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HomeMy WebLinkAboutResolution 94-209 08/01/1994 ' resolution No. 94-209 N ~.s. 1 of the City of Petaluma, California 2 3 4 5 6 7 8 9 10 A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT 11 PLAN FOR THE LIBERTY FARMS RESIDENTIAL PROJECT, A 45 LOT SINGLE 12 FAMILY RESIDENTIAL SUBDIVISION ON A 13 + ACRE PARCEL LOCATED 13 BETWEEN SONOMA MOUNTAIN PARKWAY AND ELY ROAD SOUTH OF 14 MARIA DRIVE WITHIN THE CORONA/ELY SPECIFIC PLAN AREA (APN 137- 15 060-079) 16 17 WHEREAS, the project site has been rezoned to Planned Unit District by Ordinance No. 18 N.C.S.; and 19 20 WHEREAS, by action taken on June 28, 1994, the Planning Commission considered and 21 .forwarded a recommendation to the City Council to conditionally approve a Planned Unit 22 Development Plan for the Liberty Farms residential project; and 23 24 WHEREAS, the City Council has found that the requirements of the California 25 Environmental Quality Act have been satisfied through the preparation and certification of 26 an Environmental Impact Report for the Corona/Ely Specific Plan (certified, approved 27 and adopted by Resolution No. 89-122 N.C.S.) and pursuant to Section 15182 of the CEQA 28 guidelines, no further environmental review is necessary. 29 30 WHEREAS, the City Council has adopted Ordinance No. 195 g N.C.S. rezoning the 31 Liberty Farms site to Planned Unit District. 32 33 NOW, THEREFORE, BE IT RESOLVED that the City Council hereby conditionally 34 approves the Planned Unit Development Plan as shown on the Development Plan, the 35 Conceptual Landscape Plans, the Architectural Drawings, and the written PUD standards 36 received on April 19, 1994,; all on file in the City of Petaluma Planning Department, 37 pursuant to Section 19A-504 of Zoning Ordinance 1072 N.C.S., as amended based on the 38 following findings and subject to the following conditions: 39 40 1 His. n~...........94,-209.. rv.cs. 1 2 Planned Unit Development Findings: 3 4 1. The development plan as conditioned results in a more desirable use of the land and 5 abetter physical environment than would be possible under any single zoning 6 district by allowing the construction of large single family units with substantial area 7 of landscaping along the creek in a separate open space parcel. 8 9 2. The plan for the proposed development, as conditioned, presents a unified and 10 organized arrangement of buildings which are appropriate in relation to nearby 11 properties and the PUD plan will be reviewed by SPARC to insure compatibility. 12 13 3. The development of the Liberty Farms property in the manner proposed by the 14 applicant, and as conditioned by the City, will not be detrimental to the public 15 welfare, will be in the best interest of the City, and will be in keeping with the 16 general intent and spirit of the Corona/Ely Specific Plan, the Zoning Regulations 17 and the General Plan of the City of Petaluma. 18 19 4. The circulation pattern of the proposed Planned Unit Development Plan has been 20 reviewed in the context of the development of the adjacent Colabianchi, Corona 21 Creek, Matelli and Chiosi properties, and has been designed to be compatible with 22 the adjacent circulation patterns. Cumulative traffic impacts from the development 23 of the Corona/Ely area have been addressed and mitigated through the 24 implementation of the Corona/Ely Specific Plan. 25 26 5. The proposed project has complied with the requirements of CEQA pursuant to 27 Section 15182 of the Guidelines, through preparation and certification of the EIR Reso. 94-209 NCS 2 1 for the Corona/Ely Specific Plan on May 1st, 1989 (Resolution No. 89-123 N.C.S.), 2 which addressed the potential environmental impacts associated with the 3 development of the Liberty Farms parcel, and no further environmental analysis is 4 necessary. 5 6 6. Allowing the maintenance road on the southeast side of "Stonehenge Way" to 7 function as the pedestrian sidewalk within the Corona Creek flood corridor will not 8 be inconsistent with the purpose of the flood control corridor but will improve 9 access to the creek. The reduction in creek corridor width by 5' will not negatively 10 impact the hydrology of the creek corridor. The purpose of the corridor to mitigate 11 the loss of open space and mitigate the biological impacts of the Corona/Ely 12 Specific Plan will be insured through the careful examination by SPARC of the 13 landscaping plan proposed for this area. 14 15 7. The natural and scenic qualities of the site will be protected through the 16 improvement, dedication and preservation of the Corona Creek corridor in 17 conformance with the Corona/Ely Specific Plan. The development plan provides 18 for adequate public open space along the creek and adequate private open space in 19 the individual front and rear yards. 