HomeMy WebLinkAboutResolution 94-84 04/04/1994Resolution No. 94-84 N ~.s.
~~ of the City of Petaluma, California
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3 RESOLUTION APPROVING THE UNIT DEVELOPMENT PLAN FOR WISTERIA
4 SUBDIVISION, A 28 UNIT SINGLE FAMILY AFFORDABLE HOUSING
5 DEVELOPMENT LOCATED ON ELY ROAD NORTH AT SANDSTONE DRIVE,
6 AP NO. 137-070-037 (PORTION)
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8 WHEREAS, by Ordinance No. 1891 N.C.S., Assessors Parcel Number 137-070-037 was
9 rezoned to PUD (Planned Unit Development District); and,
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11 WHEREAS, by action taken on March. 8, 1994, the Planning Commission considered and
12 forwarded a recommendation to the City Council on the unit development plan for 28
13 detached single family homes on 4.5 acres to be known as Wisteria Subdivision, an
14 affordable manufactured housing project; and,
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16 WHEREAS, the City Council finds that the requirements of the California Environmental
17 Quality Act (CEQA) have been satisfied through the preparation and certification of the
18 Corona/Ely Specific Plan Environmental Impact Report;
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20 NOW, THEREFORE, BE IT RESOLVED that the City Council hereby adopts the
21 .following findings:
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23 PUD Findings:
24 1. The PUD Development Plan, as conditioned, results in a more desirable use of the
25 land, and a better physical environment than would be possible under any single
26 zoning district or combination of zoning districts through provision of medium
27 density, small lot detached single-family housing and .incorporation of affordable
28 manufactured units.
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30 2. The plan for the proposed development, as conditioned, presents a unified and
31 organized arrangement of residential buildings which are appropriate in relation to
32 adjacent and nearby rural properties and associated future residential and
33 commercial projects, and adequate landscaping and/or screening is included if
34 necessary to insure compatibility.
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36 3. The natural and scenic qualities of the site will be protected through the
37 implementation of conditions of approval pertaining to circulation, street frontage
38 landscaping, and transition to the adjoining properties.
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Res. No..~.L~-.B.C~ .............. N.C.S.
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2 4. The development of the subject Wisteria 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
5 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 6. Mitigation measures adopted with the previously certified Environmental Impact
13 Report for the Corona/Ely Specific Plan will adequately mitigate, or reduce to a
14 level of nonsignificance, any potential impacts of this development.
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16 BE IT FURTHER RESOLVED that the Wisteria Subdivision development plan as
17 referred by the Planning Commission and presented at the April 4, 1994 meeting of this
18 Council is hereby approved pursuant to Section 19A-504 of Zoning Ordinance No. 1072
19 N.C.S., as amended, subject to the following conditions:
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21 Proiect Conditions:
22 1. All applicable mitigation measures adopted by the City Council in conjunction with
23 certification of the Corona/Ely Specific Plan EIR shall be conditions of project
24 approval, and are incorporated by reference.
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26 2. Plans submitted at time of SPARC application shall incorporate the following
27 amendments to the PUD Development Plan:
28 a. Units on Lots 19, 20, 21 shall be relocated to provide greater setback from
29 Sandstone Drive, and reduction in the length of driveways. Lot lines may be
30 reconfigured as necessary, and use of shared driveways in this vicinity is
31 encouraged.
32 b. At least three lots shall be identified for construction of accessory dwellings
33 above the garage. Elevations shall be developed and all necessary
34 modifications to construction for conversion to living space shall be
35 addressed. Lots 18, 21, 25, 27, 28 shall be considered for this purpose.
36 Modifications to achieve Zoning Ordinance requirements for open space and
loo. 91-84 NCS 2
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parking in order to accommodate future construction of these units shall also
be addressed with the SPARC submittal.
c. Minimum rear yard setbacks of 12' along Ely Road and 10' along Sandstone
Drive shall be incorporated into the typical setback detail.
The following revisions to proposed landscape plans shall be made prior to SPARC
review:
a. Plans shall be amended to reflect incorporation of street tree planter strips
on Wisteria Circle and Mayflower Street, except adjacent to the McBail site.
