HomeMy WebLinkAboutResolution 93-273 10/04/1993.~
~Zesolution No. 93-27,~ N C.S.
1 of the City of Petaluma, California
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3 RESOLUTION APPROVING AMENDMENT TO THE PUD DEVELOPMENT PLAN
4 AND DEVELOPMENT STANDARDS FOR MOUNTAIN VALLEY SUBDIVISION
5 PHASES 2A AND 3 (MOUNTAIN VALLEY VILLAS), LOCATED EAST OF
6 SONOMA MOUNTAIN PARKWAY AT RAINIER CIRCLE, AP NOS. 136-120-60,61,78
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8 WHEREAS, by Ordinance No. 1807 N.C.S., Assessors Parcel Numbers 136-120-60,61,78
9 (formerly a portion of AP No. 136-120-15) were rezoned to Planned Unit Development
10 (PUD); and,
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WHEREAS, by Resolution No. 90-242 the PUD Unit Development Plan for Mountain
Valley Subdivision was approved; and,
WHEREAS, an application for an Amendment to the PUD Development Plan and
Development Standards affecting phases 2A and 3 of Mountain Valley Subdivision was
filed by Mountain Valley Partners; and,
WHEREAS, by action taken on September 14, 1993, the Planning Commission considered
and forwarded a recommendation to the City Council on the proposed Amendment to the
Development Plan to allow 70 detached single family homes on 7.03 acres of property,
within the PUD Zoning District; designated as Urban Diversified; and,
WHEREAS, the City Council finds that the requirements of the California Environmental
Quality Act have been satisfied for this project through preparation and certification of the
Corona/Ely Specific .Plan Environmental Impact Report, and that the project will conform.
to the Corona/Ely Specific Plan, and is therefore exempt from further environmental
review pursuant to Section 15182 of the CEQA Guidelines;
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby adopts the
following findings:
Findings for PUD Amendment:
1. The amended development plan as conditioned, results in a more desirable use of
the land, and a better physical environment than would be possible under any single
zoning district or combination of zoning districts.
2. The amended plan for the proposed development, as conditioned, presents a unified
and organized arrangement of buildings which are appropriate in relation to
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Hey. No ._......93,-27~,,. N.cs.
adjacent and nearby properties and associated proposed projects, and adequate
landscaping and/or screening is included if necessary to insure compatibility.
3. The natural and scenic qualities of the site will be protected through the
implementation of conditions of approval pertaining to landscape areas and
adequate available public and private spaces are designated on the Unit
Development Plan.
4. The development of the subject property, in the manner proposed by the applicant
and conditioned by the City, will not be detrimental to the 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 with the Petaluma General
Plan.
15 5. The development is pro osed on property which has a suitable relationship to one
16 or more thoroughfares Sonoma Mountain Parkway) to carry any additional traffic
17 generated by the development.
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19 6. The use of a private court and common driveways as proposed for cluster units
20 contributes to a more efficient use of land than would be possible through use of
21 standard public streets, and enforcement of conditions of approval and applicable
22 provisions in the project CC&R's will ensure that the development will function
23 adequately as designed.
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25 7. This project has complied with the requirements of the California Environmental
26 Quality Act (CEQA) through preparation and certification of the Corona/Ely
27 Specific Plan EIR, and is exempt from further review, based upon Section 15182 of
28 the CEQA Guidelines, consistency with the Corona/Ely Specific Plan.
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30 BE IT FURTHER RESOLVED that the proposed Amendment to phases 2A and 3 of the
31 Mountain Valley Subdivision PUD Unit Development Plan and Development Standards
32 (to be known as Mountain Valley Villas Subdivision) as referred by the Planning
33 Commission and presented at the October 4, 1993 meeting of this Council is hereby
34 approved pursuant to Section 19A-504 of Zoning Ordinance No. 1072 N.C.S., as amended,
35 subject to the following conditions:
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37 Conditions for PUD Amendment:
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39 1. This project shall be subject to SPARC review prior to Final Map application. Plans
40 submitted at time of SPARC application shall reflect amendments and requirements
41 specified in the following conditions.
