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HomeMy WebLinkAboutStaff Report 3.B 03/02/2009CITY OF PETALUMA, CALIFORNIA AGENDA BILL Agenda Title: Adoption (Second Reading) of Ordinance Approving a Planned Unit District (PUD) Amendment, Including Unit Development Plan and Development Standards for the Pinnacle Ridge Subdivision Consisting of Eleven Single -Family Residential Units Located at 2762 "I" Street, APN 019-401-019, Project File No. 05-ZOA-0029-CR (Moore/Borba) M March 2, 2009 Meeting Date: March 2, 2009 Meetine Time: ® 7:00 PM Category: ❑ Presentation ❑ Consent Calendar ❑ Public Hearing ® Unfinished Business ❑ New Business Department: Director:(—I Contact Person: Phone Number: Community Mike Muorefr ) Irene Borba, Associate 707-778-4301 Development �� Planner Cost of Proposal: N/A Name of Fund: N/A Amount Budeeted: N/A Account Number: N/A Recommendation: It is recommended that the City Council take the following action: Conduct the second reading and adopt the ordinance amending the Planned Unit District (PUD), including the Unit Development Plan and Development Standards for the Pinnacle Ridge Subdivision as introduced on December 8, 2009 Summary Statement: On January 26, 2009, the City Council continued action on the second reading of the ordinance approving the PUD amendment for the Pinnacle Ridge subdivision in order to allow the project applicant, Pinnacle Homes, representatives of the Grevillia Drive neighborhood, City staff and Councilmembers Glass and Rabbitt to meet and address outstanding issues raised during the course of prior public hearings on the project. The meeting was held on February 2, 2009 and participants reached consensus on the list of issues provided by the neighborhood representatives. A subsequent meeting was held on February 20, 2009 that included neighborhood representatives, Pinnacle Homes and Councilmember Glass to review an example of the changes that Pinnacle Homes was proposing to the design and massing of the home on Lot 3 of the subdivision as an example of how they intend to address these issues in the remainder of the subdivision. The neighborhood representatives concurred with the proposed changes. In addition to the proposed unit design and massing changes (which will be addressed in more detail through required SPARC review and approval), Grevillia Drive neighbors (to be identified by a list provided to Community Development by the neighborhood representatives) will be notified and given an opportunity and the time to review the project Conditions, Covenants and Restrictions (CC & R's) prior to their administrative approval by the City Attorney. The CC & R's will be modified to include the creation of a Homeowners Association and to reflect the operational and maintenance requirements set forth in the applicable project conditions of approval. Attachments to Aeenda Packet Item: Ordinance Amending the Planned Unit District, including the Unit Development Plan and Development Standards for the Pinnacle Ridge Subdivision Reviewed by Admin. Svcs. Dir: Reviewed by City Attornev Date: Date: Rev. # Date Last Revised: File: Approved by City Manager: Date: CITY OF PETALUMA, CALIFORNIA MARCH 2, 2009 AGENDA REPORT FOR ADOPTION (SECOND READING) OF ORDINANCE APPROVING A PLANNED UNIT DISTRICT (PUD) AMENDMENT, INCLUDING UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS FOR THE PINNACLE RIDGE SUBDIVISION CONSISTING OF ELEVEN SINGLE- FAMILY RESIDENTIAL UNITS LOCATED AT 2762 "I" STREET, APN 019-401-019, PROJECT FILE NO. 05-ZOA-0029-CR 1. RECOMMENDATION: Conduct the second reading and adopt the ordinance amending the Planned Unit District (PUD), including the Unit Development Plan and Development Standards for the Pinnacle Ridge Subdivision as introduced on December 8, 2009 2. BACKGROUND: On December 8, 2009, the City Council approved resolutions adopting a Mitigated Negative Declaration and approving a tentative subdivision map, and introduced an ordinance amending the PUD zoning for the 11 -unit Pinnacle Ridge single-family development. Due to a procedural error, the required second reading of the PUD ordinance was postponed and then subsequently continued to the City Council meeting of March 2, 2009 in response City Council direction to the staff, neighborhood representatives and Pinnacle Homes representatives to meet to address a number of outstanding issues with the project. Councilmembers Glass and Rabbitt agreed to help facilitate those meetings. Following meetings on February 2, 2009 and February 20, 2009, consensus was reached on proposed modifications to the design and massing of the home on Lot 3 (as an example of changes to units in the remainder of the project that will be presented to SPARC for review and approval), and to a process that would provide the neighborhood with notice and a designated opportunity to review the project CC & R's to insure that appropriate operational and maintenance safeguards (subject to adopted conditions of approval) were in place prior to administrative approval by the City Attorney. 