HomeMy WebLinkAboutResolution 96-293 10/07/1996T
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Resolution No. ss-zss N.C.S.
of the City of Petaluma, California
APPROVING THE UNIT DEVELOPMENT PLAN FOR CROSS CREEK,
A 225 UNIT DETACHEll SINGLE FAMILY RESIDENTIAL DEVELOPMENT
ON 96 ACRES SITUATF,D AT ELY BLVD. SO. AND CASH GRANDE RD.,
AP NO.017-050-001
WHEREAS, by Ordinance No. 2026 NCS, Assessors Parcel No. 017-050-001 comprising
96 acres, has bee^ prezoned with a 50 acre portion within the Planned Unit District
(PUD), and 46 acres within the Agricultural (A) District; and
WHEREAS, by action taken on September 10, 1996, the Planning Commission
considered and forwarded a recommendation to the City Council on the PUD Unit
Development Plan, to permit development of not more than 205 detached single family
lots on 46.8 acres, and creation of a single parcel approximately 49.2 acres in area for
public open space purposes; and
W1-IEREAS, 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 a Mitigated Negative Declaration as set forth in Resolution No. 96-178 NCS,
to avoid or reduce to a level of insignificance, potential impacts generated by the
proposed Cross Creek Subdivision;
NOW TI-IEREFORE BE [T RESOLVED that the City Council hereby adopts the
following findings:
Findings for ApTroval of the PUD Development Plan and Standards
The Cross Creek project is proposed on property which has a suitable relationship
to one or more thoroughfares (Casa Grande Road, Ely Boulevard So.), and that
said thoroughfares, with the improvements herein required, are adequate to carry
any additional traffic generated by the development.
2. The plan for the Cross Creek development presents a unified and organized
arrangement of buildings and service facilities which are appropriate in relation to
adjacent or nearby properties, and adequate landscaliing and screening is inchided
toensure compatibility with surrounding uses.
3. The natural and scenic qualities of the site arc protected through conditions of
approval requiring provision of larger lots at the edge of the Urban Separator,
design of streets to permit views of the Sonoma Mouirtains, implementation of a
pedestrian bicycle system within the Urban Separator; restoration of Adobe
Creek, and provision of a substantial landscape buffer along the frontages of Casa
Grande Road and Ely Boulevard South.
Resomtion xo. 96-293 N.cs. Page 1 of 5
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4. Adequate public and private spaces have been designated on the Cross Creek
PUD Development Plan, through the dedication of land for Urban Separator and
Open Space, and conditions requiring reduction in the total project density to not
more than 205 units maximum, and reconfiguration of the courtyard development
portion of the project to reflect more traditional single family development
patterns.
5. The development of the subject Cross Creek property in the manner proposed by
the applicant, and as conditioned, will not be detrimental to the public welfare,
will be in the best interests of the City and 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 other applicable plans adopted by the City.
BS 1T FURTE-IER RI SOLVED that the Cross Creek PUD Unit Development Plan and
Standards as referred by the Planning Commission and presented at the October 7, 1996
meeting of this Council are hereby approved pursuant to Section 19A-504 of Toning
Ordinance No. 1072 NCS as amended. subject to the following conditions:
Conditions for PUD Approval
All mitigation measures adopted in conjunction with approval of the Mitigated
Negative Declaration for the Cross Creek Project as specified under Resolution
No. 96-178 N.C.S., are incorporated herein by reference as conditions of project
approval .
2. Prior to application for SPARC review, the PUD Development Plan shall be
amended to reflect the following, and shall be subject to SPARC approval:
a. Reconfiguration of the courtyard component of development, in
accordance with adopted mitigation measures, to reflect more traditional/typical
detached single family residential dcvelopntent patterns and home styles. No
courtyard or quad-lot configurations may be used, but smaller lots and flag lots
with common driveways serving not more than two units may be utilized.
b. Reconfiguration of lots directly abutting the. Urban Separator, to reflect an
average lot area of 10,000 square feet, in accordance with adopted mitigation
measures.
c. L'limination oP the public street vehicular connection with the existing
Wren Lane, in accordance with adopted mitigation measures, and Engineering
requirements.
e. Location of single story unit plans adjacent to existing single story homes.
E Incorporation of the proposed architectural plans, unit distribution plan
and setbacks for the traits proposed to replace the courtyard homes; and
amendment to the typical details for the Country home/Courtyard home
developments; consistent with the written standards.
Reso. 96-293 NCS Page 2 of 5
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g. Incorporation of all modifications necessary to reflect consistency with the
approved Pretentativc Map.
4 h. A maximum of 205 total dwelling units shall be permitted for the project.
6 i. At least 50% of the homes adjacent to Ely Boulevard South -shall be
7 single-story construction.
j. Frontage landscape treatment of Casa Grande Road shall be consistent
with the original concept.
