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HomeMy WebLinkAboutResolution 97-097 04/21/1997 Resolution No. ~7-s7 N.C.S. of the City of Petaluma, California 1 APPROVAL OF THE PLANNED UNIT DEVELOPMENT PLAN FOR THE WII.LOW GLEN 2 RESIDENTIAL DEVELOPMENT ON A 68t ACRE PARCEL LOCATED EAST OF 3 SONOMA MOUNTAIN PARKWAY AT CHEHAL[S DRIVE; APNs 136-080-009 & 010 4 5 WHEREAS, the project site has been rezoned to Planned Unit District by Ordinance No. 2046 6 N.C.S.; and 7 8 WHEREAS, the Planning Commission held a duly noticed public hearing regarding this project on 9 February 25, 1997, and considered and forwarded a recommendation to the City Council to to conditionally approve a Planned Unit Development Plan for the Willow Glen residential project; 11 and l2 13 WHEREAS, the City Council has found, pursuant to survey data submitted by the .applicant's la engineer, that the Suburban High Amenity land use area comprises 12.11, rather than the 10.2 15 acres described in the Corona/Ely Specific Plan; and 16 17 WHEREAS, the City Council has found that the requirements of the California Environmental is Quality Act have been satisfied through the preparation of an expanded Initial Study which t9 indicates that the proposed project, as mitigated through the adoption of a Mitigated Negative 20 Declaration pursuant to Resolution No. 97-86 N.C.S., will not result in significant environmental 21 impacts, and that no further environmental review is necessary; and 22 23 WHEREAS, the City Council has adopted Ordinance No. 2046 N.C.S. rezoning the Willow Glen 24 site to Planned Unit District. 25 26 NOW, THEREFORE BE IT RESOLVED that the City Council hereby conditionally approves 27 the Planned Unit Development Plan as reflected in the Development Plan, including: architecture, zs landscaping, and written Guidelines for Development (including Development Standards) 29 considered by the Planning Commission on February 25, 1997; all on file with the City of 3n Petaluma Planning Department, pursuant to Section 19A-504 of the Zoning Ordinance No.1072 31 N.C.S., as amended, based on the following findings and subject to the following conditions: 32 33 FindinQS for App~'oval of the PUD Development Plan and Standards 3a 35 1. The proposed Willow Glen project is proposed on property which has a suitable 36 relationship to one or more thoroughfares (Sonoma Mountain Parkway), and that said 37 thoroughfares, with the improvements herein required including a bike path, Resolution No. 9~-97 N.C.S. 1 U~ ' 1 and pedestrian bridges across Lynch Creek, are adequate to carry any additional traffic 2 generated by the development. 3 4 2. The plan for the Willow Glen development presents a unified and organized arrangement 5 of buildings and service facilities including: a bike path, two pedestrian bridges across 6 Lynch Creek, and pedestrian access to Prince Park, which are appropriate in relation to 7 adjacent or nearby properties, and adequate site design, landscaping and screening is 8 included to ensure compatibility with surrounding uses. 9 l0 3. The natural and scenic qualities of the site are protected through conditions of approval 11 including: provision of substantial setbacks of improvements from vegetation in and along tz the Lynch Creek corridor; dedication of Open Space, incorporation of a four acre public 13 park adjacent to Lynch Creek, design of single loaded streets for public access and views 14 of the Lynch Creek corridor, Washington Creek corridor, and Prince Park (including the 15 Sonoma Mountains further to the east); incorporation of a pedestrian bike path adjacent to 16 the north edge of the Lynch Creek corridor which links an existing path along Sonoma 17 Mountain Parkway to an existing path in Prince Park (including two pedestrian bridges for 18 direct access between the north and south sides of the creek); landscaping, sidewalk and 19 privacy wall improvements along Sonoma Mountain Parkway which constitute the 20 southern gateway to the Corona/Ely planning area; and Design Guidelines and z1 Development Standards regulating appropriate/attractive house designs. 