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HomeMy WebLinkAboutResolution 94-71 04/04/1994s F~esolution No. 94-71 N.C.s. of the City of Petaluma, California 1 2 A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT 3 PLAN FOR THE CORONA CREEK RESIDENTIAL PROJECT, A 79 LOT SINGLE 4 FAMILY RESIDENTIAL SUBDIVISION ON A 20.2 ACRE PARCEL LOCATED OFF 5 ELY ROAD BETWEEN NORA LANE AND BURGUNDY COURT WITHIN THE 6 CORONA ELY SPECIFIC PLAN AREA (APN 137-060-95) 7 8 WHEREAS, the project site has been rezoned to Planned Unit District by Ordinance No. 9 1950 N.C.S.; and 10 11 WHEREAS, by action taken on February 22, 1994, the Planning Commission considered 12 and forwarded a recommendation to the City Council to conditionally approve a Planned 13 Unit Development Plan for the Corona Creek residential project; and 14 15 WHEREAS, the City Council has found that the requirements of the California 16 Environmental Quality Act have been satisfied through the preparation and certification of 17 an Environmental Impact Report for the Corona Ely Specific Plan (certified, approved and 18 adopted by Resolution No. 89-122 N.C.S.) and pursuant. to Section 15182 of the CEQA 19 guidelines, no further environmental review is necessary. 20 21 NOW, THEREFORE, BE IT RESOLVED that the City Council hereby conditionally 22 approves the Planned Unit Development Plan as shown on the Development Plan received 23 on 2/16/94, the preliminary landscape plans dated November, 1993, the architectural 24 drawings received on 12/2/93 and the amended sheets received on 2/17/94, and the 25 written PUD standards received on 12/2/94; all on file in the City of Petaluma Planning 26 Department, pursuant to Section 19A-504 of Zoning Ordinance 1072 N.C.S., as amended 27 based on the following findings and subject to the following conditions: 28 29 30 Planned ZJnit Development Plan Findings: 31 32 1. The development plan as conditioned results in a more desirable use of the land and 33 abetter physical environment than would be possible under any single zoning 34 district by allowing the construction of smaller single family units with substantial 35 areas of landscaping along the creek and in separate open space parcels. 36 ass. n~~ ..............94-7..1... n.cs. 1 ti 1 2. The plan for the proposed development, as conditioned, presents a unified and 2 organized arrangement of buildings which are appropriate in relation to nearby 3 properties and the PUD plan will be .reviewed by SPARC to insure compatibility. 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 3. The development of the Corona Creek property in the manner proposed by the applicant, and as conditioned by the City, will not be detrimental to the public welfare, will be in the best interest of the City, and will be in keeping with the general intent and spirit of the Corona Ely Specific Plan, the Zoning Regulations and the General Plan of the City of Petaluma. 4. The circulation pattern of the proposed PUD has been reviewed in the context of the development of the adjacent Colabianchi, Liberty Farms and California Countryside II properties, and has been designed to be compatible with the adjacent circulation patterns. Cumulative traffic impacts from the development of the Corona/Ely area have been addressed and mitigated through the implementation of the Corona/Ely Specific Plan. 5. The proposed project has complied with the requirements of CEQA pursuant to Section 15182 of the Guidelines, through preparation and certification of the EIR for the Corona/Ely Specific Plan on May 1st, 1989 (Resolution No. 89-123 N.C.S.), which addressed the potential environmental impacts associated with. the development of the Corona Creek parcel, and no further environmental analysis is necessary. 6. Allowing the maintenance road on the southeast side of "Street E" to function as the pedestrian sidewalk within the Corona Creek flood corridor will not be inconsistent with the purpose of the flood control corridor but will improve access to the creek. The reduction in the creek corridor width by 5' will not negatively impact the hydrology of the creek corridor. The purpose of the corridor to mitigate the loss of open space and mitigate the biological impacts of the Corona Ely Specific Plan will be insured through the careful examination by SPARC of the landscaping plan proposed for this area. 7. The natural and scenic qualities of the site will be protected through the improvement, dedication and preservation of the Corona Creek corridor in conformance with the Corona/Ely Specific Plan. The development plan provides Reso. 94-71 NCS 2 1 for adequate public open space along the creek and adequate private open space in 2 the individual front and rear yards. 