 (the existing Neunfeldt house: 674 Sunnyslope Road):
i. Restoration of the existing house is subject to the requirements as outlined by
Mitigation Measure AR -1 and VTSM Condition 74. See also the reports prepared
by Architectural Resource Services and Carey and Company on file at the City of
Petaluma.
ii. Any future modification to the Neunfeldt house shall be subject to the Secretary
of the Interior Standards. The report by ARS found that the house appears eligible
for listing on the local register. Character defining features shall be retained in all
future projects; these include the double- hipped roof on the front dormer, the
decorative eave brackets below the dormer roof and at the house corners, the
large bay windows, and the entry porch with round columns.
G. All protected trees as specified on Sheet TM -4 shall be preserved. Lots 4, 6, 16, 17,
and 18 have Protected Trees within their building envelopes. See Section 11 D below;
prior to design review hearing, their root zones must be verified and development
may not impact Protected Trees. Note also those non - protected trees designated by
Sheet TM -4, both in and outside of building envelopes, which shall be preserved at
time of original home construction.
Resolution No. 2010 -229 N.C.S. Page 5
H. Architectural design shall reflect a "custom" appearance, which is sensitive to lot -
specific topography and site design issues (e.g. proximity to trees and neighboring
developments, views, etc.). House plans that are to be repeated shall incorporate
architectural design changes for exterior elevations so that no two home exteriors will
look alike.
I. The architectural treatments utilized on the street elevations of each of the approved
house designs are encouraged for use around the sides and rear elevations of the
buildings.
J. Side, rear or setback garage door entrances shall be encouraged where possible.
K. Muted, earth tone colors are required on all painted surfaces; except the existing
Neunfeldt house at Lot 18, which may be painted as historically appropriate.
6. LOT SIZES AND LOT COVERAGE
A. Lot sizes shall be as shown on the approved PUD Plan. No further subdivision of these
lots shall be permitted.
The maximum building footprint coverage for all lots, including all accessory
structures, covered decks, covered patios and carports shall not exceed 40 percent
of the lot. Coverage shall not include roof overhangs, open wood decks, or open
patios and paved impervious areas.
7. SETBACKS
A. Setbacks for all primary and accessory dwelling structures and for any portion of an
accessory structure containing habitable space shall be as shown on the approved
PUD Plan.
B. Structures outside the building setbacks will be limited to single story non - occupancy
structures, patios, decks, and swimming pools in accordance with IZO Chapter 4
(Zone Districts) for the R -2 Zoning District as specified in Table 4.8, with the added
restriction that such structures not exceed 12 feet pursuant to the method of
measurement specified by Section 8 Height, below.
8. HEIGHT LIMITATION
A. Building heights for all individual lots exceeding an average slope of 10% shall be
subject to IZO Chapter 16 (Hillside Protection) Section 16.060 I.
Building heights for all individual lots with an average slope of less than 10% (Lots 1 - 6
and 17 - 18) shall be subject to IZO R2 standard Table 4.8 (25 feet) as defined on IZO
definitions page 178.
ON -SITE PARKING
A. All individual lot development shall provide a minimum of two covered and two
uncovered parking spaces for a single family residence.
B. Any accessory dwelling unit shall provide a minimum of one additional covered
parking space per bedroom, in accordance with IZO 7.030E.
Resolution No. 2010 -229 N.C.S. Page 6
10. LANDSCAPE DESIGN
A. All landscaping and street trees within the public right of way shall be accordance
with the PUD Street Tree Master Plan (Improvement Plans)
B. Landscaping for the front yards of individual lots shall be in accordance with IZO
Chapter 14 (Landscaping and Screening) and shall be subject for review and
approval by the Planning Commission as a part of any single lot development
application.
C. Each property owner is responsible for installing irrigation, landscaping, and
perpetual maintenance of areas on private property except as identified in the
Landscape Assessment District (LAD) exhibits for this project.