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3. Prior to application for SPARC approval of the PUB Development Plan, the
written PUB Standards shall be amended to reflect the following, subject to
SPARC approval:
a. Separate standards shall be developed for regulation of the units proposed
to replace the courtyard development. Standards shall include:
1) minimum off-street parking requirements of 2 covered, 1
uncovered stalls;
2) minimum setbacks of 10' from Cl Blvd. So. and 8' for all side
street yards;
3) provisions for regulation of building heiglrt, lot coverage;
alterations to the primary residence, accessory uses and fencing
placement;
4) garage conversions may be permitted provided required parking is
replaced to City standards.
5) a minimum lot area standard consistent with the size of the
smallest lot proposed (3,300 3;99 sq. ft.); and language specifying
that no subdivision of lots is permitted.
b. Standards for the large-lot Country homes shall be modified to reflect:
1) accessory structures shall not cover more than 50% of required rear
yards, and may not be located in required front and s(reer side
vards.
2) a minimum setback of ] 0' shall be maintained for primary
structures from street side yard property lines.
3) maximum building heights shall be measured from finished pad
grades as defined on the public improvement plans.
4) required off-street parking shall consist of 2 covered, 1 uncovered
stal Is
5) garage conversions may be permitted provided required parking is
replaced to City Standards.
6) a minimum lotarea standard consistent with the size of the
smallest ]ot proposed, and language specifying [hat no subdivision
of lots is permitted.
4. The proposed unit distribution, lot configurations, lot-specitic unit setbacks, and
all other design aspects of the PUD Plan shall be subject to SPARC approval prior
to preparation of the first Final Map for the project. SPARC shall not have
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Reso. 9F-293 NCS
Page 3 of 5
1 authority to modify minimum standards imposed by the City Council as
2 mitigation measures or conditions of PUD Development Plan or Preventative Map
3 approval.
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5 5. All proposed subdivision landscape plans shall be subject to SPARC approval,
6 including the Urban Separator street frontage treatment (plant palette,
7 pedestrian/bicyde path design, etc.). Prior to SPARC approval of the landscape
8 plans, comment shall be obtained from the Recreation, Music and Parks
9 Commission in order to facilitate coordination of desired Urban Separator/Open
10 Space uses and improvements (i.e, need for bollards, irrigation/ritility stub-outs
11 etc.). However, the developer shall not be responsible for the costs of
12 implementation of any Urban Separator improvements other than the public
13 landscape strip adjacent to the street, the associated irrigation system and the
14 combined pedestrian bicycle path, unless required by other City agreements.
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16 6. All proposed uses within the Urban Separator/Open Space areas to be dedicated
17 by the project developer shall be subject to separate applicable City/County
l8 approval processes, in accordance with General Pla<r and Zoning Ordinance
19 provisions.
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21 7. All aspects of the proposed project architecture shall be subject to SPARC
22 approval prior to application for approval of the first Final Map.
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24 8. "Ihe following requirements of the Parks Director shall be met
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26 a. Planter strip on Casa Grande to resemble the planter strip on Casa Grande
27 to the west, adjacent to Adobe Creek. This will provide wriformity to
28 Casa Grande and allow adequate growing room for. street trees.
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30 b. Landscape planting berm along Casa Grande appears to be raised.
31 Architect to insure that raised area is not too severe, resulting. in irrigation
32 run-off onto adjacent sidewalk and street.
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34 c. Although plans do not reflect irrigation at this time, ensure that public area
35 landscaping adjacent to private lots is connected to the private lot
36 irrigation system (i.e., planter strips in front of homes).
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38 d. All tree selections and planting areas to conform to the current City of
39 Petaluma list of approved street trees.
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41 9. The following requirements. of the Water Department shall be met:
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43 a. Extend a 12-inch water main from Ely Boulevard South east tluough to
44 the east end of project placing it either in~the roadway or roadway shoulder
4~ so as to be accessible for repairs from an all weather surface.
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47 b. Provide a 12-inch water main on Allen Street from Casa Grande Road 12-
48 inch main to the east end of Rogers Lane stubbed out to the open space.
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Reso. 96-293 NCS Page 4 of 5
I c. Dedicate a site fir a firture City water well on the east end of Rogers Lane
2 (in the open space). Provide an 8-inch water stub 'and a 440 volt three
3~ phase electric service to site for comtection to the future well. Provide a
4 driveway cut, steel bollards; and chain.
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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 s (Regular) (131d~j7~di~ meeting form
on the .....7.Yh .............. day of ....---......QCLAbEE......----.........._......., 19...96, by the ° ,~
following vote: ~_ ~%(,_,-
City Attorney
AYES: Maguire, Hamilton, Barlas, Read, Shea, Vice Mayor Stompe, Mayor Hilligoss
LACES: None
ABSENT: None ~~~
AT'PEST: .........~. .
'ty Clerk
CA 1085
4ima1 Films. ._.._ ................_
Res. no... .._96.-29.3..._ Ncs.
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