3 4 Planned ><Jnit Development Plan Conditions: 5 6 1. As required by the adopted Corona/Ely Specific Plan Mitigation Measures, the 7 public right-of-way landscaping shall be maintained by an "LAD" (Landscape 8 Assessment District). The applicant shall be responsible for costs associated with 9 establishing an LAD (or joining an existing LAD). The owner shall enter into an 10 agreement (to be recorded with the Final Map) with the City which authorizes the 11 establishment of the LAD. The LAD will include, landscaping, irrigation special 12 entry treatment and sidewalks within the public right-of-way along Ely Road, the 13 landscaping proposed on parcels A, B (creek corridor) and C (said parcels shall be 14 dedicated to the City), the required landscaping within the Court A cul-de-sac, all 15 walkways, maintenance paths, stairs and other improvements within Parcels A and B 1b and all the street trees within the subdivision. The LAD will not include other 17 landscaping within the street tree planter strips or the irrigation for the planter strip. 18 The LAD landscaping and irrigation will be inspected and considered for 19 acceptance by the LAD one year after installation. Prior to start of the first year 20 maintenance period the landscape architect shall certify to the City in writing that 21 all landscaping and irrigation has been installed per the approved landscaping plan. 22 The one year maintenance period shall not begin until installation has been 23 inspected and authorized by City Planning and Parks and Recreation staff. During 24 the first year after installation and inspection/approval by the City, maintenance of 25 the landscaping in the LAD shall be the responsibility of the developer. 26 27 2. All aspects of the proposed PUD plan including the Development Plan, 28 architectural drawings, written PUD standards, landscaping plan and Tentative Map 29 shall be subject to review and approval by SPARC prior to approval of the 30 Improvement Plans and Final Map with emphasis on the following: 31 32 a) Successful compliance with the conditions of project approval adopted by the 33 City Council. 34 35 b) Insuring that a balanced mix of model types is provided throughout the 36 subdivision. Res. 94-71 NCS 3 >., c) Provision of roof materials which are distinctively different in color and texture than those used in surrounding subdivisions. d) Provision of a consistent, attractive master fencing plan to govern the installation of fencing throughout the PUD. Care shall be taken to provide and attractive transition between fences on adjacent parcels. e) Providing an attractive Ely Road frontage. f) Insuring that homes with frontage on Ely Road and Nora Lane present additional (rear) architectural detail to both roads on which they front. g) Provision of special, more intensive landscape treatments at the Ely Road entrance to create greater visual interest and identification. h) Insuring that landscaping along Corona Creek utilizes a variety of native species typical to the riparian and upland environments and conveys a natural appearance. 3. A minimum setback of 19' shall be provided from face of curb to the perimeter fence along Ely Road except in the area of the required bus pullout, subject to staff review and approval. 4. At least one third of all lots with a standard two-car front-entry garage shall incorporate a divided garage door. 5. T'he floor plans of all lots fronting the creek shall be modified to orient living space toward the creek and shall include large porches orienting toward the creek, design subject too review and approval by SPARC. Porches may encroach into the front yard areas provided that a minimum setback of 10' is maintained to the property line. Alternatively, Plans 0, 1 and 4 may be sited predominantly on lots facing the creek (Lots 35, 67-70, 78-79). Reso. 94-71 NCS 4 6. Cross walks of alternate materials .shall be included in the improvement plans across Street E, to connect the cul-de-sac sidewalks to the creek path subject to review and approval by SPARC. 7. A roof material, compatible with the design of the buildings but different in color and texture from roof material used on adjacent projects shall be proposed subject to review and approval by SPARC. 8. The PUD plan shall be modified to vary the front yard setbacks and offsets between neighboring homes to provide setback variation of generally five feet between adjacent homes. 9. No more than 4 of the 11 homes which will be adjacent to Ely Road (Lots 24 to 34) may be 2-story construction in order to maintain view corridors up streets, C, D, and E subject to review and approval by SPARC. 10. The improvements for the creek area, including the sidewalk, landscaping and irrigation plans shall be included in the Public Improvement Plans submitted for the project. 