HomeMy WebLinkAboutAgenda Bill 4A 09/14/2009CITY OF PETALUMA, CALIFORNIA
AGENDA BILL
Agenda Title: Adoption (Second Reading) of Ordinance 2343 N.C.S.
Rezoning the 2.2-acre Vacant Property at 870 Wood Sorrel Drive to a
Planned Unit District; Resolution Approving the Unit Development Plan and
Development Standards for the Birches Planned Unit Development; and
Resolution Approving a Tentative Subdivision Map for The Birches, a 21-
Unit Single -Family Residential Subdivision Located at 870 Wood Sorrel
Drive, APN 137-061-022.
September 14, 2009
Meeting Date: September 14,
2009
Meeting Time: 7:00 PM
Categorv: ❑ Presentation ❑ Appointments ❑ Consent ❑ Public Hearing ® Unfinished Business . ❑ New Business
i., Department:
Planning
Director:
Geoff Bradley,
Planning Manager
Total Cost of Proposal or Proiect: N/A
Amount Budgeted: N/A
Contact Person: Phone Number:
Tiffany Robbe, T5� (707) 778-4301
Senior Planner
Name of Fund: N/A
Account Number: N/A
Recommendation: It is recommended that the City Council take the following action:
1. Adopt (Second Reading) Ordinance 2343 N.C.S. Rezoning The Birches Subdivision from Planned
Community District (PCD) to Planned Unit District (PUD)
2. Adopt Resolution Approving the Unit Development Plan and PUD Development Standards
3. Adopt Resolution to Approve the Tentative Subdivision Map
1. ® First reading of Ordinance approved unanimously, or with unanimous vote,to allow posting prior to second reading
2. ❑ First reading of Ordinance approved without unanimous vote: Ordinance has been published/posted prior to second
reading; see Attachment
3. ❑ Other action requiring special notice:
Summary Statement:
Under the new procedures for the adoption of a Planned .Unit District, this item includes the second reading of
the Rezoning (The Birches PUD) Ordinance 2343 N.C.S. and Resolutions to approve the Unit Development Plan
and PUD Development Standards and to approve the Tentative Subdivision Map, all of which are needed to
allow the Birches Subdivision, a 21-unit single-family residential subdivision located at 870 Wood Sorrel Drive,
APN 137-064-022, File # 05-TSM-0369-CR. The conditions, which are a part of the Map Resolution, have been
modified as directed by the Council at their August 3rd hearing.
Attachments to Agenda Packet Item:
1. Ordinance 2343 (Second Reading) Authorizing a Rezoning to Planned Unit District
Resolution Approving`the Unit Development Plan and Development Standards
Resolution Approval the Tentative Subdivision Map
Reviewed by Finance -Director: 'Reviewed by City Attornev: Approved by City Manager:
Cate: l�,?Date: Date: —8%—o Qi
Rev. Date Last Revised: 8/24/09 File: s1planning/city council/reports/Birches Agenda Bill. Sept 14
EFFECTIVE DATE ORDINANCE NO.2343 N.C.S.
OF ORDINANCE
1 Introduced by Seconded by
2
3
4
5
6
7
8 APPROVAL OF REZONING TO A PLANNED UNIT DISTRICT (PUD)
9 FORTHE BIRCHES SUBDIVISION
10 LOCATED AT 870W.00D SORREL DRIVE, APN 137-061-022
11 PROJECT FILE NO.05-TSM-0369-CR
12
13 WHEREAS, the applicant has applied to rezone property located at 870 Wood Sorrel
14 Drive, APN 137-061-022 ("the Property") to a Planned Unit District (PUD) and has proposed the
-15. associated Unit Development Plan and PUD Development Standards; and,
16
17 WHEREAS, the City of Petaluma Planning Commission held a public hearing on the
18 proposed amendment on March 24 and May 12, 2009 after giving notice of said hearing, in the
19 manner, for the period, and in the form required. by the'City's Implementing Zoning Ordinance;
20 and,
21
22 WHEREAS, the City of Petaluma Planning Commission filed with the City Council its report
23 set forth in its minutes of May 12, 2009 recommending the adoption of a Rezoning from Planned
24 Community District (PCD) to Planned Unit District (PUD) along with the adoption of the
25 associated Unit Development Plan and PUD Development Standards to allow for a 21-unit single-
26 family subdivision on the vacant 2.2-acre parcel at 870 Wood Sorrel Drive, Assessor's Parcel No.
27 137-061-022; and,
28
29 WHEREAS, on August 3, 2009, in compliance with the California Environmental Quality Act
30 (CEQA), 14 California Code of Regulations Sections 15000 et seq. (CEQA Guidelines) and the
31 City of Petaluma Environmental Guidelines, the City Council adopted Resolution No. 2009-136
32 N.C.S., adopting a mitigated negative declaration of environmental effect for the Project; and,
33
34 NOW THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS
35 FOLLOWS:
36
37
38 Section 1. PUD Findings
39
40 The City Council finds as follows in support of the Rezoning to Planned Unit District for The Birches,
41 a 21-Unit Single -Family Subdivision, at 870 Wood Sorrel Drive (the Project):
42
43 A. The proposed Amendment to Zoning Ordinance No. 2300 N.C.S., to amend the Planned
44 Community District (PCD) zoning district to a Planned Unit District (The Birches PUD) to
Ordinance No. 2343 N.C.S. I
develop the site as a 21-unit single-family subdivision is in general conformity with the
Petaluma General Plan 2025. The proposed 21 residences comply with the 2025 General
Plan land use designation of the site as Medium Density Residential (MDR) which allows a
variety of residential types at a density of 8.1 to 18 dwelling units to the net acre. The
proposed density is compatible with that range, as 12.5 dwelling units to the net acre are
proposed. As the subject 2.2-acre parcel is essentially flat, without native/protected
trees -accessible from two public streets, and immediately abutting other single-family
subdivisions, development at this density is appropriate.
