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HomeMy WebLinkAboutResolution 92-016 02/03/1992-. Resolution No. yz-16 NC.S. %' of the City of Petaluma, California A RESOLUTION OF THE CITY OF PETALUMA APPROVING THE UNIT DEVELOPMENT PLAN FOR THE TWIN CREEDS RESIDENTIAL PROJECT (APN 007-221-19, 136-100-21, 26, 29, 31, 32, 33, and a portion of 34) WHEREAS, the project site has been was rezoned to Planned Unit District by Ordinance number 1880; and WHEREAS, by action taken on December 10, 1991, the Planning Commission considered and forwarded a recommendation to the City Council to conditionally approve the Unit Development Plan for the Twin Creeks residential subdivision; and WHEREAS, the City Council finds that the requirements of the California Environmental Quality Act have been satisfied through the preparation and certification of an Environmental Impact Report and a Supplemental Environmental Impact Report by Resolution Nos. 90-182 N.C.S. and 92-11 N.C.S.; and NOW, THEREFORE, BE IT RESOLVED that the City Council hereby conditionally approves the Unit Development Program as shown in the site plans, landscaping plan, floor plans and elevation drawings received on December 7, 1990 and on file in the City of Petaluma Planning Department, pursuant to Section 19A-504 of Zoning Ordinance 1072 N.C.S., as amended based on the following findings and subject to the following conditions: Findings: 1. By providing the secondary access to Ellis Street, the Twin Creeks PUD district. creates a suitable relationship to adjacent thoroughfares; and Traffic analysis of the area has indicated that said thoroughfare is adequate to carry the additional traffic generated by the development. 2. The proposed development plan modified to provide a single loaded street and as conditioned to increase the number of single story homes parallel to the Wilmington Avenue homes, varying setbacks or providing landscaped screens, presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that a landscaping plan and/or screening will be presented for review and approval by Site Plan and Architectural Review Committee to insure compatibility. 3. The natural and scenic qualities of the site are protected, through the development of the single loaded street with the twenty foot buffer, the open space area between the site and the Petaluma River at the Intersection of Twin Creeks Court and Holly Street, and the open space area at the conflux of Lynch Creek and the Petaluma River to provide adequate available public and private spaces. 4. The development of the property as proposed by the applicant, as mitigated by the FEIR and the FSEIR and as conditioned below will not be detrimental to the public welfare, will be in the best interest of the City, and will be in keeping with the aes. N~...........9.21.1..6...... n cs. general intent and spirt of the Zoning regulation of the City of Petaluma, with the Petaluma General Plan, by improving access to the river and providing a secondary access for the residents of Holly street. Conditions: 1. The applicant shall submit PUD Development Standards for approval by SPARC to govern future development of the sites including: maximum building heights, maximum building envelopes and/or minimum setbacks, regulations governing the rebuilding and or replacement of structures including accessory buildings and fences, garage conversions and minor additions subject to approval by SPARC prior to approval of the final maps. 2. Review by SPARC shall concentrate on the following: a. emphasizing the neighborhood entryways; b. minimizing the importance of garages to the front elevations by: reducing the number of front entry garages with side or angled garages; splitting double garage door; varying style of doors, staggering two car garages so that one stall sits further back on the lot, providing in-tandum spaces to reduce garage door width; utilizing shared driveways and placing garages at back of lot; detaching garages c. creating more diversity in the design of the buildings; d. minimizing impacts on Wilmington neighbors by increasing the number of single story houses adjacent to the existing homes, varying setbacks and/or providing. screening at the back yards. If a retaining wall is necessary between the neighborhoods it shall be constructed of masonry to avoid future maintenance problems; e. use of native riparian and upland species in the landscaping plans; f. treatment of sidewalk or meandering path; i. using varied building materials as suggested by the FSEIR. j. reconfiguring lot lines in an attempt to maintain density a density of not more than 40 lots on the interior portion of the subdivision and not more than 4 lots on the portion of the Subdivision adjacent to Lynch Creek, while avoiding over-crowding of the site. 3. The applicant shall comply with the following mitigations identified through the environmental review process; repetitive mitigations are only listed once: a. The applicant shall provide 2, 3 and/or 4 bedroom units and create architectural diversity with use of varying front-yard setbacks, exterior material, window treatment and garage design subject to approval by SPARC prior to final map approval. SPARC shall require the applicant to provide alternate garage door locations by staggering placement of garages, locating to rear or side of house, or siting perpendicular to street frontage. Reso. 92-16 NCS 2 b. The applicant shall provide a stop sign at new Ellis Street approach to Ellis/Madison intersection. c. The final Landscaping Plan shall be designed. to avoid landscaping in front of units 27-31 which could block motorists line-of-site when entering Holly Street. d. The final map shall be modified to prohibit curb parking on the cul-de-sac and provide for parking in a landscaped parking island to discourage illegal parking around the cul-de-sac. e. The applicant shall be responsible for installation of warning signs consistent with State of California Department of Transportation Guidelines for school area pedestrian safety prior to the issuance of building permits for the new homes. Appropriate signing includes a fixed (non-flashing) yellow warning pedestrian sign and SCHOOL sign located mid-block adjacent to McKinnley Elementary School on Ellis and Madison Streets. The applicant shall contact McKinnley School and assist the school in establishing a crossing guard program for the school in the vicinity of Madison and Ellis Streets subject to approval by the Administrators of the Petaluma School District. The applicant shall offer up-front program funding to the school district for a minimum of five years. g. The developer shall be responsible for installing a fence along the property lines of those three parcels along the new portion of Ellis Street subject to approval of the individual property owners. h. The developer shall install curb cuts and driveway aprons for those owners who will loose existing driveways subject to approval by the individual property owners. i. The applicant shall eliminate