HomeMy WebLinkAboutResolution 94-26 02/07/1994Resolution No. 94-26 N C.S.
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of tl~e City of Petaluma, California
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3 RESOLUTION APPROVING THE UNIT DEVELOPMENT PLAN FOR
4 AMERICANA SUBDIVISION (GATTI PROPERTY), A 100 UNIT SINGLE FAMILY
5 RESIDENTIAL DEVELOPMENT LOCATED ON ELY ROAD NORTH, BETWEEN
6 CORONA ROAD AND SONOMA MOUNTAIN PARKWAY, AP NOS. 137-070-24
7 (GATTI PORTION), 137-070-11 (WISTERIA PORTION), 137-060-75 (SONOMA
8 PARKWAY CO. PORTION)
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10 WHEREAS, by Ordinance No. 1947 N.C.S., Assessors Parcel Number 137-070-24 (14 acre
11 portion) has been rezoned to PUD (Planned Unit District); and
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13 WHEREAS, by action taken on December 14, 1993, the Planning Commission considered
14 and forwarded a recommendation to the City Council on the unit development plan for 100
15 detached single family units and a remainder parcel; and
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17 WHEREAS, the City Council finds that the requirements of the California Environmental
18 Quality Act (CEQA) have been satisfied through the preparation and certification of the
19 Corona/Ely Specific Plan Environmental Impact Report, and adoption of Resolution 94-22
20 N.C.S. approving a Mitigated Negative Declaration to address the ,specific impacts of the
21 Americana Subdivision project;
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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:
27 1. The PUD Development Plan, as conditioned, results in a more desirable use of the
28 land, and a better physical environment than would be possible under any single
29 zoning district or combination of zoning districts through provision of medium
30 density, small lot detached single-family housing, with wide and shallow lot
31 configurations.
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33 2. The plan for the proposed .development, as conditioned, presents a unified and
34 organized arrangement of residential buildings which are appropriate in relation to
35 adjacent and nearby rural properties and associated future residential and
36 commercial projects, and adequate landscaping and/or screening is included if
37 necessary to insure compatibility.
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39 3. The natural and scenic qualities of the site will be protected through the
40 implementation of conditions of approval pertaining to pedestrian circulation, street
41 frontage landscaping, and transition to the adjoining properties.
94-26...... n.cs. 1
Res. No . ........................
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2 4. The development of the subject Americana Subdivision property, in the manner
3 proposed by the applicant and conditioned by the City, will not be detrimental to the
4 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 and
6 with the Petaluma General Plan.
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8 5. The PUD District is proposed on property which has a suitable relationship to one
9 or more thoroughfares (Ely Road/Sonoma Mountain Parkway and Corona Road)
10 to carry any additional traffic generated by the development.
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12 BE IT FURTHER RESOLVED that the Americana Subdivision (Gatti property)
13 development plan as referred by the Planning Commission and presented at the January
14 18, 1994 meeting of this Council is hereby approved pursuant to Section 19A-504 of Zoning
15 Ordinance No. 1072 N.C.S., as amended, subject to the following conditions:
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17 PUD Conditions:
18 1. Detailed review of the PUD Development Plan and associated architectural and
19 landscape plans shall be deferred to SPARC. Plans submitted at time of SPARC
20 application shall reflect the following amendments to the site plan:
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22 a. Lot lines shall be shown for all parcels, with setback dimensions shown for all
23 front yards, and setbacks from Sonoma Mtn. Pkwy and Ely Rd. for units
24 abutting those roads.
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26 b. Minimum setback standards for the principal dwelling shall be shown on the
27 PUD plan as follows:
28 Front yard:
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30 back of sidewalk to garage face - 18'
31 property line to living area/porch - 5'
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33 Side yard:
34 interior property line to building wall - 3'
35 street side property line to building wall - 10'
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37 Rear yard:
38 interior property line to building/porch - 10'
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40 Ely Rd:
41 property line to building/porch - 20'
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Reso. 94-26 NCS
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2.
Sonoma Mtn Pkwy:
property line to building/porch - 30' single story homes, 39' two story
homes
c. A fourth unit plan type shall be introduced, which shall be significantly
different in elevation from the other three. The new plan shall be used on a
minimum of 10 lots, but should be considered for use primarily in-lieu of
duplicate plan 2 units where side entry garages are proposed.
d. Front yard setbacks shall be modified to offer greater variation in yard depth
along all street frontages. A minimum offset of at least 3' should be achieved
for adjacent units. Reduction in the width of the proposed PG&E easement
to 5' shall be permitted to allow the increase in offset, subject to agreement
by the utility company representatives.
e. Units which do not presently meet the established minimum setback
standards specified above (e.g., rear yards on Lots 52, 53), shall be modified
to conform, or lot lines shall be adjusted to meet the minimum standards.
f. Lot numbers shall be shown on the PUD Development Plan for
identification purposes.
g. Street frontage fencing shall be set back a minimum of 5' from back of
sidewalk. Greater setbacks for fencing shall be encouraged where possible.
h. The development plan shall be drawn at a scale of not less than 1" = 40' and
shall be consistent with the Tentative Map.
