HomeMy WebLinkAboutAgenda Bill 6.A-Attch01 09/20/20042 CITY 0 CALIFORNIA
3 WMOR M
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5 Community Develop
.nient"Dgp Planning Division, 14 En
- I , I - I 9 h Street, Ntaluma, CA' 94952
6 (707) 778 - Fax �-'W) 7784_498_, E-mail: planning(&Lpetalutna. ca. us
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May 11, 2004 . AGENDA ITEM NO. 11
PlanningCo"'mmi'ssion
Jaym Al Contract Planner
RIVERVIEW RESIDENTIAL SUBDIVISION - AN APPLICATION TO
PREZONE PROPERTY AT M_CNEAR AVENUE NEAR MISSION DRIVE
TOTALING' 219ACRES TO PLANNED' UNIT DEVELOPMENT (PUD), TO
ANNEX THE PRtZONED PROPERTY TO THE CITY OF PETALUMA, AND TO
SUBDIVIDE A 17.11-ACRE PORTION 'OF THE PROPERTY INTO 63
.RESIDENTIAL, LOTS (APN 019-2.10-017, -019,,-026 -030, -031 & -037);
FILE NO. , PRZ 03-:PRZ' 87
' REPOMMM"t N'S
24 Staff recommends that the Planning Commission forward .a. recommendation. to the City Cotificil
25 to approve the Riverview applications, ons subiect to the attached, dr findings and conditions of
26 approval.
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30 Project: Riverview Residential Subdivision
34 McNe%ar Avenue near Mission Drive,
32 APN'01 5-210-0 -019, -026, -621' -030, -031 & -037
33 r _R Project,File No. P Z 03-PRZ-01 87
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35 Project Planner: JayniAllse
: p, , Contract. Planne
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Project
38 Applicant: Cobblestone, Homes
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40 Owners- Mq.ltiple.!.P.r.operty Owners
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42 Property Size. '22.9 acres ,(Pre;zOning/dtinexation'afea),
43 17.4 acres. (Tentative Subdivision Map)
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,ATTACHMENT 1
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1 Site et total, i c : T h9 acres, project site consists of seven different parcels .under separate
2 ownership t
including a 4.9 -acre parcel occupied by St. John Lutheran
3 Church, located' southeast of the intersection of McNear Avenue an Mission Drive. All
4 properties are currently located outside the ;Petaluma City limits, but all are within the City's.
5 Urban Growth Boundary. There are five existing.homes on the property, and, several accessory
6 bui'ldings' (barns,, carports, sheds, garages), The site is gently to moderately ;sloping from west 'to
7 south, with an average slope .of .14:6 %0. Most .of the site is covered with grassland and oak.
8 woodland which occurs mostly oh , the. hilly southern portion of the site: A ;separate Cluster of
9 oaks occurs in the more central portion of the site. A small seasonal (ephemeral) drainage.
1'0 traverses`the site from the southeast corner'to the area adjacent to the church parking lot, where it
1.1 becomes .channelized and runs due northeast until it enters a culvert and presumably discharges.
11 into the Petaluma River a pproximately '%4 mile north of the site.. (see Loc`ation-Map; Attachment
