HomeMy WebLinkAboutResolution 96-158 06/17/1996 .
Resolution No. 96-158 NC.S.
of the City of Petaluma, California
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4 APPROVING THE UNIT DEVELOPMENT PLAN FOR WEST VIEW ESTATES, A
5 43 LOT CUSTOM HOME RESIDENTIAL DEVELOPMENT ON 21.63 ACRES
6 SITUATED ON BODEGA AVENUE BETWEEN N. WEBSTER ST. AND RUTH CT.
7 AP NOS. 006-470-010; 006-480-003, 005, 011, 012, 016, 031
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l0 WHEREAS, by Ordinance No. 2014 N.C.S., Assessors Parcel Numbers 006-470-010,
11 006-480-003, 005, 011, 012, 016, 031 comprising 21.63 acres, have been rezoned to PUD
12 (Planned Unit Development); and
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14 WHEREAS, by action taken on April23, 1996, the Planning Commission considered and
15 forwazded a recommendation to .the City Council on the unit development plan for
16 development of up to 43 custom home detached single family lots; and
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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
2li adoption of Resolution No. 96-150 N.C.S., approving a Mitigated Negative Declaration
21 to address the specific impacts of the West View Estates Subdivision development;
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23 NOW THEREFORE BE IT RESOLVED that the City Council hereby adopts the
24 following findings:
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26 Findings for Rezoning to PUD
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2s 1. The proposed Amendment to Zoning Ordinance No. 1072 N.C.S., to reclassify
29 and rezone Assessor's Parcel Nos. 006-470-101; 006-480-003, 005, 011, 012,
30 016, and 031, known as the West View Estates Subdivision, to Planned Unit
31 Development (PUD) is in general conformity with the Petaluma General Plan.
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33 2. The public necessity, convenience and general welfare clearly permit and will be
34 furthered by the proposed Amendment to the Zoning Ordinance, reclassifying and
35 rezoning the West View Estates Subdivision to PUD.
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37 3. The requirements of the California Environmental Quality Act (CEQA) have been
3s satisfied through preparation of an Initial Study/Mitigated Negative Declazation to
39 avoid or reduce to a level of insignificance, potential impacts generated by the
ao proposed West View Estates PUD.
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a2 Findings for Approval of the PUD DevelopmenbPlan and Standards
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as I. The proposed West View Estates PUD District is proposed on property which has
45 a suitable relationship to one or more thoroughfares (Bodega Avenue, West
Res. No.....9.fic.l,f 8........ rvcs. Page 1 of 4 pages
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1 Street), and that said thoroughfares, with the improvements herein required, aze
2 adequate to carry any additional traffic generated by the development.
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a 2. The plan for the proposed West View Estates development presents a unified and
5 organized arrangement of buildings and service facilities which are appropriate in
6 relation to adjacent or nearby properties ,and adequate landscaping. and screening
7 is included to ensure compatibility with surrounding uses.
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9 3. The natural and scenic qualities (hillside topography, significant public ridgeline
to views) of the site are protected, with adequate available public and private spaces
11 designated on the PUD Development Plan.
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13 4. The development of the subject West View Estates property in the manner
14 proposed by the applicant, and as conditioned, will not be detrimental to the public
15 welfare, will be in the best interests of the City, and will be in keeping with the
16 general intent and spirit of the zoning regulations of the City of Petaluma, with the
17 Petaluma General Plan, and with other applicable plans adopted by the City.
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19 Conditions for PUD Aaaroval
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21 1. All mitigation measures adopted in conjunction with approval of the Mitigated
2z Negative Declaration (Resolution No. 96-150 N.C.S.) for the West View Estates
23 Subdivision are incorporated herein by reference as conditions of project approval.
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z5 2. Prior to application for SPARC approval of the PUD Development Plan, the
26 written PUD Standards shall be amended to reflect the following:
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28 a. The minimum lot size shall be established consistent with mitigation
29 measures and the minimum lot area established under Hillside Residential District
3o provisions of the Zoning Ordinance, or 11,426.38 sq. ft. as determined for this
31 subdivision.
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33 b. Maximum permitted building height shall be measured from the existing
34 grade as established for the City-approved Final Map and Public Improvement
35 Plans.
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37 c. Written standards pertaining to grading and architectural design shall be
38 amended to conform to applicable mitigation measures adopted for the
39 subdivision. Language shall be incorporated which specifies that repetition of floor
4o plans and elevations within the subdivision shall not be permitted without City
41 approval of an application for Amendment to the PUD Development Plan and
42 Standards.
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4a d. Landscape provisions shall be amended to specify that street frontage
as landscaping (other than public area street trees) and irrigation systems serving
Reso. 96-158 NCS Page 2 of 4 pages
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1 right-of--way landscaping shall be maintained by the adjacent lot owner. Private lot
2 landscaping and irrigation systems shall be compatible with the site-specific grade
3 conditions, and any adjacent landscaping, including required visual mitigation
4 plantings. Reference shall be made to replacement provisions contained in the
5 arborist's report for the subdivision for any damage to protected trees.
