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HomeMy WebLinkAboutAgenda Bill 6.A-Attch01 09/20/20042 CITY 0 CALIFORNIA 3 WMOR M 4 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 7 8 DATE: 9 10 TO: 12 FROM: 13 14 SUBJECT 15 16 17 18 19 20 21 22 023 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. 28 29 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 34 35 Project Planner: JayniAllse : p, , Contract. Planne 36 Project 38 Applicant: Cobblestone, Homes 39 40 Owners- Mq.ltiple.!.P.r.operty Owners 41 42 Property Size. '22.9 acres ,(Pre;zOning/dtinexation'afea), 43 17.4 acres. (Tentative Subdivision Map) 04 ,ATTACHMENT 1 Page 1 w 1.. 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). 14 15 Existing Use'Rural. Residential; Church 16 17 Proposed Use: Single '-family Residential, Church and Open Space Uses 18 19 - Current'Zoning; "Not.zoned (outside City Limits) 20 21 Proposed Zoning: -PUD- Planned UniWevelopment 22 23 Current General, Plan' Land Use: Urban Standard (2.,1- 5 •dwelling .units per acre) 24 Public and Institutional (church property) 25 26 Proposed General Plan.Land Use: Same 27 . 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 35 36 37 PROJECT.DESCRIPTIOt 38 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 Page 2 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: r 3 4 The site is comprised of two land use ,areas;; 5 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 11 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: 15 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. 31 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 36 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: 42 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 Page 3 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. 10 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. 15' 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. 23 24 STAFF A 25 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. 36 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. 44 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: 47 Page 4 I Community Character Element 2 • 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. 6 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). 16 17 Land Use and Growth. Management Element 18 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. 21 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. r 25 26, Open. Space, Conservation,. and Energy- Element 27 - . and erosion control during 28 Policy 25 Developers shall ,pro.pide adeq "uate drainage 29 construction. 30 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. 34 35 . , Park and Recreation Element' 36 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. 41 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 Page 5 M IN 1 dedication of'a,pedestrian easement that would provide 'a pedestrian corinection to open space 2 proposed-ast part of the Lomas Residential Development on - the adjacent'Dutra Quarry property. 3 4 , Prezonin /Zonin g; District. Con sistenc.: . 5 The property 'is not currently within the City limits and would require prezoning -and annexation 6 into the City. Prezoning :is the process by which the- city prezones an unincorporated territory 7 that it expects` to annex, in the future. The .proposed .zones must 6 consistent with the City 8 General Plan, which ,includes stated goals, objectives and policies. Upon. annexation. into the 9 City ofPetalurna, the City''s,zoning ordinance would.re.gulate development on the property. 1 0 P re zoning (Article '27 Amendments ; , Petaluma Zoning Ordinance), requires that the• Planning 12 Commission ,recommend a zoning designation to . the City Council making• the following . 13 findings;, 14 15 1. That the. proposed amendment is in general conformity with the .Petaluma 'General Plan 1,6 and any applicable plans. 1,7 18 2. That ",the public necessity, convenience and general welfare require or clearly permit the 19 adoption of the proposed amendment. 20 21 The applicant is proposing that the project; site be prezoned, to Planned Unit, Development (P D). 22 The PUD; District allows a in ix of uses and densities, and building intensity or design 23 characteristics that, would not normally, b' permitted in, a single use distri ct. Development in `this . 24 zone would be; allowable after the City Council approves, a complete Planned Unit D.e�elopment 25 Plan showing, the internal design of the District and the relation to surrounding' areas and LAFCO 26 approval of the +annexation. 27 28 The City Council may approve the .P•UD with a recommendation from the Planning Commission 29 based on a series of findings (Article 19A, Section 19A -300 City of Petaluma Zoning 3o Ordinance). These findings include: 31 32 • Suitable _relationship to one or-more, thoroughfares with adequate capacity to carry any 33 additional traffic generated by the development. 34 • Unified. and organized: arrangement of . b.uil'dings, :facilities, and landscaping to ensure 35 : , compatibility with nearby properties 36 • Protection of natural and scenic qualities of the site with adequate available public. and 37 private spaces; and 38 ® Development -of the property will -not be detrimental to the public welfare and will be in 3.9 keeping with the; general intent •of• the Petaluma Gene_ ral Plan, the Zoning Ordinance, and 40 other applicable plans adopted by the City. 41; 42 The applicant has. submitted Develo,pinent Standards ' _(Attachment D) and preliminary. 43 architectural plans as part of the Unit Development Plan., The development standards and plans 44 provide fora variety, of unit types to fit the various lot size& and varying topographic conditions 45 (upslope, downslope) of the building site; 46 Page 6 . . A.. 1 • 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 0 3 4 25 26 • I' I 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) Page 7