HomeMy WebLinkAboutResolution 99-054 N.C.S. 03/08/1999
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~Zesolution l~To. 99-54 1~.C.~.
of the City of Petaluma, California
AI)oPTING A PiTI) >mLVEL®PIVIEN~' PLAN
Pox Tx>E Px>Elv><® sU>g~><vls><oN ~o cx>EA~>E TLN L®Ts
AT 39$ SUNNXSL®PE It®AID, APN 019-203-006
WHEREAS, by Ordinance No. 2083 NCS Assessor Parcel Number 019-203-006 comprising 10.04
acres, has been rezoned to PUD (Planned Unit Development); and
WHEREAS, by action taken on January 12, 1999, the Planning Commission considered and .
forwarded a recommendation to the City Council on the development plan for Premo Subdivision, to
allow development of a 10 lot subdivision for detached single-family homes; and
WHEREAS„ the PUD Development Plan shall go into effect concurrent with the effective date of the
rezoning as specified in Ordinance IVo. 2083 NCS; 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. 99-53 NCS, approving a Mitigated Negative Declaration to address the specific impacts of the
Premo Subdivision development.
NOW THEREFORE, BE IT RESOLVED that the City Council hereby adopts the following findings:
Findings for Approval of the PUID Development Plan
1. The proposed Premo Subdivision results in a more desirable use of land and a better physical
environment than would be possible under any single zoning district or combination of zoning
districts.
R~oiut~onxo. 99-54 tv.c.s. Page 1 of 6
3 The proposed PUD will allow residential uses that are compatible with the existing
4 surrounding properties. Design guidelines have been prepared to ensure that the
5 architecture of the proposed homes reflects a higher design quality. The project has been
6 conditioned to underground overhead utility lines, which will result in a more attractive
7 streetscape. No additional residential subdivision will be allowed beyond that approved
8 by the City Council.
9
10 2. The proposed Premo Subdivision development plan is proposed on property which has a
11 suitable relationship to one or more thoroughfares (Sumnyslope Avenue, "I" Street, and
12 Sunnyslope Road) and said thoroughfares with the improvements herein required, are
13 adequate to carry any additional traffic generated by the development. The project
14 complies with the applicable provisions of Article 19A and provides for development
15 standards and permitted and conditional uses. The Planned Unit District allows for a
16 mixture of uses, densities, building intensity, or design characteristics. In accordance with
17 Article 19A, any and all compatible land uses may be allowed in the PUD.
18
19 3. The plan for the proposed Premo Subdivision development presents a unified and
20 organized arrangement of buildings and service facilities which are appropriate in
21 relation to adjacent or nearby properties, particularly the existing Suncrest Hill Drive
22 residents and approved Stone Ridge and Suncrest Estates subdivisions. Adequate
23 landscaping and screening is included to ensure compatibility with surrounding uses.
24 Conditions have been incorporated requiring design and development standards that are
25 compatible with neighboring developments.
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27 4. Adequate available public and private spaces are designated on the PUD Development
28 Plan. Through mitigation measures and project conditions, adequate building setbacks
29 and other project amenities are provided. Existing clusters of oak, and buckeye trees exist
30 and contribute to the natural beauty of the site. With the exception of trees that will be
31 removed due to poor health, trees will be retained on-site.
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Reso. 99-54 NCS Page 2 of 6
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3 5. The development of the subject Premo Subdivision project in the manner proposed by the
4 applicant, and as conditioned, will not be detrimental to the public welfare, will be in the
5 best interests of the City, and will be in keeping with the general intent and spirit of the
6 zoning regulations of the City of Petaluma,. with the Petaluma General Plan, and with the
7 Sunnyslope Assessment and Annexation District.
8
9 The project, as conditioned, complies with the applicable provisions of the Municipal
10 Code and the General Plan. The proposed use is consistent with the General Plan
11 designation. Both the Fire Marshal and Engineering Department have prepared
12 conditions of approval to address fire safety issues, and design criteria for the
13 construction of the proposed homes have been created to ensure that views to adjacent
14 properties are protected.
IS
16 6. The Premo Subdivision project will help the City further the objectives, policies and
17 programs of the Housing Element of the General Plan to provide a range of housing
18 types.
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20 7. The Premo Subdivision project is designed to be compatible with surrounding uses, as it
21 is residential in character. It will not result in a more intensive use of the land with
22 characteristics that are incompatible with neighboring single family residential uses.