Plans shall include installation of trees and groundcovers.
b. Interior street frontage fencing shall be located at least 5' behind sidewalks,
and shall meet Zoning Ordinance provisions for sight distance visibility at
street corners. Fencing on Lots 18, 25, 30, 31 may require modification to
meet this requirement. Fencing on Lot 28 should be modified to soften the
corners along the street frontage. Fencing along the street frontage of Lots
18 and 19 shall consist of the perimeter fence design. Design of all other
street frontage fencing shall be modified to incorporate stronger design
interest.
c. Perimeter fencing along Ely Road shall be revised to incorporate offset in
sections, similar to that proposed along Sandstone Drive and existing fencing
located across the Ely frontage of the Graystone Creek project.
d. Landscaping within the right-of-way to be maintained through establishment
of a Landscape Assessment District shall consist of low maintenance, water
conserving plant species. The proposed lawn area at the project entry on Ely
Road shall be replaced with groundcover or other treatment meeting this
criteria.
e. Street trees along the Sandstone Drive frontage of the project site shall be
consistent with plans approved for the Graystone Creek Subdivision. Street
trees proposed along the Mayflower Street frontage of the project shall be
consistent with plantings approved for the same street within the Americana
Subdivision. Street trees proposed for use in right-of-way areas on Wisteria
Circle shall be distinctly different from those used on Sandstone or
Mayflower.
The following revisions to architectural plans shall be made prior to submittal for
SPARC review of the project:
Reso. 94-84 NCS
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1 a. Different siding types, garage door styles (including separated doors) and
2 roof colors shall be offered for use on both floor plans. Siding treatment
3 shall be consistent on all exterior elevations for each unit.
4 b. At least two different window glazing treatments (e.g., grid design) shall be
5 offered for use throughout the project. Treatments shall be used consistently
6 on all elevations for each unit.
7 c. Special emphasis shall be placed on treatment of those units along Ely Road
8 and Sandstone Drive, (rear elevations) and those units with side elevations
9 exposed to street frontages (e.g., Lots 18, 19, 27, 28, 25, 22, 17).
10 Consideration shall be given to the introduction of additional windows,
11 decorative vents, gable end treatment and window trims, and alternative
12 siding treatment to provide interest.
13 d. Side entry garages shall be provided on Lots 18, 19, 25 and 30 at the
14 discretion of SPARC.
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16 5. Maintenance easements shall be required and shown on the Final Map to
17 encompass all portions of private lots to be contained in yard areas designated for
18 use by an adjoining property owner. In addition, project CC&R's shall specify
19 permitted uses for these areas, and any proposed restrictions to use. The CC&R's
20 shall incorporate an exhibit, subject to staff approval, which will enable homeowners
21 to locate property lines for purposes of establishing buildable private yard areas.
22 Provisions contained in the CC&R's and the accompanying exhibit shall reflect
23 consistency with the PUD Development Standards, the Uniform Building Code and
24 other applicable City Ordinances.
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26 6. Project PUD Development Standards and the PUD Development Plan shall be
27 amended prior to Final Map application to incorporate the following:
28 a. Rear yard maintenance easement areas shall be identified and references
29 made to the CC&R's for regulation of the maintenance easement areas for
30 building purposes.
31 b. No ground floor additions shall be permitted to the front elevations of units
32 in order to preserve street frontage open space.
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34 7. Provisions for maintenance of all front yard landscaping and the common driveway
35 serving Lots 1 through 3 and 21, shall be established prior to application for Final
Reso. 94-84 NCS 4
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1 Map, to the specifications of City Engineering and Planning staff. All required
2 maintenance agreements shall be recorded with the Final Map.
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4 8. The applicants/developers shall defend, indemnify, and hold harmless the City or
5 any of its boards, commission, agents, officers, and employees from any claim, action
6 or proceeding against the City, its boards, commission, agents, officers, or employees
7 to attack, set aside, void, or annul, the approval of the project when such claim or
g action is brought within the time period provided for in applicable State and/or
9 local statutes. The City shall promptly notify the applicants/developers of any such
10 claim, action, or proceeding. The City shall coordinate in the defense. Nothing
11 contained in this condition shall prohibit the City from participating in a defense of
12 any claim, action, or proceeding if the City bears its own attorney's fees and costs,
13 and the City defends the action in good faith.
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15 9. The PUD Development Plan (including landscape plans) shall be amended to
16 incorporate all Council and SPARC conditions of approval within 30 days of final
1'7 SPARC approval of the project or prior to Final Map application, whichever occurs
18 first. All revisions shall meet the specifications of Planning and Engineering staff,
19 and a reproducible copy of the finalized document shall be submitted to the
20 Planning Department prior to recordation of the Final Map.
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22 Ref: File REZ93015
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24 wistresl/tp8
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) bi#~1Q~}XP~1) meeting form
on the .....4th.-•-•---..... day of .............~1.P~1~.........-•-----..................., 19~~..., by the JI `_~~.
following vote:
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City Attorney
AYES: Hamilton, Barlas, Shea, Vice Mayor Read, Mayor Hilligoss
NOES: None
ABSENT: None (Nel ' r ned 4/4/94)
ATTEST: . ..... ............... .- :...-. .-- ..
ity Clerk Mayor
Council File----0 ............................... 5
CA 10-85 ~ Res. Nn. 94 04 ............... N.C.S.