B. The proposed rezoning to PUD is consistent with the Petaluma Interim Zoning Ordinance in
that it incorporates the policies and guidelines of the Planned Unit District Chapter 19 of
the Implementing Zoning Ordinance. The proposed development is planned on a
property which has a suitable relationship to one or more thoroughfares (Wood Sorrel
and Yarberry Drives), and said thoroughfare with the improvements required, is
adequate to carry the traffic generated by the development. The Project is consistent
with the Zoning Ordinance because it clearly results in a more desirable use of land and
a better physical environment than would be possible under any single zoning district. In
summary, this project is similar to a project that could be developed under the single
zoning district R4. Development under the PUD will result,'both now and in the future, in a
project with larger setbacks abutting the existing residents than required by R4 (except at
Lot 4), and therefore development under the PUD appears more compatible with the
existing neighborhood. For the neighborhood, this will result in a better physical
environment than if the parcel were developed under a standard zoning designation.
Furthermore, the additional project details and the additional regulation about future
modifications represent - to the City and specifically to the nearest neighbors - cause for
finding that development of this land under the Birches PUD is more desirable than
development under standard R4 zoning.
C. The public necessity, convenience, and general welfare clearly permit and will be
furthered by the proposed PUD zoning in that the amended zoning designation will result
in single-family housing, a use that is appropriate and compatible with the existing
surrounding uses. The project plans present a unified and organized arrangement of lots
and private streets,. appropriate to adjacent and nearby properties. Proposed
landscaping would further ensure compatibility. The proposed project would also require
review and approval by the Site Plan and Architectural Review Committee.
D. The requirements of the California Environmental Quality Act (CEQA) have been satisfied
through the preparation of an Initial Study and the drafting of a Mitigated Negative
Declaration to avoid or reduce to a level of insignificance, potential air quality and noise
impacts generated by the proposed project. In compliance with the requirements of the
California Environmental Quality Act, an Initial Study was prepared for the PUD rezoning
of the property. Based upon the Initial Study, a determination was made that no
significant environmental impacts would result. A copy of this notice was published in
the Argus-Courier and provided to residents and occupants within 500 feet of the site, in
compliance with CEQA requirements.
Section 2. Severability
If any provision of this ordinance or the application thereof to any person or circumstance is held
invalid, the remainder of the ordinance, including the application of such part or provision to
other persons or circumstances shall not be affected thereby and shall continue in full force and
effect. To this end, provisions of this ordinance are severable. The City Council hereby declares
Ordinance No. 2343 N.C.S. 2
1 that it would. have passed each section, subsection, subdivision, paragraph, sentence, clause,
2 or°phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions,
3 paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
4
5 Section 3. Effective Date
6
7 This ordinance shall become effective thirty (30) days after the date of its adoption by the
8 Petaluma City Council.
9
10 Section 4. Publication
11
12 The City Clerk is hereby directed, to post and/or publish this ordinance or a synopsis of it for the
13 period and in the manner required by the City Charter.
14
15 INTRODUCED and ordered posted/pub44s#ed this 3rd day of August, 2009.
16
17 ADOPTED this day of 2009 by the following vote:
18
19 AYES:
20 NOES:
21 ABSENT:
22 ABSTAIN:
23
24
25
26
27.
28 Pamela Torliatt, Mayor
29
30
31 ATTEST: APPROVED AS TO FORM:
32
33
34.
35 Claire Cooper, City Clerk Eric D'anly, City Attorney
36
37
38
39
40
2
Ordinance No. 2343 N.C.S.
RESOLUTION NO. N.C.S.
RESOLUTION OF THE PETALUMA CITY COUNCIL
APPROVING THE UNIT DEVELOPMENT PLAN AND
DEVELOPMENT STANDARDS FOR
THE BIRCHES PLANNED UNIT DEVELOPMENT, APN,137-061-022
WHEREAS, the .Planning. Commission filed with the City Council its report set forth in its
minutes of March 24 and May 12, 2009, recommending approval of a Unit Development Plan
and Development Standards for the Birches Planned Unit Development ("the Project"); and
WHEREAS, the City Council held a noticed public hearing on said Unit Development Plan and
Development Standards on July 6 and August 3, 2009; and
WHEREAS, on August 3, 2009, in compliance with the California Environmental Quality Act
(CEQA), 14 California Code of Regulations Sections 15000 et .seq. (CEQA Guidelines) and the
City of Petaluma Environmental Guidelines, the City Council adopted Resolution No. 2009-136,
N.C.S., adopting. a mitigated negative declaration of environmental effect.for the Project.
NOW, THEREFORE BE IT RESOLVED that the City Council does hereby find:
1. The Plan clearly results in a more desirable use of land and in a better physical
environment than would.be possible under any single zoning district.
In summary, this project is similar to a project that, could be developed under the single
zoning district R4. Development under the PUD will result, both now and in the future,
in a project with larger, setbacks abutting the existing residents than required by R4
(except at Lot 4), and therefore development under the PUD appears more compatible
with the existing neighborhood. For the neighborhood, this will result in a better physical
environment than if developed under a standard .zoning designation. Furthermore, the
additional project details and the additional regulation about future modifications
represent - to the City andspecifically to the nearest neighbors - cause for finding that
development of this land under the Birches PUD is more desirable than development
under standard R4 zoning.
2. The PUD District is proposed on property which has a suitable relationship to one or
more thoroughfares, and said thoroughfare is adequate to carry any additional traffic
generated by the development.