Plans submitted at time of SPARC application shall include the following
modifications to landscape plans:
a. Fencing details shall be provided for perimeter and interior lot fencing.
Retaining wall design shall be included where proposed in conjunction with
fencing, and shall specify maximum height.
b. Proposed landscape plans for Sonoma Mountain Parkway frontage areas,
including berming and sidewalk design shall be submitted. Plans shall be
consistent with the concepts adopted under the Sonoma Mountain Parkway
Design Guidelines.
c. Detailed landscape plans for the Ely Road frontage shall be submitted, which
incorporate appropriate transition to the more rural landscape concept
Reso. 94-26 NCS
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adopted for the Graystone Creek subdivision. Plans shall include special
treatment at the Ely Road entry to the project. Any proposal for subdivision
identification signs shall be incorporated into plans for this area.
d. A detailed landscape planting plan shall be developed for the subdivision,
which offers variation in the streetscape for front yard areas, and includes
more unusual shrub and groundcover varieties, to offer a more distinctive
appearance to the project. Water conserving plants should be emphasized in
non-lawn areas and street tree planter strips, cul-de-sacs, and median islands.
Emphasis shall be placed on use of larger street tree varieties where planter
width permits. Use of different species for various sections of the subdivision
is encouraged.
e. Details for proposed walkway and driveway paving treatments for private lots
and the pedestrian access adjacent to the retail site shall be incorporated into
plans submitted for SPARC .review.
The following modifications to PUD Development Standards shall be made prior to
application for SPARC review:
a. The following shall be deleted from the list of permitted uses:
1. Raising of fruit and nut trees and horticultural specialties.
2. Small residential care facility.
3. Small family day care home.
b. The following shall be included as accessory uses:
1. Small family day care home.
2. Accessory buildings and structures in conformance with applicable
provisions of the Zoning Ordinance.
c. The following shall be included as conditional uses:
1. Accessory dwellings, in accordance with Zoning Ordinance provisions.
d. Maximum height for principal dwellings shall be restricted to two stories
adjacent to Sonoma Mountain Parkway and Ely Road, two and 1/2 stories
elsewhere. Height shall be measured in accordance with Zoning Ordinance
provisions.
Reso. 94-26 NCS 4
e. Administrative SPARC approval shall not be required for additions that
meet development standards.
f. Maximum height for accessory structures shall be limited to 15' or 1 1/2
stories.
g. Provisions pertaining to setback requirements for animal enclosures shall be
deleted. Keeping of animals shall be regulated as specified for the R-1 6500
Zoning District.
h. Minimum parking requirements of two garage stalls and two on-site driveway
stalls measuring at least 8'x18' each shall be maintained for all units with
front entry garages. Units with side entry garages shall provide a minimum
of two garage stalls. Flag lots shall provide a minimum of three off-street
parking stalls per unit. In addition, street frontage parking at the minimum
rate of one additional stall (8'x22') per unit shall be maintained within the
subdivision.
i. Garage conversions shall be permitted for the subdivision, subject to the
replacement of the required on-site parking as specified above.
j. Setbacks shall be amended as specified under Condition l.b. above.
4. The proposed project architecture shall be modified prior to SPARC review to
include the following amendments:
a. Special emphasis shall be placed on the treatment of rear building elevations
for those units abutting Sonoma Mountain Parkway and Ely Road as well as
those abutting the future commercial site, to ensure attractive views and
adequate variety in massing, orientation and building offsets.
b. A fourth unit plan shall be developed in accordance with condition 1c above.
The plan shall not be required to offer more than one exterior elevation;
however, the elevation shall be sufficiently different in character from the
other three plans offered to achieve the variety in streetscape for the
subdivision as intended under the Corona/Ely Specific Plan.
c. All building plans shall include all four exterior elevations shown at a scale of
at least 1/4"=1', with siding, roofing and trim elements .specified. At least
three different siding types shall be offered, and variations in window, front
door and garage door treatment shall be provided. Color schemes for
Reso. 94-26 NCS 5
1 exterior paint and roofing materials shall be included with the SPARC
2 submittal.
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4 5.
Street names shall be subject to approval of the Street Naming Committee prior to
5 SPARC approval of the project.
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7 6.
The following requirements of the Chief Building Official shall be met prior to
g issuance of building permits:
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a. Grading must be certified when completed to indicate compliance with
11 approved plans and will be required for occupancy.
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b. Soils with expansion index greater than 20 requires special design foundation
14 per Uniform Building Code 2904(b).
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c. Show site drainage and grading topography.
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d. Indicate all utilities on site plan.
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e. Responsible party to sign plans.
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f. Plans must show compliance to 1991 UBC, UPC, UMC, and 1990 NEC.