20 21 Planned Unit Development Conditions: 22 23 1. As required by the adopted Corona/Ely Specific Plan Mitigation Measures, the 24 public right-of-way landscaping shall be maintained by an "LAD" (Landscape 25 Assessment District). The applicant shall be responsible for costs associated with 26 establishing an LAD (or joining an existing LAD). The owner shall enter into an 27 agreement (to be recorded with the Final Map) with the City which authorizes the 3 REso , 94-209 NCS 1 establishment of the LAD. The. LAD will include: street trees and sidewalks within 2 the public .right-of-way; the landscaping, irrigation, sidewalks and/or walkways, 3 maintenance paths, stairs and other improvements within parcel A (creek corridor; 4 said parcel shall be dedicated to the City). The LAD will not include other 5 landscaping within the street tree planter strips or the irrigation for the planter 6 strips. The LAD landscaping and irrigation will be inspected and considered for 7 acceptance by the LAD one year after installation. Prior to start of the first year 8 maintenance period the landscape architect shall certify to the City in writing that 9 all landscaping and irrigation has been installed per the approved landscaping plan. 10 The one year maintenance period shall not begin until installation has been 11 inspected and authorized by City Planning and Parks and Recreation staff. During 12 the first year after installation and inspection/approval by the City, maintenance of 13 the landscaping in the LAD shall be the responsibility of the developer. 14 15 2. The applicant is obligated to comply with the landscape standards for Parcel "A" 16 (dedicated public open space) established under the Improvement Plans for Corona 17 Creek prepared in conjunction with the Corona/Ely Assessment District No. 21 18 project. The City supports efforts to expand upon the approved landscape plan for 19 Corona Creek (Parcel "A"), but notes that any additional improvements to be 20 installed are at the discretion of the project proponents. 21 22 3. All aspects of the proposed PUD plan including the Development Plan, 23 architectural drawings, written PUD standards, landscaping plan and Tentative Map 24 shall be subject to review and approval by SPARC prior to approval of the 25 Improvement Plans and Final Map with emphasis on the following: 26 4 Reso.. 94-209 NCS 1 a) Successful compliance with the conditions of project approval adopted by the 2 City Council. 3 4 b) Insuring that a balanced mix of model types is provided throughout the 5 subdivision. 6 7 c) Provision of house colors and roof materials that provide variety yet are 8 complimentary both internally to the surrounding subdivisions. 9 10 d) Provision of a consistent, attractive master fencing plan to govern the 11 installation of fencing throughout the PUD. Care shall be taken to provide 12 and attractive transition between fences on adjacent parcels. 13 14 e) Insuring that landscaping along Corona Creek utilizes a variety of native 15 species typical to the riparian and upland environments and conveys a 16 natural appearance. 17 18 4. The improvements for the creek area, including the sidewalk, landscaping and 19 irrigation plans shall be included in the Public Improvement Plans submitted for the 20 project. 21 22 5. If necessary as determined by SPARC, the street tree planter strips on the main 23 interior streets (Streets B, C and E) shall be increased to a minimum width of six 24 feet to allow for larger street trees. 25 26 6. The landscaping plans shall be amended prior to consideration by SPARC to 27 include the following: 5 `Fs;eso94-209 NCS 1 2 a) Details on the location, size, spacing and species of plants to be installed 3 shall be shown on the plans subject to approval by SPARC. 4 5 b) Any neighborhood signage shall be included on the plans subject to approval 6 by SPARC. 7 8 7. Pedestrian access from parked cars to the sidewalks shall be provided for through 9 the street tree planter strips through the use of stepping stones or equivalent at 10 .appropriate locations subject to staff review and approval prior to approval of public 11 improvement plans. 12 13 S. The landscaping along Corona Creek shall be subject to review by the Department 14 of Fish and Game prior to approval by SPARC. A streambed alteration agreement 15 will be required for any additional channel grading in Corona Creek, or for the 16 construction of the storm drain outfalls. Formal notification under Fish and Game 17 Code Section 1603 shall be made after all other permits and certifications have been 18 obtained. Work on the project cannot be initiated until a streambed alteration 19 agreement has been executed. 20 21 9. The Written PUD standards shall be modified, subject to review and approval by 22 SPARC prior to issuance of any building permits as follows: 23 24 a. The second sentence under #4 shall be amended: "All exterior architectural 25 modifications to the front elevation deemed significant by the Planning 26 Director including but not limited to building additions and remodels, shall Reso. 94-209 NCS 6 1 be subject to administrative SPARC review and approval prior to issuance of 2 a building permit". 3 b. A model home complex and temporary construction trailers shall be 4 permitted uses. 5 6 c. A section #8 shall be added stating: "All Permitted Principal Uses, Permitted 7 Accessory Uses, and Conditional Uses, unless specifically prohibited within 8 these Development Standards, shall be regulated by City staff through the 9 application of the City Zoning Ordinance (Ordinance 1072 N.C.S.) as it 10 applies to the R-16,500 zoning districts". 11 12 d. Under #3, the maximum height for primary residence shall be amended 13 from "29 feet" to 25 feet. 14 15 16 libtypud/hg12 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) (~~1~ii~dCpC~l~ meetin~.. •-~--_..a..~..._ on the ....est day of .......AuglASt....................................-, 19..9 ~k., by the r' , _ following vote: ' ~'Ci y`A rney AYES: Read, Hamilton, Shea, Vice Mayor Sobel, Mayor Hilligoss NOES: None ABSENT: Par erson ~ - ATTES'T': . •---......l~d~--. y Clerk ~ Mayor Council File..........._.......-.--°---...... CA 10-85 ~ Hes. No........94'2.~ 9 N.C.S.