lots 16 and 17 or re-configure the map to provide no more than four lots in the area west of Holly Street. Lot 17 and a portion at the rear of lot 16 shall be left as openspace to provide better visual and physical access to the River. The larger area of the map to the west and north of Holly Street may be re-configured to include not more than 40 lots for a map total of 44 lots. The applicant shall post a sign visible from the public right-of-way and shall give written notice to all prospective homebuyers (until the area is developed or converted to a mitigation area for the Army Corps project) that the area in the vicinity of Lots 13 through 16 maybe developed with up to four homes. j. The applicant shall delay construction of the lots in the area to the west of Holly Street to avoid interference with the Corp Flood Control Project. The applicant shall delay filing the final map for this area until finalization of the Army Corp plans. k. The improvement plans for the bridge crossing shall provide a recommended minimum freeboard of 1.5 foot during a 100-year storm. 1. The final map and grading plan shall indicate a raised roadway elevation or the project will have to be postponed until after construction of the Army Corps project. Reso. 92-1.6 NCS 3 m. Excavation at the Project site shall be of a volume no less than that analyzed in applicant's hydraulic study; location of excavation should be no further away from river than that analyzed in the hydraulic study. This will comply with the City's Ordinance requiring "zero net fill and a minimum 2-foot freeboard." n. The applicant shall be required to maintain "no net fill" throughout the construction process on areas of the site within the floodplain. o. Landscape plans shall reflect plant species which are normally found in a natural riparian community, such a a Fremont Cottonwood, Alder, Sycamore and other species suggested in the EIR and SEIR. Exotics should not be used. p. The species recommended by the Fish and Wildlife Service should be incorporated into the applicants landscape plan. q. The applicant shall submit a restoration plan for that portion of the project along the Petaluma River, subject to approval by the Department of Fish and Game prior to approval of the final map. r. The landscape plan shall be modified to realign sidewalk to outer edge of the buffer with adequate space left between the edge of the sidewalk and the curb for a planter strip when feasible. s. The landscape plan shall. provide an average 20-foot landscaped buffer along Washington Creek. At no point shall the buffer be less than 15 feet. t. The developer shall provide information to the residents about recycling services in the project area and suggest that residents recycle glass, metal, paper, cardboard and other materials to the maximum extent possible. u. Insulation and other products made of recycled products shall be considered for use in construction of the subdivision. Design of residential units. shall consider the inclusion of recycle storage areas. v. The developer shall suggest to residents, through the distribution of literature or some other method, that they use recycled materials to the extent possible. w. The applicant shall be required to pay low and moderate income housing in- lieu fees of an amount to be determined according to the schedule established by City Council Resolution No. 84-199 N.C.S., or make alternative arrangements to meet low and moderate income housing provision requirements of the Petaluma General Plan, subject to approval of the City and prior to Final Map approval. x. Conditions jj and kk of this Resolution should be implemented for the project to comply with open/space waterways policies. y. The applicant shall provide .for an attractive sign or bollard or other landscaped monument at the sites entrance. Reso. 92-16 4 z. The project storm drain system shall conform to the criteria established by SCWA and the City of Petaluma. The storm drain shall be sized to accommodate runoff from existing homes to the north of the site. The discharge point shall be designed so as not to obstruct flow in the river or the creek. aa. The applicant should attempt to reduce the amount of runoff from paved areas to help reduce the off-site transport of urban pollutants. bb. Construction-related impacts shall be mitigated by limiting the grading to the dry season (May-October) when flows and run-off potential are lowest. Erosion control shall be provided in conformance with the. city's erosion control standards. cc. Construction operations shall be limited between 5:00 pm and 8:00 am and on weekends. dd. All construction and grading equipment shall be properly muffled. ee. The developer shall provide temporary shielding between the noise source and the receiver. ff. The developer shall reduce the level of backup beepers on heavy equipment, to not less than OSHA requirements. gg. The applicant shall incorporate seismic design parameters in construction, including foundations and structures, graded slopes, and retaining walls. hh. The potential for slope instability shall be mitigated through engineering design and construction. ii. The use of expansive soils for use in structural fill would have to be evaluated in geotechnical investigations. jj. In keeping with SCWA policy, the slope of the north bank of Washington Creek shall be hydro-seeded with a mixture of annual grasses. kk. The applicant shall coordinate the landscaping of the "Public Use Area" with Fish and Game to develop a riparian enhancement restoration program that will satisfy the needs of DFG and meet the goals of the City to provide for pedestrian trails along the creeks and river. 11. The developer shall be responsible to pay school impact fees to fund necessary capital improvements. mm. An architectural historian shall be retained to assess the historic value of the structures on the site, particularly to turn of the century Buchanan home. If it is found that the houses are of historic value, they shall not be demolished and either retained on the site or moved to another site. Reso. 92-16 NCS 5 nn. In the event that archaeological remains are encountered during grading, work shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Indian community shall also be notified and consulted in the event any archaeological remains are uncovered. twinpudr/dd3 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 as to Council of the City of Petaluma at a (Regular) (A~j~n~t~~~) meeti;fg fo on the ..3rd ................. day of ...........~.~~2)r1.1aX'.~............................, rs.~2.., by~~the following vote: i for ey AYES: Davis, Cavanagh, Nelson, Vice Mayor Woolsey, Mayor Hilligoss NOES: None ABSENT: Re~I~bel ATTEST: .----..~...1P~.~/ ...`~.1yy..4.{r~.~.1/../q ....... ... . ................................. CA 10-85 (~ ` ~, ' ~~ -- ~(J i .... .. f. .1.. ..-. .. ........... .......... ........................ Mayor Gbuncil File ................................ .. Res. No.........~ ...1..G....... N.C.S.