The Project sits directly on Wood Sorrel and Yarberry Drives and access to the 21 single-
family homes will be via a private street that connects between these existing public
streets. The traffic:- impact study prepared for the proposed project concluded that the
levels of service (LOS) at the three studied intersections of North McDowell
Boulevard/Southpoint Boulevard, Wood Sorrel Drive/Southpoint Boulevard, and Wood
Sorrel Drive/Yarberry Drive would be unchanged at LOS A or B, in the existing condition,
if project traffic were to be added. The study also concluded that the three intersections
would be at LOS A or B (Table 5 — Traffic Analysis) under both the future conditions
scenario and the future plus project conditions scenario. In conclusion, when the subject
5
site is fully ,developed as proposed, the study intersections are expected to operate at the
same levels of service in both the existing and the projected future condition with or
without the project, and with only an incremental increase in delay due to these added
project trips. The traffic study also evaluated the proposed circulation and determined that
the sight distances from each proposed street .connection is equal to or great than the
Caltrans standard of 275 feet.
3. The plan for the proposed development presents a unified and organized arrangement of
buildings and service facilities which are appropriate in relation to adjacent or nearby
properties and adequate landscaping and/or screening is included if necessary to insure
compatibility.
The rear yard setbacks of the proposed single-family units are similar to adjacent
residential subdivisions which were also developed a& Planned Unit Districts. Care has
been taken (and conditions adopted) to ensure privacy between the turn -around area and
the nearest property line so that privacy to those backyards is not unduly impacted. Site
Plan and Architectural Review of house and landscaping design will further ensure that
the development arrangement is appropriate to the neighborhood. The PUD
Development Standards will further ensure that the impact of later additions/
modifications is minimized.
4. The natural and scenic qualities of the site are protected, with adequate available public
and private spaces designated on the Unit Development Plan.
The project site lacks any significant natural or scenic qualities; it is vacant, flat, and
without native or protected trees. Some of the off -site redwood trees are large enough to
be considered protected trees :and extra precautions and bonding is required for these.
Each residential lot has between 876 to 1,502 square feet of usable open space, far more
than would be required by R4.
5. The development of the subject property, in the manner proposed by the applicant, 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, with the Petaluma General Plan, and with any applicable plans adopted by the
City.
An Initial Study that evaluated potential environmental impacts associated with the
project determined that no significant unmitigated environmental effects would result
from this proposal. The project utilizes land efficiently by promoting infill development,
at equal or higher density and intensity than surrounding uses, while preserving the overall
scale and character of the established residential neighborhoods. On site, narrow streets
with a sidewalk on each side have been utilized with the aim of creating a pedestrian -
scaled street environment. Extensive street trees are proposed to improve air quality and
aesthetics. - The project is consistent with the Zoning Ordinance and General Plan.
NOW, THEREFORE DE IT RESOLVED that this Resolution shall become effective upon the
effective date of Ordinance No. 2343 N.C.S., Approval of Rezoning to a Planned Unit District
M.
(PUD) for The Birches Subdivision, .which is thirty (30) days after the date of the adoption of
said ordinance by the Petaluma City Council.
NOW, THEREFORE BE IT FURTHER RESOLVED that the City Council does hereby
approve, pursuant to the provisions of Zoning Ordinance No. 2300 N.C.S. and based upon the
evidence contained in the record of proceedings and/or received at or before the hearing of this
matter, The Birches Unit Development Plan set forth in Exhibit A and the Development
Standards for The Birches Planned Unit District set forth in Exhibit B, subject to the conditions
set forth in Resolution No. 2009- , N.C.S., approving the Tentative Subdivision Map.
1
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4. Temporary construction offices in a construction trailer or building on
the site until completion of construction. ;There may also be a
temporary workshop and storage facility. Said offices, workshops
and/or storage facilities shall be located no closer than 10 feet from a
property line shared with an existing adjacent residence.
B. Accessory Uses:
1. Private garages and off street temporary parking areas.
2. Private swimming pools and spas consistent with Residential 4 Zoning
District Standards as stated within the Implementing Zoning
Ordinance, section 7.080.
3. Decks, arbors, sheds, etc.: see VI I.D. below.,
4. Home occupations consistent with Implementing Zoning Ordinance
requirements.
5. Other accessory uses and accessory buildings customarily
appurtenant 'to permitted uses, in accordance with the provisions of the
Petaluma Implementing Zoning Ordinance.
C. Prohibited Uses:
1. All prohibited uses shall. be in accordance with Residential 4 Zoning
District Standards as, stated within the Implementing Zoning
Ordinance.
2. Conversion of garage spaces to living or storage space.
3. Accessory Dwelling Unit
4. Building additions (see VVII D for minor modifications allowed). - An
owner seeking a building addition would need a PUD amendment
approval (typically minor), -per the requirements of the City of Petaluma
Implementing Zoning Ordinance.
IIf: PROCEDURES
A. The City of Petaluma shall review the design, site layout and landscaping
plans prior°to issuance of a building permit..
B. Minor modifications to the PUD Development Standards may be approved
in accordance with Section 19.070 of the Implementing Zoning Ordinance.
PUD DEV SMS Fina105019.DOC .2 -
10
IV. GRADING AND DRAINAGE
A. All grading activities shall be completed prior to October 1 5th unless
specifically approved by the City Engineer. Erosion'Control Measures
shall be installed per the satisfaction of the City Engineer prior to said
date.
B. All grading and excavation shall conform to the geotechnical investigation
report prepared for this project by Bauer Associates. The project's
geotechnical engineer and the City of Petaluma shall approve the grading
plans.
V. ARCHITECTURAL DESIGN
A. The architectural design objectives for The Birches are to create a
community following the Traditional Neighborhood Design concept. The
most important aspect in the TND concept is a pedestrian friendly
neighborhood. The: architecture achieves this by pairing homes according
to garage location. The garage in one plan in the pair is forward, while the
garage of the other' plan is deeply recessed, thus forming a "two -pack"
concept. The, "two -pack" concept ensures -that the street -scene will not
be dominated by garages. Additionally, all plans include functional front
porches to further promote, a pedestrian friendly streetscape. These
porches further promote TND by creating a, softer street edge for every
house. Also, all "garage forward" plans will have architectural elements
pulled in front of the garage for varied articulations and massing.