13 A).
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15 Existing Use'Rural. Residential; Church
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17 Proposed Use: Single '-family Residential, Church and Open Space Uses
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19 - Current'Zoning; "Not.zoned (outside City Limits)
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21 Proposed Zoning: -PUD- Planned UniWevelopment
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23 Current General, Plan' Land Use: Urban Standard (2.,1- 5 •dwelling .units per acre)
24 Public and Institutional (church property)
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26 Proposed General Plan.Land Use: Same
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28 Subsequent.Actions Required:
29 • City Council review and approval of Prezoning, Development Plan, Tentative Map and
30 Annexation
31 0 SPARC.Review and approval of Unit '.Development Plan
32 • Site Plan and. Architectural Review of each phase of project
33 • Improvement Plans /Final Map
34 .. e Building Permits
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37 PROJECT.DESCRIPTIOt
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39 The project site consists of .seven different parcels under separate ownership that total ±22:9
40 acres, including a 4.9- acre - parce1 occupied by St John Lutheran Church, located southeast of the
41 intersection of McNear Avenue and Mission Drive. All properties are currently located outside
42 the Petaluma City limits, - but all are within -the City's Urban Growth Boundary. The proposal
43 would annex all parcels into, the City. of Petaluma and pre -zone to the Planned Unit Development
44 (PUD) zoning classification. The proposed.'PUD • for the annexation area would' allow a total of
45 67 single- family homes,, the existing St. John Church .facility and a. future parsonage to be
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I constructed on the church property. A more detailed description' of the proposed
2 PUD /Annexation area, as reflected.'in the applicant's; application §ubrnittal is provided below:
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4 The site is comprised of two land use ,areas;;
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6 .1. The "St. John Church' Land Use Area "; referred to, as "Church. Property ", occupies a
7 +4.9 -acre parcel, at the. southwest corner of the project site ;adjacent to McNear Avenue
8 (APN 019 -210- 017)'. The existing church. facilities are proposed to remain. The
9 proposed Planned Unit D'evelopnient would'provi`de -for- the construction of a parsonage
10 on the Church property north of the proposed 1Vlission Drive extension; and
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12 2. 'The "Single Family Residential" °Land Use Area, which makes up, the remainder of the
13 site. This land use ,area`is divided into two • sub= areas: Sub Areas "A" and "B ", as
14 described further below:
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16 Sub -Area "A" is 17.:11 'acres. A. Tentative Subdivision Map ,application for this property
17 proposes 63 lots proposed for' residential land uses including iwo existing homes to remain
18 (Lots 8 and 17) and two custom home sites (Lois - 9 and 16)'. In addition, two open space
19 par (Parcels A and B) are proposed within this;sub- rea-.. A 0.1.8 =acre open space parcel
20 (Parcel A) is proposed 'in' the northern part of the site; and a 2.4&acre open space parcel
21 (Parcel B) is : proposed ;in the' southeastern portion of 'the. site. Access to the site would be
22 from McNear Avenue, via a - proposed :easterl extension of Mission Drive, and a new street
23 between Mission Drive and Petaluma. Boulevard (Nadine Lane): The proposed project also
ANIL24 provides for a possible street connection to the development proposed "on the Dutra Quarry
V25 site (Lomas Petaluma) located north and east of the Riverview property. Lot sizes would
26 range from approximately 4,900 square feet to 20;427 square feet'. The homes (except for the
27 existing and .custom homes) would be two stories (some split level), have three to five
28 bedrooms 'and each would have a two -car garage; with some, plans offering a third optional
29- tandem garage ,space. Home sizes would :range from approximately 2300 + /- to 3600+/ -
30 square feet. Two or more phases are anticipated for the construction of the new homes.
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32 Sub - Area ' "B" is comps sed of the 0.81 -acre Young Property. A separate tentative map
33 application is on file for,this, property, which proposes ,the creation of four parcels for single -
U ird
bmesDevelopment of Sub -Area B would li subject to the Riverview
35 FD development
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37 The'Pefaluma Genefal.-Plan (amended 1995) land use designation for this site is Urban Standard
38 with. a perinitted. density.of "2,J to five dwelling. units per acre (3'6 to 89` dwelling units for*the
39 22:9 -acre site).' Developmenf proposed for Sub Area A (63 homes)` :and Sub Area B (four homes)
40 would result in an overall density, of 1.9 dwelling units! per acre, which is within the density
41 range of allowed by the Urban Standard designation:
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43 The request for annexation and pre;_ zoning applies to .the. entire 22. re, project site. A request
44 for a and 1 line adjustments have been 'submitted for •Sub: =Area "A ", and as noted above, a
45 separate, tentative map application has been submitted for Sub -Area "B ":(;Young Property). The
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I City of Petaluma would serve as the ,lead agency for all applications related to the proposed
2' development and would be responsible for approval of the environmental documentati.''oril '
4 The application for the establishment of a PUD is required. to be accompanied by +a Unit.
5 Development Plan :which includes an overall site plan, development standards and development
6 schedule, The schedule submitted. for this PUD indicates that the single: - family homes are to be
7 developed in two phases. Following City , Council approval, the, proposal will be required 'to
8 receive; final ,approval for site plan, architectural and landscaping approval as well as approval of
9 the Unit Development Plan for theproposal -by the Site Plan & .Architectural Review° Committee.
