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HomeMy WebLinkAboutPlanning Commission Resolution 2014-02 02/25/2014RESOLUTION NO. 2014-02 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE PINNACLE RIDGE PUD AND SUBDIVISION, INCLUDING SITE LANDSCAPING PLANS, SITE -RELATED DESIGN, UPDATES TO THE PUD DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR THE PROPERTY LOCATED AT 2762 1 STREET APN 019-401-002, FILE NO. PLSR-13-0016 WHEREAS, Steven J. Lafranchi, of SJLA, Inc. on behalf of Kim Gardiner submitted an application for Site Plan and Architectural Review for an 11 -unit residential development for the purpose of developing site landscaping, site -related design, and updates to the PUD Development Standards and Design Guidelines for the Pinnacle Ridge PUD and located at 2762 1 Street; and, WHEREAS, a Mitigated Negative Declaration (MND) was adopted by the City Council on December 8, 2008 (Resolution No. 2008-224 N.C.S., incorporated herein by reference and available for review at City Hall during normal business hours) with the Tentative Subdivision Map for the project and there have been no substantial changes to the project or the circumstances under which the MND was adopted; and, WHEREAS, a Tentative Subdivision Map (TSM) was approved with conditions by the City Council on December 8, 2008 (Resolution No. 2008-225 N.C.S., incorporated herein by reference and available for review at City Hall during normal business hours); and, WHEREAS, the proposed PUD Development Standards and Design Guidelines have been revised to reflect the applicable conditions of approval of the TSM; and, WHEREAS, the Planning Commission held a duly noticed public hearing to consider the proposed project on February 25, 2014. A copy of the notice was published in the Argus Courier and mailed to residents and occupants within 500 feet of the site in compliance with state and local law. NOW THEREFORE, BE IT RESOLVED that the above recitals are true and correct and incorporated herein by reference. BE IT FURTHER RESOLVED, that the Mitigated Negative Declaration (MND) was approved by the City Council on December 8, 2008 (Resolution No. 2008-224 N.C.S.). There have been no substantial changes in the project or the circumstances under which the MND was approved. All mitigation measures are incorporated by reference as proposed condition of SPAR approval (#2). The 2008 MND adequately describes the potential environmental impacts of the project. No further environmental review is required. BE IT FURTHER RESOLVED that the Planning Commission hereby approves Site Plan and Architectural Review for the Pinnacle Ridge PUD and Subdivision located at 2762 1 Street based on the finding required in Implementing Zoning Ordinance Section 24.010 as follows: The project demonstrates the appropriate use of quality materials and harmony and proportion of the overall design. Planning Commission Resolution No. 2014-02 Page 1 Site and architectural plans for individual lots and the pump house will be submitted at a later date. 2. The project proposes architectural style which should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The style of the fencing proposed, especially at the entry and with the conservation easement and urban separator, is appropriate for the site and is compatible with the adjacent subdivision and its residential structures as well as respecting the character of the urban separator and the open space lands beyond it. 3. The siting of the structure on the property as compared to the siting of other structures in the immediate neighborhood. The adjacent development to the north has been developed as a PUD. The siting of the entry for this development and the design materials used provide an appropriate transition to residential uses and still afford a visual clue as to the continued rural character of the area. The subdivision siting also helps to provide a sense of community, connecting the residences of the subdivision and the users of the Urban Separator trail. 4. The bulk, height, and color of the proposed structures as compared to the bulk, height, and color of other structures in the immediate neighborhood. The proposed fencing and entry materials are compatible in bulk, height, and color with other structures in the immediate neighborhood and are suited for this location. 5. Landscaping to approved City standards shall be required on site and shall be in keeping with the character or design of the site. Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Planning Commission. The design of the planting plan for the Pinnacle Ridge subdivision is to provide attractive, low maintenance, drought resistant landscaping. The landscape concept is based on blending the residential neighborhood with its rural surroundings. The proposed landscape plan focuses on public and semi-public areas within the project that would be constructed as part of the overall subdivision site improvements. At the southern end of the site, a more informal grouping of native trees and shrubs is envisioned along the road near the Pump Station - as required by the Conditions of Approval for the tentative map. The plant material includes native and adapted species of trees (as listed previously) shrubs and groundcover. A low perennial bunch grass references the surrounding grassland and provides a drought tolerant groundcover in the street planting strip. Large trees shade paved areas and the plants in the cul-de-sac island provide visual interest. Per Condition 1 1 of the PUD, trees within the common areas of the development will be maintained until established. When lots are sold and developed the maintenance of trees on those lots (other than in the conservation easement) will be assumed by the individual property owners and protected by a deed restriction. 6. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and convenience, and shall conform to City standards. Any plans pertaining to pedestrian, bicycle, or automobile circulation shall be routed to the PBAC for review and approval or recommendation. Planning Commission Resolution No. 2014-02 Page 2 As part of the approvals for the Tentative Map and PUD, the Planning Commission and City Council delineated specific conditions to address the circulation patterns for the project. The design of the pathways was referred to the Petaluma Pedestrian and Bicycle Advisory Committee (PBAC) for their consideration at that time. The fulfillment of the Conditions related to the pathways is port of this SPAR application and approval. The details of the multi -use path and the recreational and bicycle trails have been previously described. The design of the connection to I Street, the internal private street, the multi -use Class I pedestrian and bicycle path, and the recreational and foot trail all meet the standards and intent of the Site Plan and Architectural Review standards. ADOPTED this 25th day of February, 2014, by the following vote: Commission Member Aye No I Absent Benedetti-Petnic X Lin X Gomez X Marzo I X Councilmember Miller X Vice Chair Pierre I X Chair Wolpert I X ATTEST: Heater Hines, Comm ssion Secretary Abstain cW.