D. All trees shall be a minimum of 15 gallons in size unless otherwise specified; smaller (5
gallon) may be considered in areas not subject to high pedestrian access or based
on site specific and design purposes. All trees shall be installed to City planting and
staking standards. All shrubs shall be a minimum five - gallon size. All planted areas
not improved with lawn or other groundcover material shall be protected with a two -
inch deep bark mulch as a temporary measure until the ground cover is established.
E. Under the canopy /Tree Protection Zone of any Preserved Protected Tree (see VTSM),
no landscaping, irrigation, or any other modification will be permitted, unless first
deemed appropriate by a licensed arborist.
11. TREE PRESERVATION
A. All tree removal on the site is subject to the criteria as specified in IZO Chapter 17
(Tree Preservation), the PUD Tree Preservation Exhibit and as directed in the Tree
Preservation Report prepared by Becky Duckles, project arborist, on file at the City of
Petaluma.
B. All identified trees to be removed on the PUD Tree Preservation Plan shall not be
removed until such time that specific street, driveway, utility, or individual lot grading
commences.
C. Protected trees approved for removal shall be mitigated in accordance with IZO
Chapter 17 (Tree Preservation) Section 17.065.
D. Prior to design review the root zones of all protected trees designated to be saved
and located within the building envelope shall be verified by the project arborist to
ensure single lot development does not impact said trees. The arborist shall also
review and deem appropriate any landscape, irrigation, or other proposed
modification within/ the canopy or root zone of all protected tress (see VTSM).
E. Under the canopy /Tree Protection Zone of any Preserved Protected Trees (see VTSM),
no landscaping, irrigation, or any other modification will be permitted, unless first
deemed appropriate by a licensed arborist.
12. FENCES
A. 6 -foot high solid fencing shall be allowed on property lines within 100 feet from the
house. All other fencing shall be open wire unless shown differently on the City -
approved Sunnyslope II fencing plan.
B. Optional use of lattice or trellising to provide additional screening above a 6 -foot solid
fence, where a 6 -foot solid fence is permitted, not to exceed 8 feet in height and at
Resolution No. 2010 -229 N.C.S. Page 7
least 50% open, shall be subject to Staff review and approval at time of fence permit
application.
C. Open wire fencing shall be constructed in accordance with the specifications as
outlined in the IZO 16.050.E.5 and shall not exceed 6 feet in height.
D. Open wire fencing and only open wire fencing shall be allowed in the private open
space (where not in conflict with any easement).
E. Within the front and street side setback, fencing may not exceed 42 inches.
13. FIRE SPRINKLERS
Per City of Petaluma Ordinance 2084, all new residences (including bathrooms over 55
square feet, closets over 24 square feet, or 3 feet deep, and in other attached structures)
shall have fire sprinkler systems designed and installed in accordance with NFPA 13 -D.
These systems shall be calculated for two -head activation for the most remote two
heads. Activation of the fire sprinkler system shall sound an interior alarm that will notify
normally occupied spaces.
14. CONSTRUCTION
A. Construction activities shall comply with applicable IZO and Municipal Code
Performance Standards (noise, dust, odor, etc.).
B. All City - authorized grading and construction activity shall be as stated by VTSM
Condition 16:
Improvement plans and all building permit plans shall indicate that all construction
activities shall be limited to Monday through Friday 8:00 a.m. to 5:00 p.m; this includes
truck traffic to and from the site. Interior -only work may be conducted on Saturdays
from 9:00 a.m. to 5:00 p.m. Construction is prohibited on Sundays and all federal,
state, and local holidays. This condition is more restrictive than the construction hours
stated in Article 21 (Performance Standards) of the Zoning Ordinance because of the
Project's proximity to residential uses and to mirror Sunnyslope PUD Mitigation Measure
Noise b.1. When there is construction on the site, a sign shall be posted with the
name and telephone number of the designated "disturbance coordinator" (see
Mitigation Measure Noise 1 g) and the permitted construction hours.
Resolution No. 2010 -229 N.C.S. Page 8