The architectural ,themes, Craftsman, Bungalow and Cottage, were
chosen to reflect the context of the City of Petaluma. Materials and colors
true to each style are .used for each elevation. In the Craftsman theme,
shallow pitched roofs, long overhangs, exposed rafter tails, tapered wood
columns, enhanced gable -end details, out lookers, roof brackets, lapped
sidings, stone veneers, decorative porch railings and other authentic
details are incorporated to further enrich the characteristics of this style.
The Bungalow theme,. utilized shallow pitched, roofs, extended fascia
details at gable -end roofs, enhanced gable -end trusses, detailed out
lookers, tapered stone veneer columns with wood posts,, tongue and
groove sidings, stone veneers, pot shelf brackets, decorative porch
railings and. various trims to further enhance the theme. In the Cottage
theme, steeper roof pitches are used, as well as, wood posts with brick
veneer bases, decorative -porch railings, enhanced gable -end louvered
details, Cottage style shutters, mixture of lapped sidings and 'shingles,
brick veneers and authentic trims. Trellises are added to some of the
"garage forward" plans to further enhance the elevations. Porte-
Cocheres with gates are included in some deep recessed garage plans to
promote privacy'and safety for the homeowners. Careful details and
expressive styling will ensure that The Birches will be an attractive and a
valuable addition to the Petaluma.
PUD DEV STDS Finai 05019.DDC - 3 -
B. Roofing material shall be class °A" rated or better high definition
composition shingles. Built-up tar and gravel, cap sheet, single -ply, and
similar roofs are only acceptable if not visible from any surrounding
property.
C. All outdoor mechanical equipment, satellite dishes,, fire main and all
rooftop equipment shall tie fully visually screened upon installation subject eizhn�h Stb
to the approval of the : Screening
devices shall be shown on construction and/or landscape plans.
D. Solar equipment, panels, or other collectors should, give the appearance of
being built-in to the.structure. Exposed supports, excessive lengths of
exposed piping, etc.; are strongly discouraged.
E. All exterior light'fixtures shall be shown on plans subject to staff review
and approval. All lights attached to buildings shall provide a soft "wash" of
light against the'wall. All lights shall conform to City Performance
Standards (e.g., no direct glare, no poles in excess of 20 feet in height,
etc.) and shall compliment building architecture.
VII. LOT. SITING AND SETBACKS
A. Minimum Lot size shall be 3,000 square feet. No further subdivision shall
be permitted.
B. Building setbacks shall be as shown on the approved PUD Development
Plan. -
C. No, structure shall ,encroach into any easement. shown on the approved
PUD Development Plans.
D. The following improvements are permitted within the designated setback
areas (where outside of any easement, such as the storm drain easement
at the rear of most lots):
On -grade patios into the rear yard usable area (see PUD plan).
Decks not more than 1,B inches above grade and steps from the first floor
are permitted into the rear yard usable area (see PUD plan) provided they
do not extend closer than 3 feet to a property line.
Cover for decks and patios (arbors/gazebos and the like — either attached
to or deattached from the house) and trellises are permitted in the rear
yard usable area so long as they do not extend closer than 3 feet to a
property line, do not exceed 10 feet in height, do not exceed 150 square
feet in area, reflect' the design theme and use compatible materials and
finishes on the exterior to match the existing residence.
PUD DEV STDS Fina105019.DOC - 4 -
11
Sheds not more than 9 feet in height provided they do not extend closer
than 3 feet to a property line and do not exceed 50^feet.
Pools; see section II.B.2 ' s4"- M
A.C. units within the rear yard usable .area and at least 5 feet to any
property line.
Bay windows on the lower level rear elevation of a depth not greater than
3 feet provided that they do'not comprise more than 1/3 the length of that
building wall.
Roof overhangs for a distance not greater than 3 ft provided the projection
shall not exceed %2 the width of the required setback..
Landscaping, including planters.
VIII. LANDSCAPE AND FENCING
A. Landscaping sand fencing for The Birches shall' be as shown on the
approved PUD Master Landscape and Fence Plan.
B. The developers shall be responsible for installing front yard and street -
side landscaping, irrigation, and project fencing and the maintenance of all
items until takeover by HOA.
G. Future replacement of plants as shown on the PUD Master Landscape
and Fence Plan may be allowed if plants up ed are from the proposed plant
lists as shown on;satd plan. Gem, nut titq-6eve��Director must
approve modifications to the approved plant list.
D. All fence replacement: must comply with the PUD'Master Landscape and
Fence Plan. Modifications to the approved fence design must be
approved by Staff 'or SPARC.
E. All trees shall be a minimum of 15 gallons in size unless otherwise
specified; smaller (5 gallon) may be considered' in areas not subject to
high pedestrian access or based on site specific and design purposes. All
trees shall be installed to City planting and staking standards. All shrubs
shall be a minimum'five-gallon size. All planted areas not improved with
lawn or other groundcover material shall be protected with a three-inch
deep bark mulch as a temporary measure until the groundcover is
established.
F. All plant material shall be served by an automatic underground spray or
stream bubbler irrigation system.
G. All planting on each lot shall be maintained in good growing condition by
the property owner. Maintenance of the "common" area will be addressed
through the CC&R's' for the project. Such maintenance shall include,
PUD DEV STDS Final' 05019.DOC . 5 -
r3
where, appropriate, pruning, mowing, weeding, cleaning of debris and
trash, fertilizing and regular watering. Whenever necessary, planting shall
be replaced with other plant materials to insure continued compliance with
applicable landscaping requirements. Required irrigation systems shall be
fully maintained in sound operating condition with heads periodically
cleaned and replaced when missing to insure continued regular watering
of landscape areas and the health and vitality of landscape materials.
H. A master landscape plan of the street front,areas shall be provided to Staff
for approval prior to issuance of a building perrnit. Front yard and
streetscape landscaping shall be installed prior to issuance of a Certificate
of Occupancy or a bond shall be obtained guaranteeing the installation of
the landscaping at a more weather -permitting time.
1. Linear root barrier systems shall be utilized for trees. near public streets,
driveways or walkways 'as needed, subject, to City standards.