23 Plans must also show compliance to current Title 24 Energy Code.
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g. Provide structural calculations for all non-conventional design items.
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27 7.
The following requirements of the Fire Marshal shall be met prior to issuance of
28 building permits:
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a. Post address at or near main entry door -minimum four (4) inch letters.
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b. All roof covering material shall have a Class "B" rating or better, treated in
33 accordance with the Uniform Building Code Standard 32.7.
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c. All roof covering materials applied as exterior wall covering shall have a fire
36 rating of class "B", treated in accordance with UBC Standard 32.7, as per
37 Ordinance 1744 of the City of Petaluma.
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d. In residential buildings less than 3,500 square feet in floor area, provide fire
40 suppression system at normal sources of ignition. These areas are specifically
41 at clothes dryers, kitchen stoves, furnaces, water heaters, fireplaces, and in
42 attic areas at vents and chimneys for these appliances and equipment.
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Reso. 94-26 NCS 6
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e. Provide fire hydrants as required by the Fire Marshal's office.
f. Afire hydrant is required on the north property line of Lot 19, not shown on
tentative map. All other hydrant locations are acceptable.
g. A roadway for secondary access shall be provided from Sandstone Drive or
Reisling Road to the McBail Graystone project.
8. The following recommendations of the Police Department shall be met:
a. Solid wood front doors with a deadbolt and 1 inch throw.
b. Illuminated addresses for emergency vehicles.
9. All trees and perimeter walls or fencing within the public right-of-way, street tree
planter strips and the pedestrian connection to the Gatti retail site, Sonoma
Mountain Parkway, and Ely Road frontage improvements and the cul-de-sac islands,
shall be maintained by an Assessment District (LAD) through contract services
subject to approval of the City Council in conjunction with the Final Map.
Landscaping within these areas shall be designed and installed to City standards
acceptable to City of Petaluma Planning, Engineering, Public Works and Parks
Departments. Irrigation to serve all landscaping in the street tree planter strips
shall be designed to connect with the private lot irrigation systems of the adjoining
.lots. Separate irrigation systems shall be established for street frontage areas along
Sonoma Mountain Parkway and Ely Road, and the cul-de-sac islands. Costs of
formation of the required LAD shall be borne by the project proponent at time of
Final Map application. Following acceptance of right-of-way areas, landscaping
other than street trees, and the irrigation systems serving the landscaping in street
tree planter areas, shall be maintained to City standards by owners of the adjoining
properties.
10. 'This project shall be subject to imposition of all applicable Special Development
Fees, including Water and Sewer Connection fees, Community Facilities
Development fees, Storm Drainage Impact fees, Park and Recreation Land
Improvement fees, School Facilities fees, Traffic Mitigation fees, and In-Lieu for
Provision of Low Income Housing fees. Fees shall be calculated at time of Final
Map, and payable as specified by Resolution of the City Council.
11. This project shall be subject to payment of a fair share contribution toward Sonoma
Mountain Parkway benefit assessment district fees as specified under the
Corona/Ely Specific Plan, as determined by Finance staff at time of Final Map
application.
Reso. 94-26 NCS ~
12. Subdivision CC&Rs shall be subject to the review and approval of Planning and
Engineering staff and the City Attorney prior to Council consideration of the Final
Map. Review shall include emphasis on inclusion of adequate language to ensure
appropriate enforcement of maintenance provisions pertaining to shared driveways.
6 13. The PUD Development Plan (including landscape plans) shall be amended to
7 incorporate all Council and SPARC conditions of approval within 30 days of final
8 SPARC approval of the project or prior to Final Map application, whichever occurs
9 first. All revisions shall meet the specifications of Planning and Engineering staff,
10 and a reproducible copy of the finalized document submitted to the Planning
11 Department prior to recordation of the Final Map.
12 14. The applicants/developers shall defend, indemnify, and hold harmless the City or
13 any of its boards, commission, agents, officers, and employees from any claim, action
14 or proceeding against the City, its boards, commission, agents, officers, or employees
15 to attack, set aside, void, or annul, the approval of the project when. such claim or
16 action is brought within the time period provided for in applicable State and/or
17 local statutes. The City shall promptly notify the applicants/developers of any such
18 claim, action, or proceeding. The City shall coordinate in the defense. Nothing
19 contained in this condition shall prohibit the City from participating in a defense of
20 any claim, action, or proceeding if the City bears its own attorney's fees and costs,
21 and the City defends the action in good faith.
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23 amerres2/tp7
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 a (Regular) (]3tX(Special) meetin form
on the ...7tk1 ................ day of ...........1:'~~);Ua.Cy.............-..............., 19..~.~., by the
following vote: ...~.
Ci y ttorney
AYES: Nelson, Sobel, Hamilton, Barlas, Shea, Vice Mayor Read, Mayor Hilligoss
NOES: None
ABSENT: None
ATTEST: ~
Ci , Jerk
en io-~7
Council File ..................
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v.cs.
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