11. The landscaping plans shall be amended prior to consideration by SPARC to include the following: a) Details on the location, size, spacing and species of plants to be installed shall be shown on the plans subject to approval by SPARC. b) Landscaping within the parking island in "A Court" and within Parcel "A", subject to approval by SPARC. c) Details on street lighting and any neighborhood signage shall be included on the plans subject to approval by SPARC. d) The proposed redwoods along Ely Road shall be planted within a planter strip not less than 12' in width consistent with the approved street tree list. Reso. 94-71 NCS 5 D O 1 e) At least three different large canopy street trees shall be provided along 2 interior subdivision streets. If necessary as determined by SPARC, the street 3 tree planter strips on the main interior streets (Streets B, C and E) shall be 4 increased to a minimum width of six feet to allow for larger street trees. 5 b f) An attractive transition shall be provided between the maintenance pathway, 7 the public street and sidewalks at the bridge. The existing chain link fence at 8 the end of the maintenance path shall be moved from its current location to a 9 temporary location at the Liberty Farms property line. Bollards or other 10 similar barrier shall be provided at the pathway's Ely Road intersection to 11 prevent non-authorized vehicular access. 12 13 g) Mail boxes shall be located so as not to be obscured by parked cars. 14 15 h) Pedestrian access from parked cars to the sidewalks shall be provided for 16 through the street tree planter strips through the use of stepping stones or 17 equivalent at appropriate locations subject to review by SPARC. 18 19 i) The planting density in the creek area shall be substantially higher than 20 would be used for an ornamental landscape to provide visual appearance of a 21 natural stream corridor. Said landscaping shall be compatible with the 22 design of the landscaping installed with the California Countryside II and 23 the Graystone Creek developments. 24 25 j) A minimum landscape setback of 9' shall be provided adjacent to the bus 26 pullout between the edge of the sidewalk and the perimeter fence, subject to 27 staff review and approval. 28 29 12. The landscaping along Corona Creek shall be subject to review by the Department 30 of Fish and Game prior to approval by SPARC. A streambed alteration agreement 31 will be required for any additional channel grading in Corona Creek, or for the 32 construction of the bridges and storm drain outfalls. Formal notification under Fish 33 and Game Code Section 1603 shall be made after all other permits and 34 certifications have been obtained. Work on the project cannot be initiated until a 35 streambed alteration agreement has been executed. 36 Reso. 94-71 NCS 6 F 1 13. The landscaping plans for Parcel A shall minimize impacts on the lone oak tree. 2 This oak tree shall remain fenced at its drip-line throughout the development 3 process. 4 5 14. The Written PUD standards shall be modified, subject to review and approval by 6 SPARC prior to issuance of any building permits as follows: 7 $ a. The model home complex and temporary construction trailers shall be 9 permitted uses. 10 b. Height restrictions regarding principal buildings shall be clarified. 11 c. Standards must address setbacks for detached accessory non-residential 12 buildings and dwellings. 13 d. Standards must address setbacks and height limitations (if any) for other 14 accessory structures such as decks, spas, patio covers, barbecues, etc. 15 e. Future Modifications (Section 6) shall include a sentence requiring future 16 home modifications to be consistent in design and quality with the approved 17 Planned Unit Development Plan. 18 f. The front yard setback standards shall be amended to allow for porch 19 encroachments into front yard areas; Porches shall maintain a minimum 20 setback of 10' from the property line. 21 22 15. The perimeter fence along Nora Lane shall be installed prior to commencement of 23 unit construction in this area. 24 25 ccrkpudr/ddll 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 meeting form Council of the City of Petaluma at a (Regular) (~4~~~$~$4~1~ ~~.--- °- ~. on the ----4th ............... day of ...........-..,A{?.pig-..-........................---•--, 19....9.E by the ' following vote: ......... .... ........ ................ Cit~ Attor ey AYES: Sobel, Hamilton, Shea, Vice Mayor Read, Mayor Hilligoss NOES: None .. ABSENT: Barlas (SC e seat vacant (Nelson resigned April 4 1994 ATTEST: -- ------• ......... ...... ........ -...-. .......-................... -• --- -..:.:... '------ ... ...-.. . y Clerk Mayor ~7 Gbuocil File-------------°-----°--........._ CA 10-85 Rcs. No.94.-71..._........... N.C.S.