J. All turf, groundcovers and shrubs shall be kept a minimum of 2' from the
base of all newly planted trees.
K. Landscape construction drawings shall contain detailed planting and
irrigation plans for all public area landscaping, subject to City standards.
Plans shall identify all proposed species and plant spacing and shall
include planting details consistent with, City standards. Plant quality
specifications shall be provided to the landscape contractor for all public
area street trees and submitted for staff review prior to approval of
construction permits/public improvements.
L. Underground utilities such as water meters and sewer laterals shall be
placed to avoid conflict with street tree planting locations within the street
right-of-way. Transformer, vaults, fire hydrants and light standards shall be
located in a manner which allows reasonable implementation of the
approved street tree. planting plan for the project without compromising
public safety.
M. All work within a public right-of-way requires an excavation permit from the
Department of.Public'Works.
IX. CONSTRUCTION
A. All grading and major dust generating activities, when practical, shall be
conducted in a manner that contains the dust within the immediate
boundaries of the construction site.
B. Construction activities shall comply with applicable. Implementing Zoning
Ordinance and Municipal Code Performance Standards (noise, dust, odor,
etc.).
FUD DEV SMS Fina105019:DOC - 6 -
►4
C. Prior to any construction activity on the site, protective fencing shall be
installed at the drip line of existing trees located within the immediate
vicinity of proposed construction activity. These trees are identified for
preservation per the arborist,report prepared for the project. City Staff
shall be notified by the project proponents prior to commencement of any
work proposed closer than the driplines of trees recommended for
preservation: Ail such activity, including excavation; ,pruning and root work
shall be conducted under the supervision of the.consulting arborist who
will report to staff, with costs bome by the project proponents.
D. High- or moderate -value trees in good condition (as identified under the
arborist report for the subdivision) proposed: for retention but subsequently
damaged or removed during .the course of construction shall be replaced
by the developer at the rate of three-1 5- gallon size trees for each six
inches of trunk diameter removed or damaged, as recommended by the
consulting arborist. Species and location of the replacement trees shall
be from the approved landscape plan.
E. All City -authorized grading and construction activity shall be limited to the
hours between 800 am and 5.00 pm, Monday through Friday, and
Saturday between 9:00 am and 5:00 pm, provided noise levels generated
are within the limits of the City of Petaluma noise limits. No construction
work shall be permitted on recognized holidays- and Sundays. The
developer shall designate a construction management person responsible
for responding to any complaints generated regarding excessive noise
during construction. A telephone number for contacting the designated
individual shall be conspicuously posted at the construction site. The.
responsible authority shall determine the cause of noise complaints
received and implement reasonable measure to resolve the issues. City
staff shall monitor complaints received and take reasonable steps to
resolve issues in a timely manner as they, arise, including enforcement of
abatement procedures to bring violations into conformance with the City
General Plan and Implementing Zoning Ordinance Performance
standards.
X. UNACCEPTABLE USES AND PRACTICES
A. The following uses and, practices are deemed to be nuisances. No use or
practice shall be permitted to exist or operate within this property so as to
be offensive or detrimental to any adjacent use, property, or its occupants,
including residential inhabitants of adjacent property.
B. Visible;storage of, junk, trash, mechanical equipment or non -operational
vehicles; unpermitted storage of prohibited materials such as petroleum,
oil, pesticides, paints, medical wastes and other hazardous materials.
PUD DEV SIDS Fina105019.DOC - 7 -
1.5
C. Any use, excluding reasonable construction activity, which emits
particulate or gaseous matter, emits dust, sweepings, dirt or cinders into
the atmospheres, or discharges liquid, solid wastes, or other matter into
any stream, watercourse, river or other Waterway, any of which activities
may adversely affect the health or safety of persons,. or vegetation, or
comfort of or intended reasonable use of properly, by persons within the
area:
D. The discharge of any fumes, odor, gases, .vapors, steam, acids or other
substance into the atmosphere which in the opinion of the City may, be
detrimental to the health, safety or welfare of any person, or may interfere
with .the comfort of persons within the area, or which may be harmful to
property or vegetation.
E. The radiation or discharge of intense glare or'heat, or atomic,
electromagnetic, microwave, ultrasonic, laser or other radiation.
F. Any use which has the potential to create,public health, fire or explosion
hazard in the opinion of the City Fire Marshal.
G. Excessive noise defined as that exceeding the decibel levels established
in the City of Petaluma General Plan and Implementing Zoning Ordinance.
H. Excessive emissions of smoke, stream, or particular matter, defined as
exceeding the standards established by the Bay Area Air Quality
Management District.
I. Car repair.
X1. EXCEPTIONS TO STANNARDS
A. Whenever the standards contained in the PUD program do not address an
aspect of physical development�or use .within the development, the
Planning. Director may regulate this.,development.by interpreting the most
comparable sections of other City Zoning Districts. The Director may also
refer such questions of development standards or uses to either SPARC
or Planning Commission for a decision: Any decision by the Director,
SPARC, or Planning Commission may be appealed to the City Council
through standard appeal procedures contained in the Implementing
Zoning ,Ordinance.
B. Exceptions to specific PUD Standards may be approved by Staff or
PUD DEV STDS Final 05019.DOC - 8 -
l6
SPARC provided that the overall design concept and desired quality is not
compromised by the particular exception.
Xll. PARKING LOT REQUIREMENTS
COVERED
.UNCOVERED
LOT
PARKING
PARKING
SPACES
SPACES
1
1 2 I
2
2
I 2 I.
