HomeMy WebLinkAboutResolution 2004-076 N.C.S. 05/17/2004 Resolution No.2004-076 N.C.S.
of the City of Petaluma, California
RESOLUTION OF THE CITY COUNCIL OF PETALUMA
UPHOLDING THE APPEAL BY DELCO BUILDERS & DEVELOPERS, INC.
OF THE SITE PLAN AND ARCHITECTURAL REVIEW COMMITTEE'S
DECISION TO DENY STRATFORD PLACE/GATTI SUBDIVISION
AT 710 SONOMA MOUNTAIN PARKWAY
APN 137-070-079
WHEREAS, on January 8, 2004, the Site Plan and Architectural Review Committee
(SPARC) held a public hearing, heard testimony; and denied the site, architectural, and
landscape plan for the 46-unit single-family and 46-unit townhouse Stratford Place/Gatti
subdivision at 710 Sonoma Mountain Parkway, APN 137-070-079, due to their continued
concern with the poor functionality of the townhouse portion of the site plan, particularly with
regard to trash pick up and storage, proximity of guest parking spaces, cross site access, and
getting yard maintenance equipment from the middle emit garage to that front yard; and,
WHEREAS, on January 22, 2004, the applicant filed an appeal of SPARC's decision;
and,
WHEREAS, in the appeal letter, the applicant proposed to incorporated those SPARC
requested modifications that did not refer to the townhouse site plan (contained herein as
conditions 9 through 22); and,
WHEREAS, a properly noticed public hearing was held by the City Council to consider
the appeal on April 5, 2004; and,
WHEREAS, on that date, the Council in upholding the appeal, directed that the
townhouse portion of the site plan be modified and that it return to SPARC for their review and
acceptance; and,
WHEREAS, on Apri122, 2004, SPARC reviewed and accepted the modified townhouse
site plan with the recommendation that Council adopt conditions 2 through 8 contained herein;
and
WHEREAS, the townhouse site plan accepted by SPARC and modified by the applicant
to comply with SPARC's conditions is included as Exhibit 1.
NOW, TI~EREFORE, BE IT RESOLVED that the City Council, based on the
evidence and testimony presented for the record at the public hearing, hereby upholds the appeal
and overturns the decision of SPARC to deny the project subject to the attached conditions of
approval and based on the following finding:
Resolution No. 2004-076 N.C.S.
1. The architecture, site plan, .and PUD Guidelines of the Gatti/Stratford subdivision,
as conditioned, conform to the requirements of Site Plan and Architecture Review
Standards for Review of Applications 26-406 (A) of the Zoning Ordinance as:
a. Quality materials are used appropriately and the units within the project are in
harmony and proportion to the each other and to the surrounding structures;
b. The architectural style of the units is appropriate for the project and
compatible with other structures in the immediate neighborhood;
c. The siting of the new structures is comparable to the siting of other structures
in the immediate neighborhood;
d. The bulk, height, and color of the new structures is comparable to the bulk,
height, and color of other structures in the immediate neighborhood;
e. The landscaping is in keeping with the character and design of the site and the
surrounding area; and
£ Ingress, egress, internal traffic circulation, pedestrian ways, and adequate
parking have been designed to promote safety and convenience.
SITE PLAN AND ARCHITECTURAL REVIEW CONDITIONS OF APPROVAL
1. Prior to Phase 2 (townhouse) Final Map/Improvement Plan approval, those maps
and the Development Plan shall be in substantial conformance to the
Development Plan dated May 6, 2004 (Exhibit 1).
2. Prior to Phase 2 Final Map/Improvement Plan approval., the plans shall be
modified to depict any triplex immediately adjacent to one of the two pedestrian
paths that extend from Alley C to the creekside path. An attempt shall be made to
align these two pedestrian paths with the sidewalk around the private park.
3. Prior to Phase 2 Final Map/Improvement Plan approval, the decorative paving
shall be centered on the pedestrian pathways.
4. Prior to Phase 2 Final Map/Improvement Plan approval, the front property line of
lot 46 shall be extended 6'/z additional feet for a total front yard depth of 17 feet.
5. Prior to Phase 2 Final Map/Improvement Plan approval, move the building that
contains unit 46 northeast to the FEMA line (approximately ten feet) and use the
additional area to widen the gaps between the buildings containing units 30
though 46.
Resolution 2004-076 N.C.S. Page 2
6. Prior to Phase 2 Final Map/Improvement Plan approval, the townhouse
landscaping plan, the exterior lighting plan, and unit way-finding signage shall
return to SPARC.
7. Prior to issuance of any phase 2 unit or master building permit, the side entry pop
out presented to SPARC on April 22, 2004 shall be utilized on all corner units (1,
7, 8, 13, 14, 16, 17, 22, 23, 29, 30, and 46). An attempt shall be made to add a
side entry pop out on units abutting the two pedestrian pathways that extend from
Alley C to the creek path.