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7 e. Language pertaining to minimum setback standazds for primary structures
s shall be amended to reference the SPARC-approved building envelopes for each
9 currently undeveloped lot. All setbacks shall be measured from property lines.
to Language shall be further amended to establish minimum standards consistent with
11 the R-1 20,000 Zoning District for any future development on Lots 1, 2, 8, 35, and
12 42, which contain existing residences, and for which building envelopes shall not
13 be shown on the PUD Plan.
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15 f. Language pertaining to regulation of accessory structures shall be modified
16 to specify that accessory structures shall not be permitted in designated front yard
17 areas.
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19 g. The maximum lot coverage for building .footprints including all buildings,
20 accessory structures, covered decks, and open decks above the ground floor shall
21 not exceed 40% of the total lot area, to a maximum of 6,000 sq. ft.
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23 h. The Fxcepttons section of the written standards shall be deleted.
24 Provisions shall be added to the written standards specifying that where the
25 development standards do not specifically address a use or condition, applicable
26 provisions of the Petaluma Zoning Ordinance shall prevail for enforcement
z7 purposes. In addition, a statement shall be added specifying that proposed
2s modifications to the PUD standazds must be approved by the City of Petaluma in
29 accordance with Zoning Ordinance provisions applicable to the PUD Zoning
30 District:
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32 i. Provisions shall be added specifying all lots are. subject to administrative
33 SPARC review as defined in the adopted mitigation measures for the project, and
34 referencing all mitigation measures applicable to specific lot development.
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36 j. The written standards shall be reformatted to provide a table of contents,
37 and enumerated sections for reference. The title shall be modified to identify the
38 document as the West View Estates Subdivision PUD Development Standards.
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40 3. Prior to application for SPARC approval, the PLID Development Plan shall be
41 amended to reflect the following:
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43 a. Property lines shall be modified as necessary to reflect minimum lot area
as and street design specifications contained in the adopted mitigation measures for
a5 the project.
Reso. 96-158 NCS Page 3 of 4 pages
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2 b. All conditions of the Tentative Map applicable to the Development Plan
3 shall be consistently reflected.
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5 c. Building setback envelopes shall be modified to reflect shallower front
6 setbacks for some lots, particulazly along Rebecca Drive, where grading impacts
7 may be reduced by bringing buildings closer to the public street. In accordance
8 with the adopted mitigation measures, minimum front setbacks shall be reduced to
9 10' for at least ]0 lots within the subdivision. SPARC review of development
to plans shall be utilized to ensure that sufficient variation in building setback and
11 reduction in required grading is achieved.
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13 d. The boundaries of the public pedestrian path/mitigation area proposed for
14 dedication to the City and the 40' non-development easement (vicinity of Lots 14-
15 17) shall be reflected on the PUD Plan as specified in the adopted mitigation
16 measures.
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18 4. The subdivider shall be responsible for installation of property line fencing azound
19 all perimeters of the subdivision, with plans subject to SPARC approval in
20 conjunction with review of the PUD Development Plan. SPARC review of fencing
z1 plans shall stress preservation of privacy for downhill neighbors, protection of
22 existing trees, compatibility with the existing setting including topographical
23 elements, and visual impact from the primary public view corridors. Fencing shall
24 not be required along the Bodega Avenue frontage of the project. Any future
25 proposal for fencing along Bodega Avenue shall be subject to Administrative
26 SPARC .review for visual and safety analysis. Fencing design, materials, height
z7 and setback from Bodega Avenue shall be determined on a lot by lot basis, to City
28 staff approval.
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30 5. Landscape plans shall be amended to incorporate street frontage landscaping for all
31 right-of--way areas, all landscape treatment proposed within the public pedestrian
32 pat/mitigation area (linking Larch Drive and Joan Court), and other mitigation
33 plantings required, in conformance with adopted mitigation measures. Plans shall
34 be subject to SPARC approval in conjunction with review of the PUD
35 Development Plan.
36 Underthe power and authority conferred upon this Council by the Charter of said City.
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REFERENCE: I hereby certify the foregoing Resolution wes introduced and adopted by the Approve _ a to
Council of the City of Petaluma at a (Regular) p978$diif3f8d~x) meeting
on the ....17th............ day of .........._June is..8.~.. by the!
following vote: ~ ~ -
City Attoine
AYES: Maguire, Stompe, Shea, Mayor Hilligoss
NOES: None
ABSENT: ~Hamil Mayor Barlas, ABSTAIN: R ad - `
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ATTEST: .
City Clerk Ma or ~
Cb~md FiN...._....__
ca Boas aes. Na.96.-1.FA....._... n.cs. Page 4 of 4 pages