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1 BACKGROUND
12 A Pre - Application for a 52- of subdivision on essentially the same site was submitted in
.13, September 2001. Staff provided the applicant with a. list of issues that would `need to be
14 addressed as p art of a formal application.
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16, Regard'n_g the current application, Staff met with the current project applicant (Cobblestone
17 Homes), soon aftev the R. iverview applications were submitted to discuss several, issues,. including
18 the; City's desire for a, coordinated approach in providing .access, services and utilities to the
19 .Riverview Development and to, the development proposed for the .adjacent Dutra .Quarry
20 property. In response to this request, the applicant revised the project plans, to provide for a
2,1 possible street ,connection to the development proposed for the Quarry property, as, well as other „
22 changes to the proposed ; improvement plans.
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24 STAFF A
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26 General'Plan :Consistency
27 The project lids, been reviewed' for consistency with the Petaluma General Plan The 17.9± -acre
28 portion, of the site referred to as the Single Family Residential Land-Use Area has. an "Urban
29. Standard" ' land use designation, as identified in lbe� Petaluma General .Plan (amended 1995), I. 30 which permits a, density ranging: from 2.1 to .five dwelling units per. acre. The General Plan
31 identifies this land use category as Petaluma's. prototypical land use and density. It. is -the density
32 found in tract developments of single -- ,family homes. The project, which would retain; two
33 existing homes on the property and allow up to 65; new single family homes would result.in a
34 total of 67 :single family homes, w hich is within the : density range of 36 to 89 dwelling units
35 allowed by the Urban ",Standard' designation of the Petaluma General Plan.
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37 The: 4.9± acres of land occupied by St. John Lutheran Church has a "Public and Institutional?
3.8 General Plan designation. Examples of land uses within, this designation include' the, County
irgrounds, the historical. museum, the civic center, police and fire stations, private and
40 p arochial' 39 p rar f schools, churches, and ,cem'eteries'. The applicant has ', indicated that only new
41 development contemplated for the .church property at this time is the construction of ,a, church
42 parsonage, on a portion 'of the church, property that would be located north of''the Mission Drive
43 extension ,and'_east of proposed Quarry Lane.
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45 General Plan 4.6 deta led -anal siseto determine compliance sumrnl �specif cally to the site and /or�require more:
Y p _ , _ _ __ a .zed below:
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I Community Character Element
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3 Policy 27 - The City shall require the provisions' of privately owned open space in residential
4 developments of more than 15 units where made. "neces ary;byproject density or':design or Iack or
5 proximity to public par. ks and open space.
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7 The proposed project ine.ludes approximately 2 5, : acres '.of open space and a pedestrian trail
8 within the open space that. continues:. west, to the St..,John Ch u rch.'property. No neighborhood
parks are proposed. To mitigate for the increased demand for recreational facilities generated by
10 an increase in residents in the, area, the applicant shall be responsible for payment of Park and
11 Recreation Land Improvements fees These fees provide for :acquisition, development and
12 improvement, of, neighborhood and community park `and recreation facilities. Fees shall be
13 - calculated by the City at the time of building permit issuance and are 'due and payable by the
14 Applicant prior to final inspection or issuance of a certificate of `occupancy (see also Park and
15 Recreation. Chapter, below).
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17 Land Use and Growth. Management Element
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19 Policy 28 -. The City shall support residential development: only in; -those areas where adequate
20 City facilities are available or will be,provided with development.
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22 Conditions to ensure that adequate City'services will' be imposed at the appropriate stages of the
23 project entitlement and building permit review process. Comment "s from various City
24 departments are included as attachments to this report.
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26, Open. Space, Conservation,. and Energy- Element
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- . and erosion control during
28 Policy 25 Developers shall ,pro.pide adeq "uate drainage
29 construction.
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31 The developer, will 'be required to conform to City and ,State regulations by providing an erosion
32, control and storm water pollution .prevention plan, which shall be adhered to throughout project
33, construction.
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35 . , Park and Recreation Element'
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37 Policy 5 - The,ciily should provade,park sites to respond .to the needs of a diverse population: The
38 needs include creek. side systems; trail ways, for pedestrians;. joggers and .bicyclists, and non-
39 traditional types of recreation such as habitat restoration projects, community gardens, and
40 skateboarding.
