HomeMy WebLinkAboutAgenda Bill 6.A-Attch10 09/20/2004PdVERVIEW PUD DISTRI'CT
Development- Standards/Design Guidelines
KI
July 2.004
Cobblestone Homes, Inc.
1.400 N. Dutton Avenue Suite 24
Santa Rosa, CA 95401
Dalilin Group, -Inc..
267 C
'1 Crow anyon.Road
San Ramon,, CA 94583
Bruce Aspinall & Associates
703 Second Street, Suite 200
Santa Rosa, CA 95404
ATTACHMENT 10
May 25, 2004
Developnnent'Stand"ArdsYDesign Guidelines
Riverview :PiJ`D District
1. INTRODUCTION h
1.1 Purpose of Planned Development District:
A. To provide `fora well planned low - density residential neighborhood to
accommodate: 64 7;6 new single . detached residences, plus two - three
existing single. family residences, for a total of 67 single family residences
Co mpatib le, with t developing character .of the , immediate area and of the
southerly area ofTotaluma.
B.
To allow design "flexibility within the Single Family Residential Land Use
Area in order;to provide a; comprehensive and integrated:- residential site
development plan :reflecting superior design which would;
1 =Retain the existing hillside character and.minimizes grading,
(2) Provide Tor "stepped" house plans tor espond to sloping conditions,
(3) Provide for clustering of residential lots in order to retain the upper
wooded hillside: in its natural state
(4) Establish;specifrc unitplacement in order to create a strong
streetscape throughout the..neighborhood
(5) Require a- range-of house plan types with,several elevation
variations visual ly- interrelated.through.a- strong and consistent
arclit'ecturaltheme.
(6)�Pr6v'des, spatial and architectural parameters forpossible future
accessory. structures so as to4hairitain the integrated, aesthetics of
the neighborhood overtime.
C. To provide for-•:a housing .mix of three= to five - bedroom homes..
D 'To retain •and ;enhance the eiisting St John Lutheran. Church.site. and facilities,
and to allow -for the expansion of those facilities and for the addition of one
church, parsonage: .
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1.2 Purpose. of the Riverview' Development Standards /PUD Design Guidelines
Thee purpose of these Develo menu, Standards /Deli Guideline
�p rp p gn sis to set forth
allowable land uses permitted within the District,- the building and site
development istandards for a' 11 properties within the District, and to establish
:architectural and.,design c - ribefid I for developrnent the District which would
ensure high quality design and development. The intent of the Design Guidelines
is„ to:
A. Achieve'complementary and aesthetically pleasing land uses and build
design.within the RiverviewP:UD and;with'the surroundingneiehborhood_s.,
B. Provide a. range of housing opportunities foHamilies and individual requiring;
three to five bedroom homes.
The Design Guidelines. should not be interpreted;as a strict mandate o_f
construction standardsl but rather as a.set of goals and guidelines toward which
development should proceed. The design, scope, and other characteristics may be
modified by the City Council and the applicant(s) to reflect new information,
fiscal and market conditions, new development in the area, and other relevant
factors.
13 ` Descripti`on of PUD Site
The total area of 'the Riverview PUD district is approximately 22.9± acres. .18±
acres are designated for residential development 4.9± acres are designated for
continued use and expansion of the .St. John: Lutheran Church site and', facilities.
14 PUD Land Use Areas
A. 'The following two land use areas are included within the Riverview PUD
District:' .
(1) "Single ,Family Residential" `Land Use Area (implements ,'the, "-Urban.
Standard" General Plan Land Use Category). This area is comprised of
two Sub - Areas — "A'' and "8 as depicted by the accompanying.
"Development Sub- Area" map.
(2) " St John Church"' Land Use Area (implements the "Public.:and'
Institutional" General Plan Land Use Category).
B. Site Development
('1) Residential Land Use Area
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(a) The residential portion, of the Riverview PUD. will be a single- family
(2) St. John. Church Land, Use Area
(a) This Land Use Area contains .the rexisting. St. John ,Lutheran Church;
This Area is intended to ;allow for continued and on =going use of the
property as :a religious facility, accommodating a full range of
religious ,activities and functions.
(b) One parsonage is proposed to be constructed in' the northeasterly
portion of the Area, which wouldbe located on the northerly side, of
the Mission Drive. .
(c) It is the intent.of the Riverview POD' District to allow for expansion
of the•Church facilities and activities, subject to normal and
customary City procedures aril standards; : and as set forth in this
document.