&w � Bili Wolpert, Chair APPROVED AS TO FORM: 9 Eric Donly, City Attorn Planning Commission Resolution No. 2014-02 Page 3 EXHIBIT 1 SPAR CONDITIONS OF APPROVAL Pinnacle Ridge 2762 1 Street APN 019-401-019 File NO: PLSR-13-0016 Planning Division 1. This Site Plan and Architectural Review authorizes the site landscaping plans, site -related design of fencing and gates, and updates to the PUD development standards and design guidelines as shown on the plans dated December 10, 2013 for the property located at 2762 1 Street, APN 019-401-019. 2. All Conditions of Approval made part of the Tentative Subdivision Map Resolution 2008-225 N.C.S. and incorporated herein by reference and Mitigation Measures included as Exhibit A in Resolution 2008-224 N.C.S. and incorporated herein by reference, shall apply to this project. 3. Before issuance of any development permit, the applicant shall revise the site plan or other first sheet of the office and job copies of the Building Permit to list these Conditions of Approval and the conditions of approval of the Tentative Subdivision Map -Resolution 2008- 225 N.C.S. (incorporated herein by reference) as well as all Mitigation Measures -Resolution 2008-224 N.C.S. (incorporated herein by reference). 4. Site Plan and Architectural Review approval shall be required for the design of the pump house and associated parking and the design and location of pump house amenities such as bicycle racks, drinking fountains and benches. These design items are not authorized as part of this approval. 5. Site Plan and Architectural Review approval shall be required for the architecture and landscaping for individual homes on each parcel prior to building permit. These items are not authorized as part of this approval. 6. Plan submitted for building permit shall be in substantial conformance with plans submitted for Architectural Review, date stamped December 10, 2013, as modified by conditions of approval. 7. Tree preservation measures shall be included in all grading and building permit plans. 8. If the two Coast Live Oaks as referenced in the conditions of approval of the Tentative Subdivision Map -Resolution 2008-225 N.C.S are to be removed, said trees shall be replaced by similar Coast Live Oaks and sited as close to existing location as possible and be planted in a natural pattern. 9. All planting will be maintained in good growing condition. Such maintenance shall include where appropriate, pruning, moving, weeding, cleaning, fertilizing, and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with the approved landscape plan. 10. Prior to building or grading permit approval, all plans shall note the following and all construction contracts shall include the same requirements (or measures shown to be Planning Commission Resolution No. 2014-02 Page 4 equally effective, as approved by Planning), 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. 11. Prior to building or grading permit issuance, the applicant shall provide a Construction Phase Recycling Plan that would address the reuse and recycling of major waste materials (soil, vegetation, concrete, lumber, metal scraps, cardboard, packing, etc.), generated by any demolition activities and construction of the project, in compliance with General Plan Policy 2-P-122 for review by the planning staff. 12. The project shall be subject to all applicable development impact and other fees. 13. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and interior work only on the between 9:00 a.m. and 5:00 p.m. on Saturdays. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a permit is first secured from the City Manager (or his/her designee) for additional hours. There will be no startup of machines or equipment prior to 7:30 a.m., Monday through Friday; no delivery of materials or equipment prior to 7:30 a.m. or past 5:30 p.m., Monday through Friday; no servicing of equipment past 6:45 p.m., Monday through Friday. Plan submitted for City permit shall include the language above. 14. 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. 15. The applicant shall incorporate the following Best Management Practices into the construction and improvement plans and clearly indicate these provisions in the specifications. The construction contractor shall incorporate these measures into the required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions during construction. I. Grading and construction equipment operated during construction activities shall be properly muffled and maintained to minimize emissions. Equipment shall be turned off when not in use. ii. Exposed soils shall be watered periodically during construction, a minimum of twice daily. The frequency of watering shall be increased if wind speeds exceed 15mph. Only purchased city water or reclaimed water shall be used for this purpose. Responsibility for watering shall include weekends and holidays when work is not in progress. iii. Construction sites involving earthwork shall provide for a gravel pad area consisting of an impermeable liner and drain rock at the construction entrance to clean mud and debris from construction vehicles prior to entering the public roadways. Street surfaces Planning Commission Resolution No. 2014-02 Page 5 in the vicinity of the project shall be routinely swept and cleared of mud and dust carried onto the street by construction vehicles. iv. During excavation activities, haul trucks used to transport soil shall utilize tarps or other similar covering devices to reduce dust emissions. V. Post -construction re -vegetation, repaving or soil stabilization of exposed soils shall be completed in a timely manner according to the approved Erosion and Sediment Control Plan and verified by City inspectors prior to acceptance of improvements or issuance of a certificate of occupancy. vi. Applicant shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City of Petaluma prior to issuance of grading permit. 16. 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. The applicant's duty to defend, indemnify and hold harmless in accordance with this condition shall apply to any and all claims, actions or proceedings 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. 17. The site shall be kept clear at all times of all garbage and debris. No outdoor storage shall be permitted. 18. 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. 19. All trees shall be installed to City planting and staking standards; trees may be required in highly visible areas; all shrubs shall be five gallon size. All planted areas not improved with groundcover material shall be protected with a two-inch deep organic mulch as a temporary measure until the groundcover is established. 20. All plant material shall be served by a City approved automatic underground irrigation system. 21. All street trees and other plant materials within the public right-of-way shall be subject to inspection by the project landscape architect or designer prior to installation and by City staff prior to acceptance by the City, for conformance with the approved quality specifications. 22. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 23. All work within a public right-of-way requires an encroachment permit from the Public Works Department. Planning Commission Resolution No. 2014-02 Page 6