22 23 3. Adequate public and private spaces have been designated on the Willow Glen PUD za Development Plan, through the proposed and required dedication of land for a four acre 25 public park, the requirement to construct an off street, public bike path extending through 26 the site from Sonoma Mountain Parkway to Prince Park, and through the design and z7 improvement of the individual private lots (having usable front, side and rear areas). z8 z9 4. The development of the subject Willow Glen property in the manner proposed by the 3o applicant, and as conditioned to control storm drainage, dedicate open space and a park, 31 ensure appropriate development within the municipal airport's transition zones including 32 notification for future property owners of airport activity, and provide appropriate 33 circulation for both vehicles and pedestrians, will not be detrimental to the public welfare, 34 will be in the best interest of the City and will be in keeping with the general intent and. 35 spirit of the zoning regulations of the City of Petaluma, with the Petaluma General Plan 36 and Corona/Ely Specific Plan, and with other applicable plans adopted by the City. 37 38 Conditions of PUD Development Plan and Standards 39 40 1. All mitigation measures adopted in conjunction with approval of the Mitigated Negative a~ Declaration for the Willow Glen project are incorporated herein by reference as conditions a2 of project approval. a3 2 Reso. 97-97 NCS a' ~T 5 1 2. All conditions of the Tentative Subdivision Map approved for the Willow Glen project are 2 incorporated herein by reference, and shall be enforced, as applicable, with the PUD 3 Development Plan. a 5 3. All conditions of the Planning Department shall be met, including: 6 7 a. Lots 214 and 241 of the Tentative Map shall be relocated away from the Lynch s Creek corridor to locations within the Subuiban High Amenity area; the resulting 9 lot sizes of the Suburban High Amenity lots shall not be less than 10,000 sq.ft.. to Within the northern, portion of the site, a total of 28 Suburban High Amenity Lots 11 is permitted, to be consistent with the density limits of this designation area and to 12 achieve conformance with the basic density limits of the General Plan, prior to 13 application for SPARC review of the PUD Development Plan. 14 15 b. The Development Standards shall be amended to include the following provision, 16 prior to application for SPARC review: "For all properties abutting the parkway, 17 all buildings shall have a 30-foot minimum setback from the right of way, and 18 structures shall not exceed one story or 15 -feet in height at this setback line. An 19 additional one foot of building height shall be permitted for each additional added 20 foot of setback. However, the total height of any buildings abutting the parkway 21 shall not exceed 30-feet. The PUD Development Plan shall be revised to ensure 22 that the position of proposed homes on lots adjacent to the parkway comply with z3 these setback provisions, prior to application for SPARC review. 2a 25 c. The type of improvements to be incorporated into the park shall be reviewed and 26 approved by the Recreation Music and Parks Commission prior to application of 27 SPARC review of the PUD Development Plan. 28 29 d. The PUD Development Plan Project Mix (lot numbers, Plan number, elevation 3o style and color scheme) shall be corrected to conform with any redesigned lot 31 configurations and/or lot numbers pursuant to all conditions of approval, prior to 32 application for SPARC review. 33 34 e. The final content and composition of the Guidelines shall be subject to SPARC for 35 review and approval prior to final map approval. Additionally, the following 36 changes shall be made to the Guidelines prior to submittal for SPARC review: 37 3s Section 1,4.1 on page 5 shall be amended to omit reference to any reimbursement 39 or credit for land and/or improvements within the "Lynch Creek, Open Space 4o Corridor". This correction is recommended inasmuch as the referenced area-wide 41 finance mechanism was never instituted for such costs and since there is no 42 43 44 3 Reso. 97-97 NCS 3 0'F 5 1 obligation of mechanism in place to reimburse a property owner for the dedication 2 of land designated as Open Space. 