1.5 Conformance wth'PUD District
The Riverview PUD shall be developed 'in conformance with the Planned Unit
Development District and the elevation and, site plan drawings submitted with this
PUD.
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neighborhood comprise;primarily,of new homes; but incorporating
2 -3 existing homes into the - proposed devel_oprnent.
(b)
Sub -Area " A" — a total. of 63lomes are-proposed two existing
homes are,proposed to be retained, with 61 additional new homes
constructed.
('c).
Sub At "B" — a total. of 4' homes are proposed. If "the existing
home is retained 3 additional new`homes would. be constructed; if
i,t is not retained, 4 new homes would be constructed.
(d),
Proposed Residential Density — 3:7 ±'d.u: /ac (67'd.u.L18± ac.).
(e)
Phasing — Two .'or more phases are anticipated, for the construction
of the residential.portion of the Riverview PUD district. The first
phase will consist of 22 new homes and two existing homes, for a
total, of 24 residences, in the western portion, of sub -Area "A ". The
second phase of Sub-Area "A" will consist of 39 new homes in the
eastern portion. Sub= Area' "B "may be developed concurrently as
pare. of Phase •2 .or may bei developed independently as Phase 3. All
phases will be developed pursuantto,the approved Unit
Development Plan, and the Design:Guidelines and Development
Standards described in thisl document.
Open pen Space — 'Public open space is proposed in the southerly portion
of.Sub,Area "A ". The open, space would include,a pedestrian trail
and a small play area. The Open Space is :proposed to be dedicated
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to; and owned Arid maintained. by the, City of Petaluma. A Special
Tax;Distri`ct wil -l' be.formed to pay for the cost's of 'City maintenance.
(2) St. John. Church Land, Use Area
(a) This Land Use Area contains .the rexisting. St. John ,Lutheran Church;
This Area is intended to ;allow for continued and on =going use of the
property as :a religious facility, accommodating a full range of
religious ,activities and functions.
(b) One parsonage is proposed to be constructed in' the northeasterly
portion of the Area, which wouldbe located on the northerly side, of
the Mission Drive. .
(c) It is the intent.of the Riverview POD' District to allow for expansion
of the•Church facilities and activities, subject to normal and
customary City procedures aril standards; : and as set forth in this
document.
1.5 Conformance wth'PUD District
The Riverview PUD shall be developed 'in conformance with the Planned Unit
Development District and the elevation and, site plan drawings submitted with this
PUD.
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2. DEVELOPMENT STANDARDS
2.1 : Residential Land Use Area (Sub Areas "A" and `B ")
A: Principal Permitted Uses:
(T) All Permitted Principal Uses, in the R -1 District, as setforth in Section
6 -200 ofthe. Zoning Ordinance.
(2) Accessory Dwellings, pursuant to Sect ion. 21-408 of the Zoning,
Ordinance.
B. Permitted Accessory Uses: All,Permitted,Accessory Uses in.the:R -1. district
asi set forth in Section. 6-300 of `the Zoning Ordinance.
C. Use Perniitted,by Conditional Use Permit:. All Conditional Uses in, the R-1
District, as set forth in Section_ 6-400 of the Zoning Ordinance:
D. Minimum Lot Size: 5,000 square feet.
E. Minimum Lot Width: 45 feet.
F. Front S de, and Rear Yard-Setbacks for primary structures and,Accessory,
Structures:
All develo p ment shall P rovde�the; following minimum setbacks from the
property liner Front-, rear and side setbacks exclude.minor building plane;
extensions.such as chimneys, porches, bay windows window seats media:
centers, etc. All residential` structures, shall maintain, a ten 00') -foot minimum
setback along all streets in the Riverview 'PU _
(1) 'Existing Residences: As'- depicted on the Unit Development Plan,
(2) New,Residences::
(a) Front Setback: "Minimum ten (10') feet to pnmary:resi`dential
structures, and eight (8') feet to front porch- elements. The
setback to .a front facing; garage -door is .'minimum nineteen
(1.9') feet measured from the :garage door to the; property - line..
(b) Side Setback: Minimum.five(5') feet` to primary residential
structure s. Detached garages with or without second story
"bonus grooms and/or other.accessory structures shall be; a
minimum. of five .(5') feet from any side property line.
.(c) Street, Side Corner. Setback: Minimum ten (10') feet to' primary,
residential structures.