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42 As noted ,above the Riverview ,Development Plan and ''Tentative Map proposes a 2.5 -acre open:
43 space parcel and a pedestrian trail within the open
44 Church property. space that continues west to the St. John
borhood parks are proposed. The applicant w, ill be required to pay
prior o occupancy of the single - family homes. These fees provide for
. No g
45 Park and Recreation
46 acquisition, development andimprovement of neighborhood and community park and recreation
47 facilities. In addition, staff has included in the draft conditions ,of approval, a requirement for
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M IN
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dedication of'a,pedestrian easement that would provide 'a pedestrian corinection to open space
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proposed-ast part of the Lomas Residential Development on - the adjacent'Dutra Quarry property.
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, Prezonin /Zonin g; District. Con sistenc.: .
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The property 'is not currently within the City limits and would require prezoning -and annexation
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into the City. Prezoning :is the process by which the- city prezones an unincorporated territory
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that it expects` to annex, in the future. The .proposed .zones must 6 consistent with the City
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General Plan, which ,includes stated goals, objectives and policies. Upon. annexation. into the
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City ofPetalurna, the City''s,zoning ordinance would.re.gulate development on the property.
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P re zoning (Article '27 Amendments ; , Petaluma Zoning Ordinance), requires that the• Planning
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Commission ,recommend a zoning designation to . the City Council making• the following .
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findings;,
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1. That the. proposed amendment is in general conformity with the .Petaluma 'General Plan
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and any applicable plans.
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2. That ",the public necessity, convenience and general welfare require or clearly permit the
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adoption of the proposed amendment.
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The applicant is proposing that the project; site be prezoned, to Planned Unit, Development (P D).
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The PUD; District allows a in ix of uses and densities, and building intensity or design
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characteristics that, would not normally, b' permitted in, a single use distri ct. Development in `this .
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zone would be; allowable after the City Council approves, a complete Planned Unit D.e�elopment
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Plan showing, the internal design of the District and the relation to surrounding' areas and LAFCO
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approval of the +annexation.
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The City Council may approve the .P•UD with a recommendation from the Planning Commission
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based on a series of findings (Article 19A, Section 19A -300 City of Petaluma Zoning
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Ordinance). These findings include:
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• Suitable _relationship to one or-more, thoroughfares with adequate capacity to carry any
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additional traffic generated by the development.
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• Unified. and organized: arrangement of . b.uil'dings, :facilities, and landscaping to ensure
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compatibility with nearby properties
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• Protection of natural and scenic qualities of the site with adequate available public. and
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private spaces; and
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® Development -of the property will -not be detrimental to the public welfare and will be in
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keeping with the; general intent •of• the Petaluma Gene_ ral Plan, the Zoning Ordinance, and
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other applicable plans adopted by the City.
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The applicant has. submitted Develo,pinent Standards ' _(Attachment D) and preliminary.
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architectural plans as part of the Unit Development Plan., The development standards and plans
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provide fora variety, of unit types to fit the various lot size& and varying topographic conditions
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(upslope, downslope) of the building site;
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PUBLIC N AND COMMENT
A notice of public hearing wasi published in the Argus Courier, and notices. were sent to residents
and property' owners within 500 feet of the subject property. As of the writing if this report,
staff has not received any written correspondence from members of the public.
ENV R REVIEW
Pursuant- to the requirements of the California Environmental, Quality Act (CEQA), an Initial
Study of potential environmental impacts was% prepared (see Attachment I). The Initial Study
-.identifies�mitiRation measures that would reduce potential impacts to' less than significant in the
following areas: Land', Use ,(affordable house in -li'eu fees), Geology & Soils, Air, Hydrology &
Water Quality, Biology, Noise, Visual Quality & Aesthetics, Hazards /Hazardous Materials,
Transportation/Traffc Public Services, Recreation and Cultural Resources.
A TTACHMENTS
A. Location Map
B. Draft Findings
C. Draft Conditions of Approval
D. Riverview Planned Unit' District Design Standards /PLTD Guidelines
E. Engineering Conditions of,Approval May 4, 2004
F. Memorandum from the:Fire Marshal. September 30, 20.03
G. Initial Study and Miti' tion:Monitoring Report dated April 20 2004
H. Initial Study Technical Appendices ,(Traffic; Biology, Geotechnical, etc.)
I. Plans (Planning Commissioners only)
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