2
3
I 2
2
4
I 2 I
2'
5
I 2 I
2
6
I 2 I
2
7
2 I
2
8
I 2 I
2
9
I 2 I
2
10
I 2 I
2'
11
I 2 I
2
12
I 2 I
2
13
I 2 I
2
14
2
2
15
I 2 I
2
16
I 2 I
2
17
I 2
2
18
( 2 I
3
19
I 2 I
2
20
I 2 I
2°
21
I 2 (
2
PUD DEV STDS Final 050I9.DOC
-9-
li
RESOLUTION APPROVING A TENTATIVE SUBDIVISION MAP
FOR THE BIRCHES,
A 21-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION
LOCATED AT 870 WOOD SORREL DRIVE
APN 137-061-022, PROJECT FILE NO.05-TSM-0369-CR
WHEREAS, the applicant has applied to subdivide a 2.2 acre parcel at 870 Wood Sorrel Drive
into a 21-unit single-family subdivision ("the Project"), and rezone the property to a Planned
Unit District ("PUD") with the associated Unit Development Plan and PUD Development
Standards; and
WHEREAS, the City of Petaluma Planning Commission held public hearings on the proposed
amendment on March 24 and May 12, 2.009 after giving notice of said hearing, in the manner, for
ri
the period, and ithe form required by the City's Implementing Zoning Ordinance; and
WHEREAS, the City of Petaluma Planning Commission filed with the City Council its report
set forth in its minutes of March 24 'and May 12, 2009 recommending the approval of the
proposed tentative subdivision map subject to conditions of development for the Project to allow
for 21 single-family residential units to be constructed on Assessor's Parcel No. 137-061-022;
and
WHEREAS, on August 3, 2009, in compliance with the California Environmental Quality Act
("CEQA"), 14 California Code of Regulations Sections 15000 et seq. ("CEQA Guidelines") and
the City of Petaluma Environmental* Guidelines, the City Council adopted Resolution No. 2009-
136, N.C.S., approving a mitigated negative declaration of environmental effect for the Project;
and
NOW, THEREFORE BE IT RESOLVED that this Resolution shall become effective upon the
effective date of Ordinance No. 2343 N.C.S., Approval of Rezoning to a Planned Unit District
(PUD) for The Birches Subdivision, which is thirty (30) days after the date of the adoption of
said ordinance by the Petaluma City. Council.
NOW, THEREFORE BE IT RESOLVED that the City Council makes the following findings
and approves the proposed Tentative Subdivision Map to subdivide a 2.2 acre parcel at 870
Wood Sorrel Drive into a 21-unit single-family subdivision for The .Birches ("the Project"),
subject to the following conditions of approval:
FINDINGS FOR TENTATIVE SUBDIVISION MAP:
1. The proposed Tentative Subdivision Map, as conditioned, is consistent with the
provisions of Title 20, Subdivisions, of the Municipal Code (Subdivision Ordinance) and
the State Subdivision Map Act.
2. The proposed subdivision, together with provisions for its design and improvements, is
consistent with the City of Petaluma General Plan, and will not be detrimental to the
public health, safety, or welfare in that adequate public facilities exist or will be installed,
including roads, sidewalks, water, sewer, storm drains, and other infrastructure.
1b
The site is physically suitable for the density (12.5 dwelling units to the net acre) and the
type of development proposed, as the subject 2.2-acre parcel is essentially flat, Is without
native/protected trees, is accessible from two public_ streets; and is immediately abutting
other single' -family subdivisions.
4. The design of the subdivision and the proposed improvements will not cause substantial
environmental damage, and no substantial or avoidable injury will occur to fish or
wildlife or their habitat. An Initial Study was prepared indicating that there would be no
significant, environmental impacts that could not be mitigated:
CONDITIONS OF APPROVAL
THE BIRCHES PLANNED UNIT DEVELOPMENT
870 WOOD SORREL DRIVE, APN 137-061-022
PROJECT 05-TSM-0369-CR
From the Planning Division (778-4301)
1. Before issuance of.any development permit, the applicant shall revise the site plan or other
first sheet of the office and job site copies' of the Building Permit plans to list these
Conditions of Approval and the Mitigation Measures as notes.
2. The plans submitted for building permit review shall be in substantial compliance with the
Unit Development Plan and the Tentative Map date stamped June 1, 2009 and the revision
sheets date stamped July 14, 2009.
3. All mitigation measures adopted, in conjunction with the Mitigated Negative Declaration
for The Birches are herein incorporated by reference as conditions of project approval.
4. Upon approval by the City Council, the applicant shall pay the Notice of Determination fee
to the project Planner. The check shall be made payable to the County Clerk (as of May
2009 the fee is '$50). Planning staff will file the Notice of Determination with the County
Clerk's office within five (5) days of receiving Council approval. The State Department of
Fish and Game has eliminated the fee exemption for projects determined that have a de
minimis effect on fish and wildlife and requires that un environmental filing fee be paid, (as
required under Fish and Game Code Section 711.4d) .to the Sonoma County Clerk on or
before the filing of the Notice of Determination (as of May 2009, the fee is $1,993, contact
them at 944-5500 to confirm).
5. Prior to building permit approval, the plans shall note the installation of high efficiency
heating equipment (90% or higher heating/furnaces) and low NOx water heaters (40 or
less) in compliance' with policy 4-P-15D (reducing' emissions in residential units). All
residential units designed with fireplaces shall meet the requirements of Ordinance 1881
N.C.S. for clean -burning fuels.
6. Prior to building, grading, or demolition permit approval, all plans shall note the following
and all construction contracts shall include the same requirements (or measures shown to
be equally effective, as approved by Community Development Department), in compliance
with General Plan policy 4-P-16: '�
• Maintain. construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction;
• Minimize idling time of construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment; .
• Use alternative fuel construction equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
• Use add -on control devices such as diesel oxidation catalysts or particulate filters;
• Use diesel equipment that meets the ARB's 2000 or newer certification standard for
off -road heavy -duty -diesel engines;
• Phase construction of the project; and
• Limit the.hours of operation of heavy duty equipment.
7. Prior to the Planning Commission's design review hearing, the applicant shall submit the
GreenPoints Checklist showing that the project is designed to achieve at least 50
GreenPoints under that cycle's residential Build It Green program; the applicant is hereby
required to implement the measures that result in water reduction and hot water distribution
efficiency. Prior to building permit issuance, the Checklist shall . be submitted and the
building permit plans shall depict/note the relevant measures. Prior to building permit
final, each house shall be GreenPoint Rated.