3. DISCUSSION: Based on the proposed modifications to the design and massing of the unit on Lot 3 of the subdivision as presented to the neighborhood representatives, Pinnacle Homes will direct their architect and civil engineer to examine the location, size and massing of the proposed homes (particularly on Lots 1 through 7, those closest to the Grevillia Drive neighbors) for the purpose of reducing, to the extent feasible, the overall size, proximity and visual impact of those units on the adjacent Grevillia Drive residents. Any changes in the placement of the unit on the lot or the grading of individual lots to reduce the visual impact will be done in substantial conformance with the already approved tentative map. Proposed massing and architectural changes will be subject to approval of the Site Plan and Architectural Review Committee (SPARC), which has the authority to review and approve the PUD guidelines for the development. SPARC review of the project PUD guidelines, including building architecture, is a noticed public hearing. All residents and interested parties who have previously received notice of public hearings on the Pinnacle Ridge project, or who have requested to be notified, will receive a notice, by mail, when the hearing date is set. 2 Pinnacle Homes will create a homeowners association (HOA) for the project and the HOA will be responsible for the administration and enforcement of the project CC & R's. Although the CC & R's are a private contract between the HOA and the individual homeowners, the City does have enforcement authority in those areas related to specific PUD guidelines, where the issues relate to specific project conditions of approval, or where privately maintained utility and drainage systems are part of a Citywide network. The project CC & R's will be amended to address all on-going maintenance responsibilities of the HOA, as well as incorporate all applicable conditions of project approval, including those conditions that SPARC may apply through its review of the project architecture, landscaping and the project PUD Guidelines. The City will provide electronic and/or paper copies of the final draft of the CC & R's to a specified list of Grevillia Drive residents (as provided by the neighborhood representatives) for their review and provide adequate time for the review prior to administrative approval by the City Attorney. Neighborhood representatives have acknowledged that the final review and acceptance of the CC & R's is administrative (subject only to the review and approval of the City Attorney and City staff for conformance will all applicable City requirements); that the review is for their information only; and that there will be no formal public review of the CC & R's before SPARC, the Planning Commission or the City Council. 4. FINANCIAL IMPACTS: Not applicable 4 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 EFFECTIVE DATE OF ORDINANCE Introduced by ATTACHMENT ORDINANCE NO. 2319 N.C.S. Seconded by APPROVAL OF A PLANNED UNIT DISTRICT (PUD) AMENDMENT, INCLUDING THE UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS FOR THE PINNACLE RIDGE SUBDIVISION PROJECT CONSISTING OF 11 SINGLE-FAMILY RESIDENTIAL UNITS LOCATED AT 2762 'I' STREET, APN 019-401- 019, PROJECT FILE NO.05-ZOA-0029-CR WHEREAS, Pinnacle Development Number 21, L.P. has applied to subdivide a 16.36 acre parcel at 2762 "1" Street into an 11 -unit subdivision ("the Project"), and amend the Planned Unit District ("PUD") of Westridge Units 4 & 5 and associated Development Plan and PUD Standards; and, WHEREAS, the City of Petaluma Planning Commission held a public hearing on the proposed amendment on September 9 and October 2B, 2008 after giving notice of said hearing, in the manner, for the period, and in the form required by the City's Implementing Zoning Ordinance; and, WHEREAS, the City of Petaluma Planning Commission filed with the City Council its report set forth in its minutes of September 9 and October 2B, 2008 recommending the adoption of an amendment to Westridge Units 4 & 5 and associated changes to the PUD Development Standards to allow for 1 1 single family residential units to be constructed on Assessor's Parcel No. 019-401-019; and, WHEREAS, on December 8, 2008, in compliance with the California Environmental Quality Act ("CEQA"), 14 Colifomio Code of Regulations Sections 15000 et seq. ("CEQA Guidelines") and the City of Petaluma Environmental Guidelines, the City Council adopted Resolution No. 2008-224 N.C.S., approving a mitigated negative declaration of environmental effect for the Project; and, NOW THEREFORE. BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS: Section 1. PUD Findings The City Council finds as follows in suaoort of the Amendment of the Unit Develooment Plan for Westridoe Units 4 & 5 and Develnoment Standards for the Pinnacle Ridoe Subdvision Proiect consistina of 11 single-familv residential units located at 2762 "1" Street [the "Proiect"1; A. The proposed Amendment to of the Westridge Units 4 & 5 Planned