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24 NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Petaluma does
25 hereby adopt the PUD Development Plan for the Premo Subdivision located at 398 Sunnyslope
26 Road, APN 019-203-006, subject to the following Conditions of Approval:
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28 From the Planning Department:
29
30 1. All mitigation measures adopted in conjunction with approval of the Mitigated Negative
31 Declaration (Resolution 99-53 N.C.S.) for the Premo Subdivision project are
32 incorporated herein by reference as conditions of project approval. The project shall also
33 comply with all applicable mitigations specified for properties within the Sunnyslope
34 Assessment and Annexation District Specific Plan Area as contained in Resolution No.
3
Reso. 99-54 NCS Page 3 of 6
3 89-122 N.C.S., which certified, approved and adopted the Environmental Impact Report
4 for the Sunnyslope Assessment and Annexation District Plan.
5
6 2. All requirements of the Building Division, Fire Marshal, Engineering, Planning, Police
7 Department and Public Works Departments shall be met and reflected on plans submitted
8 for development permit issuance.
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10 3. Plans submitted for approval of the Final Map and Improvement Plans shall reflect the
11 following, subject to staff review and approval:
12
13 a. Permitted hours of construction of 8AM to SPM Monday through Friday only
14 shall be specified on construction drawings as identified in the adopted mitigation
15 measures for the project.
16
17 b. All proposed lot areas shall be specif ed on the Final Map.
18
19 c. A reference to all project approval documents shall be incorporated as a -note on
20 the Final Map.
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22 d. The location of all proposed electrical transformers, or other utility structures
23 shall be identified on plans, and located underground in accordance with adopted
24 City policy.
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26 e. The PUD Plan and Development Standards for Lots 5-7 shall include a Standard
27 requiring 40-foot setbacks from the adjacent Suncrest Hill Drive homes.
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29 £ The PUD plan shall require only open field fencing will be allowed on all lots.
30
31 g. The landscape plan shall show street trees along Sunnyslope Road located a
32 minimum of 30' on-center.
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Reso. 99-54 NCS Page 4 of 6
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3 h. Development on Lots 7 and 8 shall not be visible from "D" Street (City and
4 County). In addition, the formal SPARC review shall require placement of story
5 poles 10 days prior to the SPARC meeting. The story poles shall depict the height
6 and location of the corners of the building and the height of the ridgelines of the
7 building. The Planning Department shall review and approve the story pole
8 location plan prior to placement of the poles.
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10 i. The Planned Unit Development Plan shall require an area adequate for cars to
11 turn around on-site on Lots 1, 2 and 3. This will insure that cars head-out and do
12 not back-out onto Sunnyslope Road.
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14 j. View corridors from the Sunnyslope Road shall be protected. This shall be a
15 component of the administrative and formal Site Plan and Architecture Review of
16 the ten-lot subdivision.
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18 k. The colors of the homes shall blend in with the surrounding area. This shall be a
19 component of the administrative and formal Site Plan and Architecture Review of
20 the ten-lot subdivision.
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22 1. Native trees and xeriscape vegetation shall be used for landscaping. This shall be
23 a component of the administrative and formal Site Plan and Architecture Review
24 of the ten-lot subdivision.
25
26 m. The road shall be relocated to the west to provide fora 40 foot rear yard setback
27 for Lot 4. This improvement shall be reflected on the Final Subdivision Map.
28
29 4. Prior to City approval of the Final Map, the project proponents shall enter into an
30 agreement with the City for payment of an In-Lieu Contribution, to meet affordable
31 housing requirements for the Premo Subdivision project, as specified under Program
32 11(iii) of the Petaluma General Plan Housing Element.
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3 5. Reproducible copies of the finalized Tentative Map, PUD Development Plan, and the
4 PUD Standards shall be submitted to the Planning Department prior to City Council
5 approval of the Final Map. A reduced copy of the Final Map shall be submitted to the
6 Planning Department prior to recordation of the Final Map.
7
8 6. The applicants/developers shall defend, indemnify, and hold harmless the City or any of
9 its boards, commission, agents, officers, and employees from any claim, action or
10 proceeding against the City, its boards, commission, agents, officers, or employees to
11 attack, set aside, void, or annul, the approval of the project when such claim or action is
12 brought within the time period provided for in applicable State and/or local statutes. The
13 City shall promptly notify the applicants/developers of any such claim, action, or
14 proceeding. The City shall coordinate in the defense. Nothing contained in this condition
15 shall prohibit the City from participating in a defense of any claim, action, or proceeding
16 if the City bears its own attorney's fees and costs, and the City defends the action in good
17 faith.
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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) (~~~~1}C meeting~fo m
on the .$tZl day of ..........I~LIAE~h...................................., 19_..9, by the-
following vote:
City :~ttorney
AYES: Healy, Torliatt, Cader-Thompson, Hamilton, Maguire
NOES: None
ABSENT: Vice a ayor Thompson
ATTEST :
City Clerk ouncilmember Hamilton
Couaci! File_........_.~
,~,.HS N~._......9.9-5.~...... N.cs. Page 6 of 6