8. Prior to' building permit approval, plans for each house shall include pre -wiring for solar
facilities, in accordance with Council Resolution 2005-151, and subject to staff review and
approval.
9. Prior to the PC design review hearing, the arborist shall review the current plan set showing
widened curb returns (required by Fire) and evaluate how many of the Yarberry Drive
sycamore street trees are not preservable and shall identify the replacement location for an
equal number of at least 24-inch box size sycamores (Platanus acerifolia Bloodgood). The
replacement location shall be. as neighborhood street - trees, with priority to continued
placement at Parcels C and D of Meadow Park Unit 1, such as where space is available near
the Lots 16 and 17 shared property line and behind lot 14. Planting conditions shall also be
specified by the arborist and incorporated as conditions of approval (method of hole digging,
type of soil amendment, method of staking, depth of mulching, use of water bags, etc).
10. Prior to Final Map and Improvement Plan approval, the plans shall be modified to show
protective construction fencing at the drip line of the offsite redwood trees along Yarberry
Drive (where the dripline is within the project site or adjacent to. right of way modifications)
and the plans shall note that the existing grade shall be maintained within that. fenced area.
Drainage swales and all underground work shall be routed outside the dripline where
possible. Contractors and subcontractors shall direct all equipment and personnel to remain
outside the fenced area at all times until project is complete. The drainage swale proposed at
the rear of lots 12 through 21 shall not exceed 6 inches in depth and the tree -side edge of the
trench shall be :offset. from the rear property line, by at least 5 feet, per the arborist letter dated
November 9, 2005 and the Horticultural Associates Tree Preservation Guidelines. Prior to
issuance of any grading or building permit, this construction -phase protective fencing shall
be erected. The. fencing shall be a minimum of 5 feet in. height and shall be cyclone secured
with in -ground posts. Proof that the fencing has been installed shall be made to Planning
staff by photographs. 2-0
11. Prior to issuance of any grading or building permit,
a. The arborist shall visit the site and confirm in writing which redwoods have an 18-inch
or greaten trunk diameter. (Redwood trees of this size are "protected" trees pursuant to
Chapter 17 of the City's Implementing Zoning Ordinance.)
b. A security deposit shall be posted to cover the value of any off -site redwood (such as
number 9) which has an 18-inch or great trunk diameter.
See section 17.060F for further details.
12. Prior to the PC design review hearing, the landscape, plan shall .be further detailed to reflect
which listed tree is proposed at which. location. Furthermore, it shall be modified so that the
birch trees shown are replaced with another accent tree. and that the sod lawn shown is
eliminated (Mow Free grasses, a tall, low water use grassy groundcover which can be left
unmowed or mowed a couple of times a year may be considered).
13. Prior to issuance of any grading or building permits, Planning Commission shall review
and approve the house designs, the PUD Development Standards, the colors and materials,
the landscaping plan, any signage, and lighting. Specifically, SPARC shall:
a. ,Ensure adequate treatment to enhance privacy and sound mitigation for Allegheny
Court residences between the turn -around and the Derby property line.
b. Ensure that the sound fence (Lots 1 and 16-21) is designed to deter graffiti.
14. Prior to the PC design review hearing, the plans shall be revised to show Alternate House
Plan "5 Alt" (a one-story, 1,460 square foot plus, one -car garage home) at lots 14 and 19.
15. Prior to the PC design review hearing, the PUD Development Standards shall be revised to
read Planning Staff instead of Community Development Department and Planning Director
instead of CDD Director. The second line on page 5 shall state 50 square feet. Page 5 VIII E
shall be modified by striking the ,second half of the first sentence so that it reads simply "All
trees shall be a minimum of 15 gallons in size." Page 7 IX D shall state that "High and
moderate value trees in good condition (as identified under the arborist report for the
subdivision) and those off -site on Yarberry Drive proposed for retention but subsequently
damaged or removed during the course of constructionshall be replaced by the developer on
a one-to-one trunk diameter basis (pursuant to the IZO chapter 17) with each replacement
tree being at least a 24-inch box size. Replacement species shall be in -kind or as
recommended by the arborist and approved by staff, at a location(s) recommended by the
arborist and approved by staff. In -lieu replacement may be permitted by staff in the event the
area is unable to accommodate additional trees, subject to 17.065A.3.c.4." The parking chart
at XII shall b'e revised to reflect the reduced parking for the one-story house locations.
16. All grading and construction activities shall be limited to the hours between 8:00 am and
5:00 pm, Monday through .Friday, and Saturday between 9:00 am and 5:00 pm. No
construction work shall be permitted on City recognized holidays or Sundays. Delivery of
material or equipment to the site and truck traffic to the site for any purpose shall be limited
to non -holiday weekdays between the hours of 8:00 am and 5:00 pm. Any necessary on -
site cleaning or servicing of machinery shall be limited to non -holiday weekdays between
8:00 am and 5:OOpm. This condition supersedes and is more restrictive than those
identified in the Noise Study and the Development Standards. See also Noise Mitigation
it
Measure 3 for additional restrictions, including the designation of a noise disturbance
coordinator.
17. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the
project without first providing appropriate signs warning of the use of chemicals. The
project shall utilize Best Management Practices regarding pesticide/herbicide use and fully
commit to Integrated Pest Management techniques for the protection of bicyclists and
pedestrians.
18. All lighting shall be glare -free, hooded and downcast in order to prevent glare into
bicyclists' and pedestrians' eyes.
19. 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 Native American community shall also
be notified and consulted in the event any archaeological remains are uncovered.
20. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of
the project to the maximum extent permitted by Government Code section 66477.9. To
the extent permitted by Government Code section 66477.9, the applicant's duty to defend,
indemnify and hold harmless in accordance with this condition shall apply to any and all
claims, actions orproceedings brought concerning the'project, not just such claims, actions
or proceedings brought within the time period provided for in applicable State and/or local
statutes. The City shall promptly notify the subdivider of any such claim, action or
proceeding concerning the subdivision. The City shall cooperate fully in the defense.
Nothing contained in this condition shall prohibit the City from participating in the defense
of any claim, action, or proceeding, and if the City chooses to do so, applicant shall
reimburse City for attorneys' fees and costs incurred by the City to the maximum extent
permitted by Government Code section 66477.9.
From the En2ineerinQ Division (778-4301):
The following conditions shall be addressed at final map and improvement plan application.
21. - Frontage Improvements
a. Remove and replace any broken or displaced curb; gutter, sidewalk, vaults and curb
inlets.
b. Remove and replace all existing driveway approaches with City standard curb and
gutter.
C. Retrofit.the existing pedestrian ramp the corner of Wood Sorrel and Yarberry Drive
to be.:ADA compliant. Install a crosswalk across Wood Sorrel at Yarberry Drive.
d. Provide painting, striping and traffic signs as indicated and as necessary.
22. Grading
a. Grading shall conform to the geotechnical investigation report specific to this
development.
�2—
b. An erosion and sediment control plan shall be submitted with the subdivision
improvement plans. All measures shall be employed per the City Storm
Water/Grading and Erosion Control Ordinance.
C. The developer shall be responsible for funding, through the project cost recovery
account, all City required storm water quality inspections.
23. Private Street
a. The minimum private street .pavement section shall be 4-inches of asphalt concrete
over 12--inches of class 2 aggregate base.
b. The project driveway approach on Yarberry Drive shall be revised to match the
proposed Wood Sorrel entrance.
C. Provide ADA accessibility within Parcel A (sidewalks, pedestrian ramps, etc.).
d. Provide a private street light system within Parcel A which will be maintained by the
homeowners association:
e. The private street configuration,- widths, parking and curb painting shall be
constructed as proposed on the tentative map and incorporating the changes in these
conditions of approval.
f. Install no parking signs and paint curbs as necessary, including the turnaround area,
and as indicated on the tentative map.
24. Water, Sanitary Sewer and Storm Drain Systems
a. The storm drain system shall be private and privately maintained. Maintenance
responsibility shall extend to the connection point with the public storm drain system.,
A funding mechanism and source shall be established within the project CC&R's to
ensure perpetual maintenance of the private storm drain system. The CC&R' S shall
be approved by the City Engineer prior to recordation of the Final Map.
b. Abandon any existing unused water and sewer services along both street frontages.
C. The water main system shall be public -and capable of delivering a continuous fire
flow as required by the Fire Marshal.
d. The storm drain system - design shall be reviewed ' and approved by the Sonoma
County Water Agency.
e. All new services shall be 1.5-inches in,diameter with 1-inch meters.
f. The project shall comply with the City landscape/irrigation efficiency requirements.
g. The project shall comply with the City of Petaluma Phase II Storm Water
Management Plan including attachment four post construction requirements. The
homeowners association shall be responsible for providing a yearly inspection and
maintenance report for the proposed storm drain separator.
h. The applicant shall install "No dumping; drains to river" placards on all new public
and private catch basins per City storm water program requirements.
25: Easements
a. All necessary easements shall be dedicated on the final map.
b. Parcel A shall include private access, emergency vehicle access, private storm drain,
private surface drainage, public sanitary sewer, and public water main easements.
26. Miscellaneous
a. A homeowner's association (HOA) and conditions, covenants and restrictions
(CC&R' S) shall be required for any shared utilities or facilities, including but not
23
limited to storm drainage, sanitary sewer, and access. The CC&R' S shall identify the
utility or facility to be maintained, the parties responsible for maintenance and the
funding mechanism for maintenance, replacement and repair. The CC&R' S shall be
reviewed and approved by the City Engineer and staff prior to recordation.
b. Prepate final map and improvement plans per the latest City policies, standards,
codes, resolutions and ordinances. Final map'fees and technical review deposits shall
be required at the time of the application submittal.
C. The developer shall submit a 1:1 to scale digital file of the record subdivision
improvement plans and final -map prior,to acceptance of the subdivision.
d. A subdivision agreement and the necessary surety are required prior to final map
approval.
e. All new vaults and other electrical, gas, and communications infrastructure shall be
installed underground.
f. The developer shall submit joint trench plans for the proposed public utility design
including relocation of any existing conduits and vaults. The joint trench plans are
subject to the approval by the City Engineer prior to final map approval.
From the Fire Marshal (778-4398)
27. The Fire Prevention Bureau conditionally approves TM-5 design for fire truck access.
Prior to approval of final. map, the red curbs shown on this sheet shall be adjusted to
include all curbs except those portions in front of each driveway and for the turnouts.
28. Prior to approval of final map, for the turnout parking, radius the curb approach and
departure so vehicle would avoid striking the 90' curb angle.
29. A fire sprinkler system designed and installed in accordance with NFPA13-D is required
for Lots 10 to 13 in this project proposal. Due to the lack of a standard turnaround, the
sprinkler systems must be upgraded to meet the requirements of a FULLY
SPRINKLERED system. This includes sprinkler protection of the attic, garage, attached
carports, bathrooms over 55 sq. ft., closets over 24 sq. ft. or 3 ft. deep, and/or other attached
structural elements of the building. The system shall be calculated for a two -head
activation in the attic.
30. Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required
in residential structures; bathrooms over 55 square feet, closets over 24 square feet, or 3
feet deep, and other attached structures. These systems shall be calculated for two -head
activation for the most remote two heads.
From the Water Resources and Conservation Department (778-4699)
31. Prior to SPARC review, the landscape plans shall be submitted to the Department for
Water Conservation Ordinance review and direction.
32. Prior to building permit issuance, the landscape plans shall be submitted to the Department
for Water Conservation Ordinance review and approval.
ZA