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43 2. The number of plan 3 (single story) units shall be increased to the extent
44 determined feasible by staff. Lot lines and building setbacks may be adjusted as
45 necessary to achieve increased unit count. Lots 26 and 70 shall be considered for
46 this purpose.
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48 3. The following minimum off-street parking ratios shall be provided for each unit
49 within phases 2A and 3:
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Reso. 93-273 NCS
a. Two covered (garage) and one uncovered parking spaces for plans 1 and 2;
and
b. Two covered and two driveway spaces for plans 3,4 and 5.
4. The arrangement of buildings and parking shall be modified as necessary to ensure
the following minimum dimensions:
a. Parking stalls shall measure a minimum of 8' x 16'. No encroachment of
stalls into back up or driveway areas shall be permitted, but a 2' vehicular
overhang shall be permitted adjacent to landscaping.
b. A minimum of 22' shall be provided for back-up areas.
c. A minimum of 18' shall be provided for driveway stalls, measured from face
of garage door to edge of driveway, or back of sidewalk, whichever is less.
d. A minimum of 5' shall be provided between pavement in driveway/parking
areas and perimeter/yard fencing (excluding any proposed vehicle
overhang).
5. Proposed setbacks for plans 3, 4, and 5 shall be labeled and incorporated into the
PUD Development Plan as shown on the Tentative Map.
6. Proposed setbacks for plans 1 and 2 shall be labeled on the PUD Development
Plan.
7. A detailed fencing plan shall be provided at time of SPARC review, which shows the
location of all fencing in relation to property lines and landscape areas. Fencing
details for private yard, and perimeter fencing proposed shall be included in the
plans. Perimeter fencing adjacent to the junior college site shall be consistent with
that approved for construction in phases lA and 2B.
8. Landscape plans submitted at time of SPARC review shall clearly delineate areas to
be maintained by the homeowners association, and those to be privately maintained.
9. Proposed landscape treatment in the vicinity of Lots 5 and 23, connecting Rainier
Circle and Almanor Street, shall include bollards to preclude vehicular access, and a
5' pedestrian/bicycle path. A pedestrian public access easement shall be dedicated
at time of Final Map across this area, and the remaining portion of Parcel A and
Parcel B and provisions for maintenance shall be incorporated into the project
CC&Rs. Details for proposed treatment shall be submitted at time of SPARC
review of the project.
10. Paving and design for the private court and common driveways, (including Parcel A)
shall be visually differentiated from that of the treatment for public streets.
Treatment shall include use of standard curb cuts in lieu of curb returns. Use of
decorative concrete, pavers or other alternative to asphalt is required. Design and
materials shall be subject to SPARC review and approval.
11. Plans submitted at time of SPARC review shall incorporate provisions for wheel
stops or curbing in shared driveway parking stalls to prevent vehicular
encroachment into landscape areas within the cluster unit portion of the project.
Reso. 93-273 NCS 3
12. PUD Development Standards shall be amended prior to SPARC application to
address the following:
a. No accessory structures shall be permitted outside private fenced areas for
plans 1 and 2 except as permitted by the Homeowners Association.
Accessory structures for plans 1 and 2 may not encroach more than 1' into
the required 5' yard setbacks. Accessory structures for plans 3,4 and 5 shall
meet Zoning Ordinance provisions for setback and lot coverage.
b. References to recorded setbacks shall be deleted.
c. Setbacks for plans 1 and 2 shall be clarified to indicate the location of front,
side and rear yards.
d. No ground floor area additions or garage conversions shall be permitted for
plans 1 and 2.
e. Provisions for permitting accessory dwellings in accordance with Zoning
Ordinance requirements shall be incorporated.
f. Provisions for maintenance of fencing, walkways and other pedestrian
structures (e.g., trellising and seating) in unfenced private yard areas shall be
incorporated into the PUD Standards and CC&Rs.
g. Exhibits for purposes of identifying biddable yard areas and responsibility .for
maintenance of yard areas shall be incorporated into the PUD Development
Standards at time of SPARC application.-
h. Minimum off-street parking requirements as specified under condition 3
shall be incorporated into the PUD Development Standards.
i. Specific provisions for installation. of pools, spas, uncovered decks, and patio
covers shall be incorporated, or reference to applicable provisions of the
Zoning Ordinance specified.
j. A reference to the approval dates and/or document numbers for the PUD
Unit Development Plan, the Mountain Valley Subdivision Development
Agreement and addendums, Tentative Map Resolution, PUD Resolution,
SPARC Conditions of approval and subdivision CC&Rs shall be inserted
into the PUD Development Standards prior to Final Map approval.
k. Provisions for emergency and service vehicle (e.g. trash pick-up) access along
shared driveways and the private court shall be incorporated into the PUD
Standards and CC&R's.
