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HomeMy WebLinkAboutResolution 92-299 11/16/19924., 1 2 3 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 ~esolllt1~11 No. 92 - 299 N.C.S. of the City of Petaluma, California RESOLUTION OF THE CITY OF PETALUMA APPROVING THE PROPOSED PUD STANDARDS AND DESIGN GUIDELINES TO ALLOW THE DEVELOPMENT OF UP TO 43 CLUSTERED SINGLE FAMILY HOMES ON A PORTION OF A 49.2 ACRE SITE KNOWN AS COUNTRY CLUB ESTATES UNITS 2a AND 3a (APN 008-472-04, 07, 10) WHEREAS, the project site has been rezoned to Planned Unit Development District (PUD) by Ordinance Number 1909 N.C.S.; and WHEREAS, by action taken on September 22, 1992, the Planning Commission considered and forwarded a recommendation to the City Council to conditionally approve the Unit Development Plan for the Country Club Units 2a and 3a 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 for the previously proposed Country Club Estates and Fairway Glen Developments (certified by Resolution No. 9162), the. preparation of a Draft Environmental Impact Report for the withdrawn Country Club Estates Unit 3 application, and the Initial Study/Mitigated Negative Declaration prepared to address the project specific impacts (issued by Resolution No. 92-287 N.C.S.); and NOW, THEREFORE, BE IT RESOLVED that the City Council hereby conditionally approves the Planned Unit Development Plan and Design Guidelines 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: Hts. N~ ............._..9.2.-2.9r~cs. Findings: The proposed Country Club 2a and 3a PUD allowing the clustering of up to 43 lots on an approximately 10.33 acre portion (exclusive of road and parking areas) on the northern end of the 49.2 acre site, as conditioned, is in compliance with the goals and objectives of the General Plan. 2. The 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 by allowing the clustering of the lots, maximizing the amount of open space, limiting the need for an extensive road system resulting in an environmentally and aesthetically superior design. 3. The plan for the proposed development, as conditioned, presents a unified and organized arrangement of buildings and service facilities which are. appropriate in relation to nearby properties, and adequate landscaping and screening to break up the view of the homes from the valley will be reviewed by SPARC. 4. The development of the Country Club Unit 2a and 3a project, in the manner proposed by the applicant, will not be detrimental to the public welfare but will allow for the preservation of one of the most beautiful sites in the City limits, will be in the best interest of the City, and will be in keeping with the general intent and spirit of the zoning regulations and General Plan of the City of Petaluma which encourages the clustering of lots and the preservation of open space along the urban fringe. 5. Studies of the traffic impacts and the circulation pattern of the proposed PUD plan and it has been found that the proposed plan, as conditioned to limit total build-out on the .49.2 acre site to not more than 63 units, has been found to have suitable relationship to the adjacent circulations systems. Studies completed have addressed cumulative traffic impacts from the existing and future development of the golf course site and have concluded that any future residential development of the golf course site which would increase traffic on Country Club Drive beyond the capacity established by the traffic study, may require that an alternate primary access other than Country Club Drive be provided. 6. No entitlement for residential development of Lot 49 is granted or implied by this action. Any development of Lot 49 shall require an amendment to this Planned Unit Development and additional environmental review. Conditions: 1. All mitigation measures shall be considered conditions of the Planned Unit Development Plan. 2. The Planned Unit Development Design Guidelines shall be revised to comply with the Mitigation Measures contained in the Initial Study prepared for the project. 3. The Architectural Control Standards shall be put in the form of PUD Design Guidelines and submitted for review by the Planning Commission prior to approval by the City Site Plan and Architectural Review Committee. 4. The following changes shall be made to the Planned Unit Development Design Guidelines prior to submittal for review by the Planning Commission: Reso. 92-299 NCS a. Promoting architecture which is sensitive to the natural environment and the natural topography of the site shall be the principal objective of the Design Guidelines. b. The regulations governing the functions of the Homeowners Association Architectural Review Committee and their submittal requirement shall be eliminated from the City required Planned Unit Development Design Guidelines. c. The guidelines shall include a statement which requires that all residential projects will be subject to SPARC review. d. The guidelines shall include a statement which requires review and approval by the Architectural Control Committee prior to submittal to the City for administrative SPARC review and that the stamp of the Architectural Control Committee be included on the plans submitted to the City. e. The guidelines shall reference tree replacement and preservation guidelines required by the Mitigated Negative Declaration. f. The design guidelines shall include a graphic presentation of the