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(d) RearI `M I ini mum,fifteen (15') feet: to primary
residential' structures. Detached garages with or without
se'cond,story bonus, rooms; an&or other accessory structures
shall be a minimum ,of f ve (5') feet °from •any rear'property
line.
(e) " Exceptions Minor building extensions such, as chimneys bay
windows, media niches,, uncovered porches and decks no more
then, 18 inches in 'height: are allowed 'in the side :and rear yards
as long as , the extensions are no closer than three feet from the
property line.
(0 Any'building additions that increase the conditioned floor area
are subject to administrative SPARC review.,
G. Number of Off Street Parking Spaces: Two covered spaces per dwelling unit,
which maybe either standard or compact; one,ad'ditional (uncovered) space
per dwelling unit' may be tandem on ; the driveway.
H. Maximum: Building Height:
(1) "Existing Residences: As set :forth in the.R -1 ;Zone. District.
(2) New Residences: Maximum building height ,shall not exceed two
stones or twenty -five (25'') feet. Building height shall be measured by
the vertical disfance from a fine, drawn from the lowest level of finish
grade: to the,highest level of finish grade, to the midpoint between the
eave and the ridge directly above that line. See Appendix for
maximum'building height graphics.
I. Maximum Lot Coverage by Residential. Structure:
,(1} "Existing.Residences: As set forth in the R71 Zone District.
O New Residences: 50 % ;: walkways, sidewalks and driveways not
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included in cove "rage calculation.
J. Prohibited Uses:. .
(1): Garage;conversions,into, dwelling units-or living"space except for Sub -
Area "A Plan 8, which has a designed conversion:
(r2) Mechanical ,equipment such as air" conditioning units, antennas; or
ground mounted. satellite dishes, not.originally constructed; unless
concealed below and behind rear orside'fencingiso not visible'from
adjacent properties. This prohibition does not apply to` -wall mounted
satellite dishes less than.24 inches in diameter. Solar energy systems
that meet the following criteria shall be permitted within the project:
(a) Any such system must be- consistent with 'the design and
architecture of the, residential unit or structure, o which it -is
adjacent or affixed.
(b) The location of the system rnu "st not cause glare or visual
distraction to surrounding properties in the project.
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(c) The materials used to support or surround the system must be
compatible, with the, nature and color of the adjacent
.structures.
(3) _No sign of'any kind shall be displayed to the public `view on any lot,
except one sign of not more than five square. feet advertising "the,
property for sale orient,, or signs used by a builder to advertise the
property during the construction and sales period.
(4) No fence wall, hedge or shrub planting which obstructs sight lines at "
the, streef property lines and:a line connecting thorn at points thirty five
(35) feet from the;ntersection of the elevations between: two (2):and'
six (6) feet above a rounded property_ corner from the inferseciion of
theL street property lines extended. The ,same sight line limitations shall
apply °on. any lot within ten (40')-feet of the intersection of a' street
property line with the �ed'ge of aAriveway. No tree shall be permitted'
to remain within, such distances of�such intersections unless the foliage
line ismaintained at sufficient height to prevent obstruction:of such, .
sight lines.
2.1 "St. John Church" Land Use Area
A. Principal Permitted Uses:
1 The existing St John Lutheran Church facilities, includin Sanctua
( .) g g ' ry
buildings, off - street - parking, areas, activity areas,. outdoor- use areas,
and all other existing facilities; including minor expansion of such
facilities.
(2)` Activities normally associated with a. church or religious facility,.
including, ,but not lirnted to: religious worship, religious in'sfruction,`
prayer groups, child care, private, school, and similar . activities,,
including ° expansion of such activities.
(3). Parsonage to be located on.the northerly side of Mission Drive
portion of the Church property which would result from the extension.
of Mission Drive: as called for inthe Unit Development`Plan.
B. 'Permitted. Accessory Uses. Activities normally ancillary to the principal
permitted uses, including,. but,-,not limited to, child day care', fund= raising
sales, ,bazaars dinners, gatherings; or other indoor and/or outdoor events, and
sim'i'lar activities.
C. -Conditionally Permitted Uses- Expansion - (,other than minor expansion) of
and /or additions to all church facilities and/or activities.;
D'. Minimum Lot Si
Primary Church Sitc: Per Unit Development Plan.
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(2) Parsonage: 5,060, square feet
E. ; Minimum Lot Width:
(l) Primary .Church Site: Per -Unit- Development Plan.
(2) Parsonage: 45 feet.