Unit District to allow 1 the Pinnacle Ridge property to develop as a residential development proposed Is consistent 2 with the Petaluma General Plan. The PUD Amendment will result in a more desirable use of 3 land and a better physical environment than would be possible under any single zoning 4 district or combination of zoning districts. The proposed 11 residences complies with the 2025 5 General Plan land use designation for the subject property which are: Urban Separator (6.32 6 acres), Rural Residential (8.15 acres) and Very Low Density Residential (1.89 acres). The Rural 7 Residential (0.1 to 0.6 hu/ac) land use designation is Intended for single-family residential 8 development located primarily of the western perimeter of the city, along the Urban Growth 9 Boundary. This designation maintains a rural character and provides a transition to 10 unincorporated rural and agricultural lands. This density range reflects prevailing lot sizes and 11 development patterns. The Very Low Density Residential (0.6-2.5 hu/ac) land use 12 designation is intended for single-family residential development applied primarily to the 13 southern hillsides, with a minimum lot size of half an acre, and larger lots required for sloped 14 sites. The Urban Separator Includes open space lands within and/or directly adjacent to the 15 Urban Growth Boundary that are intended to serve as the outer boundary of urban 16 development, as designated by the City of Petaluma. They provide on edge that buffers 17 agricultural fields from urban land, may serve as a recreational area, and act as a key 18 component of the city's open space system. On lands with development potential, the 19 Urban Separator allows transferability of development potential to the remaining portion of 20 the some property. Given the 2025 General Plan land use designations, and the allowance 21 to transfer density from the Urban Separator, the subject property would be allowed to 22 develop 11 units, which is what the applicant has proposed. Therefore, the development of 23 the Property In the manner proposed by the applicant will not be detrimental to the public 24 welfare, will be in the best interests of the City and will be in keeping with the general intent 25 and spirit of the zoning regulations of the City, with the City of Petaluma General Plan 2025 26 and with any applicable plans adopted by the City. 27 28 B. The proposal is consistent with the Zoning Ordinance in that it incorporates the policies 29 and guidelines of the Planned Unit District Chapter 19 of the Implementing Zoning 30 Ordinance. The proposed development is planned on a property which has a suitable 31 relationship to one or more thoroughfares ('1' Street), and said thoroughfares with the 32 improvements required, are adequate to carry any additional traffic generated by the 33 development. 34 35 C. The public necessity, convenience and general welfare clearly permit and will be 36 furthered by the proposed amended PUD zoning in that the amended zoning designation 37 will result in residential uses that are appropriate and compatible with the existing 38 surrounding uses. The project plans present a unified and organized arrangement of lots and 39 public streets, appropriate to adjacent and nearby properties. Proposed landscaping would 40 further ensure compatibility. The proposed project would also require review and approval 41 by the Site Plan and Architectural Review Committee, 42 43 D. As determined in the City's approval of a Mitigated Negative Declaration of 44 environmental impact, and adoption of Mitigation Measures and a Mitigation Monitoring 45 Program for the Project, the natural and scenic qualities of the site are protected with 46 adequate available public and private spaces designated on the Unit Development Plan. 47 48 Section 2. Severability. 49 50 If any provision of this ordinance or the application thereof to any person or circumstance is 51 held invalid, the remainder of the ordinance, including the application of such part or 52 provision fa other persons or circumstances shall not be affected thereby and shall continue 53 in full force and effect. To this and, provisions of this ordinance are severable. The City 54 Council hereby declares that it would have passed each section, subsection, subdivision, Ordinance No. 2319 N.C.S. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 WE 20 21 2-9 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. Section 3. Effective Date. This ordinance shall become effective thirty )30) days after the date of its adoption by the Petaluma City Council. Section 4. Publication The City Clerk is hereby directed to post and/or publish this ordinance or a synopsis of it for the period and in the manner required by the City Charter. INTRODUCED and ordered posted/published this 811, day of December, 2008. ADOPTED this _ day of 2009. Ayes: Noes: Abstain: Absent: ATTEST: Claire Cooper, City Clerk Pamelo Torliatt, Mayor APPROVED AS TO FORM: Eric W. Danly, City Attorney Ordinance No. 2319 N.C.S.