concept of stepping houses down the hillside as opposed to building houses with large vertical planes and relying on extensive grading. g. The guidelines shall require full SPARC review of a plan if more than one site is proposed to be constructed with the same plan unless the two houses are being built with a common wall. h. The phrases similar to "encouraged, should, preferred and discouraged" in the grading, architectural, and site Design Guidelines shall be changed to words similar to "required and shall, and prohibited" subject to review by staff. The provision allowing exceptions to the standards may be left in to allow flexibility. The requirements of the City Fire Marshall shall be incorporated into the design guidelines. Minimum lot area shall be increased to allow an average of 5,500 square feet. k. The guidelines shall include required setbacks from existing significant trees to be identified in the arborist's report. 1. Maximum height of buildings shall be reduced to a maximum of 24' measured parallel to the existing natural grade (not as an average height of all elevations). This maximum height shall not be seen to preclude houses which increase floor area by digging into the .site. This method of measuring height shall be depicted graphically and included in the design guidelines. m. The landscape section of the Design Guidelines shall reference the need for trees as specified on the visual mitigation landscaping plan. 92-299 NCS 3 n. The landscape guidelines shall include the preservation and maintenance requirements as stated in the tree study to be prepared for the project. o. The landscape guidelines shall reference the requirement that the individual property owners are responsible for the installation of required street trees in front of their homes. 5. The applicant shall submit a Planned Unit Development site plan which shows the location of the proposed building envelopes. 6. The applicant shall submit a PUD landscaping and replanting plan which identifies those trees proposed to be .removed and all trees proposed to be planted as part of an environmental mitigation (visual mitigation trees; replacement trees and slope stabilization) for review by the Planning Commission in conjunction with Planning Commission review of the PUD Design Guidelines prior to approval of the Design Guidelines and Landscaping/Replanting Plan by SPARC. 7. The PUD landscape plan referenced above shall include the following items: a. A revegetation plan which sites and identifies the required visual mitigation trees at a ratio of two trees per lot with particular attention paid to the view of the northeast section of the development. b. A replacement plan for trees which have to be removed for public and common improvements at a ratio of three trees for every tree removed. c. The proposed location and species of all street trees on the public and private streets. d. A revegetation plan for the steep slope above Cohen Court which is to be included in the proposed lot 49 open space easement. e. The results of the revised tree study (prepared through a contract administered by the City) including the proposed woodland management and maintenance plan identifying those trees to be removed, pruned etc. per the required mitigation measures. f. A monitoring plan and inspection schedule which insures an 85% survival rate of all introduced plantings at the end of a five year period g. The location of those areas within the oak woodland proposed to be included within the open space easement. h. The proposed location and details of the pedestrian access trail and the emergency access road in relation to the trees. i. The landscape guidelines shall encourage the use of drought tolerant landscaping. 8. The applicant will be responsible for the improvement of a pedestrian pathway which runs from the existing park site across the city property and u~ the hill to connect with a patyh in the vicinity of the existing road along the ridgehne and back to the ravine to connect with the emergency access road to be installed by the developer. This pathway can be combined with the fire access road whenever Reso. 92-29y rTCS 4 possible subject to approval by City Staff. The pathway shall be signed to inform users that the pathway closes at dusk subject to approval by the Park and Recreation Department. 9. The applicant shall apply for and obtain approval of a General Plan Amendment to change the land use designation of the creek area on Lot 49 from Public Park to Open Space. The application shall be submitted and determined complete prior to final map approval. 10. Maintenance of the pedestrian path on Lot 49 shall be the responsibility of the Homeowners Association. This responsibility shall be referenced In the CC&R's and the Planned Unit Development Guidelines. 11. Any PG&E transformers shall be located underground. 12. If the project is proposed to be built as production units an amendment of the Planned Unit Development shall be required. cc2pudr/ddb 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) (A~j ~~ meeting form on the ..-16th..-.-....... day of .............~l.QV~.[I1b~S.........._............., 19..9.2., by the following vote: City Attorney AYES: Read, Davis, Sobel, Vice Mayor Cavanagh, Mayor Hilligoss NOES: Nelson ABSENT: one ABSTAIN: Woolsey ATTEST': J City Clerk Mayor (,bunch File.....r~ ...............°--.-°--.. cn io-ae ues. No......9.2.-~`~.9.9....... N.cs