F. Front, Side and. Rear Yard, Setbacks:
(1`). Front, Setback: Minimum ten (10') feet; minimum eight (8') feet to
parsonage porch elements. Minimum nineteen (19') feet to face of
parsonage garage door:
(2) Site Setback: Minimum five (5 ") feet.
(3) Street 81del Corner Setback Minimum ten (l0') feet.
(4) Rear Setback: Minimum fifteen (,15') feet,, except a detached
garage and/or other accessory structures in conjunction with the
parsoriage may be a minimum of five (5') feet.
G. Number of Off- Street Parking Spaces:
(l) PrimaryChurch Site: 1 space'for each 4 seats.
(2) Parsonage: Two covered spaces which maybe eit her. standard or
compact; one addition (uncovered) space, which may be tandem on
the driveway.
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H. Maximum Building Height:
(1) 'Prima_ , Church Site: thirty-five (35'') feet, or height`of existing
facilities, whichever is greater:
(2) Parsonage: Maximum_ ''building- height'shall snot exceed two stories or
twenty -five (25')`�feet. 'Building;`height shall,be measured by the
vertical distance from aline, drawn ftom the lowest level of finish
grade to the highest level of firiish grade; to the midpoint between the
eave and the ridge directly above that line. See Appendix for
maximum building height graphics.
1. Maximum Lot Coverage:
(1) ,Primary Church Site` As set forth in the R -1 District.
(2) ":Parsonaget 50 %; walkways, sidewalks and driveways not included in
coverage calculation.
3. DESIGN' 6UIDE1LINES
3.1 Archiiectural. Character
A. General —All Residential Areas
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, The architectural, identity for the Riverview PUD will'be a mixture of regional
and contemporaryarchitecture with plans that will suit an active family life-
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style. Building elevations s hall be varied and articulated to provide visual
interest;to� edestrians andpassersby. The goal is to createcompatible
building facades . that vary from one.home to the next to avoid a monotonous
street scene. 'This will be achieved by varying elevations and color schemes so
that`no,similar combination is within three(3), homes of each other:
Contemporary architectural styles and. colors wiih traditional elements shall be
used to create two or three varied yet compatible elevations -for each of the
plans.
Major architectural elevation elements shall include the use of'porches'
columns, gable or hip roof elements, composition shingle roofing, wood
details, stucco shingles, and board and. batten or lap siding.
B' "`Sub -Area "A
61 new homes•are proposed; 59 of those would range from 2,300 Square: feet
to 3,600 square feet° on approximately 5,000 to 12,000 square foot lots. Four
different elevation types. (A through D) for those: 59 homes, are distinguished,
by specific elements an&materials. The r ning: two 'homes would be
custom= designed, at a later date
'Major - -architectural plan elements shall-include porches, courtyard entries,
garages- turned or setback, from the street, and occasional detached garages in
the rear yards with single- car - width driveway_ s to, create pedestrian friendly
street. scene.
1,1 (I) Proposed Single- Family:Ho me Designs (except lots #9 and 16). The
following s mimaries; describethe general ;characteristics of the 'home
types—Plans and elevations maybe revised or added to accommodate
market. demands to the satisfaction of the Community Development
Director:
Plan I
A two -story, 2 square foot, 3 bedroom, 2 '%2 bath home and an attached.
2 -car garage. Tlis•plan will have a single-story profile from the.streetland
will have an alternative lower level floor plan "that would increase the
square footage to 2,3:17. Th s,home will be design, ed to,conform to a.
down- or cross-sloping site and will be plotted on a minimum 55' wide x
85' deep lot.
Plan 2
A two -story, 2,694 square foot, 3 bedroom, -...3 % bath home with an
optional 4` bedroom and an attached 2 -6ar garage. An optional finished
bonus room increases the total square footage to 3,329, T41 home will `be
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designed; to conform to anup- sloping site -and will be plotted on a
minimum 5'5' wide x 84' deep lot'.
Plan 3'
A two- story,, 2,806 square foot, 3 bedroom 2 1 /2, bath home with an
optional 4 I bedroom and 4 th bath, and an attached 3 -car tandem garage.
This °plan. offers an optional 5 in, lieu of the third garage parking
space. This option. - would increase theTMoverall, square_ footage to 2,952.
Th s plan_will "have an alternative lower floor plan that'would decrease the
square footage: to 2,488 rand would not offer the optional 5t bedroom.
This be designed to conform -to aside =,or cross - sloping site and
will be plotted 'on a minimum 55° wide -x 91' deep lot.