3 4 Section 1.8, Prohibited Uses (pp. 8 & 9) shall be amended to omit subsections 2, 5 4, 5, 6; 7, 9,'10, and 12. Staff finds these restrictions to be inappropriate in the 6 zoning document. The intent of many of these restrictions may be addressed 7 through existing provisions contained within the Petaluma Zoning Ordinance g and/or Municipal Code. Further, these types of restrictions are typically established 9 and enforced through private Covenants, Conditions and Restrictions (CC&Rs). 10 11 Section 1.9 should be reworded as follows: Uses not specified herein shall be 12 subject to determination by the City of Petaluma Planning Director and/or City 13 Zoning Ordinance codes as applicable to the R-1 zoning district, and where la applicable, on a lot by lot basis, to the closest standard lot size e.g. R-1 6,500, R-1 15 10,000 etc. 16 17 For easy reference in future,. Sections 1.5, 1.6, 1.7, 1.8, and 1.9 should be lg relocated/included within the Development Standards, Section 3. 19 20 The Development Timetable, Section 4, pp. 16 shall be updated prior to SPARC 21 review. 22 23 f. PUD Development Plan including all improvements along Sonoma Mountain 24 Parkway pursuant to the adopted parkway guidelines, including: gateway 25 treatment, sound/privacy wall, landscaping, sidewalk location etc. shall be 26 reviewed by SPARC prior to approval of the Final Map and improvement 27 drawings. 28 29 g. A reproducible copy of the final SPARC approved PUD Development Plan and 3o Guidelines for Development (book) shall be submitted to the Planning Department 31 prior to Final Map approval (first phase). 32 33 4. All requirements of the Building Division shall be met, including: 34 35 a. Grading must be certified when completed to indicate compliance with approved 36 plans and will be required for occupancy. 37 38 b. Where ground slopes greater than 1 on 10, foundation shall be stepped per 39 Uniform Building Code 1806.2. 40 41 c. Soils with expansion index greater than 20 requires special design foundation per 42 Uniform Building Code 1803.2. 43 44 d. All roofing shall be "B" rated or better per Ordinance No. 1744/1988. 45 46 e: Show site drainage and grading topography. 4 'k of 5 Reso. 97-97 NCS 1 f. Indicate all utilities on site plan. 2 3 g. Responsible party to sign plans. 4 5 h. Submit soils report to verify foundation design. 6 7 i. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC. Plans 8 must also show compliance to current Title 24 Energy Code. 9 to j. Provide structural calculations for all non-conventional design items. 11 t2 k. Demolition permit required to remove any structure. 1. Abandonment of 13 water well or septic system must be done under permit from County of Sonoma 14 Public Health Department. 15 16 m. Indicate location of soundwall (public property). l~ 18 5. The applicants/developers shall defend, indemnify, and hold harmless the City or any of its 19 boards, commission, agents, officers, and employees from any claim, action. or proceeding 20 against the City, its boards, commission, agents, officers, or employees to attack, set aside, 21 void, or annul, the approval of the project when such claim or action is brought within the 22 time period provided for in applicable State and/or local statutes. The City shall promptly 23 notify the applicants/developers of any such claim, action, or proceeding. The City shall 24 coordinate in the defense. Nothing contained in this condition shall prohibit the City from z5 participating in a defense of any claim, action, or proceeding if the City bears its own 26 attorney's fees and costs, and the City defends the action in good faith. 27 28 29 30 wcruDm~,a 5 Under the power and authority conferred upon this Council by the Charter of said City. REFERENCE: I hernby certify the foregoing Resolution was introduced and adopted by the Approved as to Councilof the City of Petaluma at a (Regular) (i&f;ffi7~ meeting form on the ......21st........... day of ...........April........_ 19...94. by the following vote: City Attorney AYES: Keller, Stompe, Torliatt, Maguire, Vice Mayor Hamilton, Mayor Hilligoss NOES: None ABSENT: Read ~ ATi'1rST : ~1 y City Clerkre AA _ Ma or r ~ 4I~~x.a~ 4..~.~~cil Fililnesq.....q_.q...__.......__......_ Jr OF Jr' ca io.as Rimes. No. ..J.1..-N..1 NA.S.