8. Prior to issuance of any phase 2 unit or master building permit, a hipped roof shall
be utilized on the end of each building row (lots 1, 7, 8, 13, 14, 16, 17, 22, 23, 29,
30, and 46).
9. All mitigation measures and findings adopted in conjunction with approval of the
Mitigated Negative Declaration (Resolution 2003-158 N.C.S.) for the Stratford
Place/Gatti subdivision project are herein incorporated by reference as conditions
ofproject approval.
10. All conditions/findings adopted in conjunction with Ordinance No. 2182 N.C.S.
approving the Rezoning to Planned Unit District for the Stratford Place/Gatti
subdivision project are herein incorporated by reference as conditions of project
approval.
11. All conditions/findings adopted in conjunction with Resolution 2003-159 N.C.S.
approving a 92-lot Vesting Tentative Subdivision Map are herein incorporated by
reference as conditions ofproject approval.
12. All conditions/findings adopted in conjunction with Resolution 2003-160 N.C.S.
approving the Planned Unit District Development Guidelines for the Stratford
' Place/Gatti subdivision project are herein incorporated by reference as conditions
ofproject approval.
13. The plans submitted for building permit review shall be in substantial
conformance with those architectural plans dated February 17, 2004 (on file in the
Petaluma Community Development Department, Planning Division) except as
modified by the following conditions.
14. Prior to issuance of any unit ormaster building permit,
a. Side doors with a small hard surface landing shall be depicted at all end
townhouse garages;
b. The meter closet door shall be sided to match the unit elevation, as depicted
on that plan reviewed by SPARC on February 24, 2004;
Resolution 2004-076 N.C.S. Page 3
c. Cultured stone shall not be proposed or utilized;
d. The front windows on single family "Plan 5 side entry garage" shall line up
horizontally; and,
e. The single-family Plan 6 porch shall be six-feet deep (extending toward the
street).
15. Prior to Improvement Plan approval,
a. A bollard light shall be depicted adjacent to the bridge and low-wattage
lighting shall be depicted to cast a soft wash of light underneath the bridge
without creating a glare;
b. A keystone type, masonry retaining wall shall be depicted for all retaining
walls exceeding 1 foot in height; and,
c. The concrete pavers (not stamped concrete) shall be shown at the alleyway
entries and connecting pedestrian pathways.
16. Prior to issuance of any phase 2 unit or master building permit, the SPARC
approved low-wattage photosensitive residential-type fixture shall be shown
garage-side on all. rear townhouse elevations and the electrical sheet shall show
this fixture to be a part of each unit's system, but without a switch. Prior to
issuance of a building permit for any townhouse or house other than elevation C,
the front exterior fixtures shall be reviewed and approved by staff. Prior to
issuance of a building permit, all exterior light fixtures shall be shown to be
downcast and provide a soft "wash" of light against the wall and shall conform to
City Performance Standards. No lighting shall produce a direct glare.
17. Prior to certificate of occupancy a deed restriction shall be recorded on the Title
Report of lots single family lot 39 and townhouse lot 46 noting the existence of
the FEMA 100-year floodplain line within the front yard, as shown on the Final
Map.
Standard SPARC Conditions Of Approval:
18. The site shall be kept cleared at all times of all garbage and debris.
19. At no time shall future activities exceed Performance Standards specified in the
Uniform Buildirig Code, Section 22-301 of the Petaluma Zoning Ordinance (dust,
odor, etc.), and the 1.987 City of Petaluma General Plan.
20. External downspouts shall be painted to match background-building colors.
Scuppers without drainage pipes may not be installed because of probable
staining of walls (overflow scuppers are excepted).
Resolution 2004-076 N.C.S. Page 4
21. All trees shall be a minimum fifteen-gallon size (i.e. trunk diameter of at least 3/4
inch measured one foot above the ground) unless otherwise specified (e.g.: 24"
box or specimen size) and double staked; all shrubs shall be five-gallon size. All
landscaped areas not improved with lawn shall be protected with two-inch deep
bark mulch as a temporary measure until the ground cover is established.
22. All. planted areas shall be served by a City approved automatic underground
irrigation system.
23. All planting shall be maintained in good growing condition.. Such maintenance
shall include, 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 health and vitality of landscape materials.
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) (Adjourned) (Special) meeting ~ form
on the .........i.7.~~:........... day of .......~1,~Ia~r 20AA., by the
following vote:
~ity Attorney
AYES: Mayor Glass, Harris, Healy, Vice Mayor Moynihan, O'Brien, Thompson, Torliatt
NOES: None
ABSENT: None ~1
ATTEST: "
City Cle Mayor
Council File
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EX~-iIBIT 1
Resolution 2004-076 N.C.S. Page