Plan 4,
A two -story, 3,014 square foot 4 bedroom, 3 bath home with an attached
3 -car tandem garage.. This plan offers an optional 5 th bedroom in lieu of
the third garage- space. This option would increase the overall
square footage to 3;15'0. This, home will beAesigned to conform to a side-
sloping site and will be plotted `on a minimum 55' wide x 94' deep lot.
Plan :5
A. two- story,, 3,023 square foot, 4 bedroom, 3 bath home with an optional
4" bedroom.and an attached 3 -car tandem garage: 'This plan offers an
optional 5 in lieu:of the `third;garage parking space. This option
would increase the overall square footage to 3,19& , This home will be
designed to conform do a side - sloping site and will be plotted on a
minimum 55' wide x 85' deep lot.
Plan 6
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A two- story, 3.479 square foot; 4 bedroom, 2 bath home with an optional
5 th bedroom and 4 th bath andan attached 3- carsplit garage. This home
will be designed to conform to an up- sloping site and' will be plotted on a
minimum 55' wide x 89' deep lot.
Plan 7
Atwo- "story, 3,370 square, foot, 4 bedroom, '4 % bath home with an
optional 5t and an attached 3 -car split garage. This home will be
designed''to conform to a down- sloping sitc and,, will be plotted on a
minimum 5Y wide x 92' deep lot..
Plan.8
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A two -story, 2,660 square foot, 3 bedroom, 2 %2 bath home with an
optional 4 th bedroom and a detached 27car,garage. Above the detached
garage will be a bonus room that may be built with or without a bathroom.
The bonus room increases the totaLs'quare'footage to 3, 1.08. This home
will be sited.on a:minimum 50' wide x 94' deep lot.
Plan 9
A two -story, 3,360 square, foot, 4 bedroom, 4 '' /r bath home with an
optional 5 th bedroom and an attached,3 -car tandem garage. This :plan
offers an optional 6tn bedroom in lieu of the third. garage,parking,space.
This option would,increase the, overall square footage .to 3;533.. This home
will be sited on a minimum 50' wide x 94', deep lot.
(2) Proposed Single. Family Home Designs (lots " #9 and 16): Homes on these
two lots would be- custom - designed, ;and would- be consistent with the
general °architectural character as' set forth in Section 2.1 (A) above.
Two exterior elevations are shown for plans. l,3, 4, 5, and 7'. Three exterior
elevations are "shown for plans 2,. 6, '8, and 9 Any elevation maybe used
.providing no similar plan= elevation -color combination is located within three
lots of each other, adjacent to or on. opposing sides of the street.,.
3.2 Exterior` Colors
The color combinations shall lie approved by SPARC: and maybe used providing
no homeron either side or across the street; is the same. Color schemes. may
change with the approval of the Community Development Director:
.3.3 Landscaping
With the. construction of the: homes, andscaping -of the Riverview PUD shall be
implemented to conform to the.Landscape. Plan.
A. Each individual, homeowner shall be responsible for the maintenance of their
private renced backyards,, .front °yards up: to th`e; sidewalk, and the trees and
landscaping in the landscaped between the sidewalk and curb..
Landscaping and play equipment in the common area open space and in the
public right of way shall be maintained bythe Special Tax Districtformed for
that purpose.
.B. With connstruction of the homes, inifidt,plantmaterialsi within the entire
Riverview PUD except "for private'rear -yards shall be selected from, the
Approved Plant Palette as shown on'the, Landscape -Plan. Additional plant
materials may be substituted to the satisfaction of the Community
Development Director and /or updates to the City of Petaluma approved plant
palette.
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C`: Landscaping along McNear Avenue shall be compatible with the existing
character of the streetscape.
D. The eri`tire Riverview street system wilt be lighted using street lights which
will be placed on average every -150 linear feet of street length.
3.4 Fencing
A. Private fences shall be installed along rear aril side property lines for all
residential properties and maintained by the individual homeowners within the
project who share a common fence line. When PUD fence standards are not
specified, the City of Petaluma.Zoning Ordinance shall prevail.
B. Subsequent changes to private fencing, are at the discretion of the homeowners
subject to °provisions of the ,City of Petaluma, Zoning Ordinance and subject to
setbacks prescribed in thisPUD.
C. Fences along park areas rights -of -way, and other common areas; excluding
private yard fences adjacent to, these areas, shall be maintained by the Special
Tax District .formed for that purpose or the public agencymith jurisdiction of
the fence.
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