1. Provisions to allow operation of small family daycare, large family daycare
and home occupations, subject to Zoning Ordinance provisions, shall be
incorporated into the PUD Development Standards and referenced in the
subdivision CC&R's.
13. Landscape plans shall be amended prior to SPARC application to reflect all
pertinent conditions of approval, and revisions made to the PUD Development
Plan.
Reso. 93-273 NCS
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14. SPARC review of architectural and site design plans shall include emphasis on the
following:
a. Adequacy and desirability of the proposed distribution of units and exterior
elevations as specified on the PUD Plan.
b. Variety of exterior siding and roofing materials, window treatments, garage
and front door treatments, and architectural detailing. Opportunities for
porch and entry treatments shall be stressed.
c. Orientation of units on lots to provide for variety in unit massing, setbacks
and garage orientation, as well as adequate open space along the streetscape
and walkway areas.
d. Review of parking plans to ensure optimal ease in vehicular maneuverability,
while minimizing pavement to the extent possible.
e. Adequacy of public and private landscaping, pedestrian routes, outdoor
seating and play areas, and reasonable provisions for maintenance.
f. Review of driveway and walkway paving materials and design to ensure
visual distinction from public streets, protection of landscape areas from
vehicular intrusion, and long term durability and function.
g. Review of proposed mailbox locations and refuse pick-up areas to ensure
adequate service function and minimization of parking/circulation conflicts.
15. All trees within the public right-of-way street tree planter strips shall be maintained
by an Assessment District through contract services subject to approval of the City
Council in conjunction with approval of the first Final Map. Landscaping within
these areas shall be designed and installed to standards acceptable to the 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. This property may annex
to the same Landscape Assessment District (LAD) previously established for
Mountain Valley phases 1A, 1B, and 2B. Costs of formation/annexation of the
required LAD shall be borne by the project proponent at time of Final Map
application. Following City acceptance of right-of-way areas, landscaping other than
street trees and the irrigation systems serving the landscaping, shall be maintained
to City Standards by owners of the adjoining properties.
16. All applicable provisions of the Development Agreement and subsequent
Addendums, and the Urban Separator Improvement and Park Improvement
Agreement documents pertaining to timing of required improvements for Mountain
Valley Subdivision shall remain nn full force and effect for phases 2A and 3, unless
amended through written addendum and/or conditions of approval adopted for the
Mountain Valley Villas project.
17. 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 first
Final Map. Review shall include emphasis on inclusion of adequate language to
ensure appropriate enforcement of maintenance provisions pertaining to the private
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driveways, and commonly shared landscaping and hardscape improvements in
private yard areas.
18. The Amended PUD Development Plan (including landscape plans) shall
incorporate all Council and. SPARC conditions of approval within 30 days of
SPARC approval of the project or prior to Final Map application, whichever occurs
first. All revisions shall meet the specifications of Plamm~g and Engineering staff,
and a reproducible copy of the finalized document submitted to the Planning
Department prior to City Council consideration of the first Final Map.
mvvresol/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) b3#II&td)X(dd3d~ mee~ing` yr:
on the ..-..4th .............. day of ............Q~xOb~X'-...-.--....................-., 19.~.~..., by the
following vote: ..... ---- --•- - - -•-••------
ity At rney
AYES
Nelson, Sobel, Hamilton, Barlas, Shea, Vice Mayor Read, Mavor Hilli~oss
NOES: None
/ •.
ABSENT: None ~ = l
ATTEST: .--- --- ' ~ -• . .......................~-.--..................... :.-----•-
~------
ity Clerk May
Council File ....................................
cn io-sa Hes. Na...,93.-273........ N.cs.
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