HomeMy WebLinkAboutPlanning Commission Resolution 2014-03 03/11/2014RESOLUTION NO. 2014-03
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR 144 MULTI -FAMILY
UNITS FOR THE PROPERTY LOCATED AT 35 MARIA DRIVE
APN 007-280-077 & 078
FILE NO. 12 -GPA -0582
WHEREAS, Marty Brill, on behalf of JDA West LLC, submitted an application for Site Plan
and Architectural Review for a 144 -unit multi -family residential development and associated
landscape plans for the Maria Drive Apartments located at 35 Maria Drive; and,
WHEREAS, a Mitigated Negative Declaration (MND) was adopted by the City Council on
February 3, 2014, (Resolution 2014-021 N.C.S.) along with a General Plan Amendment (Resolution
2014-022 N.C.S), Abandonment of Public Utility Easement (Resolution 2014-023 N.C.S.) and
introduction of Ordinance No. 2482 N.C.S for a Zoning Map Amendment for the project and
there have been no substantial changes to the project or the circumstance under which the
MND was adopted; and,
WHEREAS, on February 24, 2014 the City Council adopted Ordinance No. 2482 N.C.S
approving a Zoning Map Amendment to modify the zoning on the property from PUD-
Medical/Office to R-5: and,
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site
Plan and Architectural Review of the proposed project on March 11, 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 a Mitigated Negative Declaration (MND) was approved by
the City Council on February 3, 2014. 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. The MND adequately
described 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 144 -unit Maria Drive Apartments located at 35 Maria Drive on the
findings contained in the Implementing Zoning Ordinance Section 24.010 as follows:
The project proposes appropriate use of quality materials and harmony and proportion
of the overall design.
The applicant proposes 6 residential buildings designed with craftsman style elements
including the use of exposed beams, wood corbels, low roof pitch, and vertically hung
windows. There are three building styles including one building style that incorporates a
Planning Commission Resolution No. 2014-03 Page 1
two-story element to reduce privacy impacts to the existing residential development to
the north. The proposed architectural design, variety in siding materials and a variety of
colors break up the building mass in a harmonious way. Materials include a mix of
stucco, horizontal lap siding, and board & batten. In addition, stone veneer is proposed
for the entry columns and at various locations on the lower portion of the buildings.
Proposed building colors include different shades of brown and gray for the base colors.
Each of the building styles will have different accent colors of red, green, or blue.
Mechanical equipment will be located within the roof wells of the residential buildings.
The community building and garage buildings incorporate the same architectural
elements of the residential buildings. Other accessory buildings such as the mail kiosk
and garbage enclosure incorporate overhead decorative trellis elements. The proposed
architectural design, variety in siding materials and a variety of colors break up the
building mass in a harmonious way.
Site lighting includes the use of on industrial looking fixture and pole. A condition of
approval requires the applicant to revised Sheet L7.0 to show a more decorative light
fixture with a maximum height of 20 -feet. Light fixtures will need to be shielded and
directed downward to avoid direct glare to bicyclists and pedestrians as required by
conditions of approval.
2. The architectural style should be appropriate for the project in question, and compatible
with the overall character of the neighborhood.
Existing residential development to the north consists of residential units that are one and
two-story with different architectural styles. To the east the multi -family buildings are
modern two-story buildings that are currently being remodeled. The proposed roof
design is similar to the residential hip roof design of homes in the single-family
development north of the project site. The architectural style is appropriate for the site
and uses colors, materials and design features that make the proposed development
compatible with existing multi -family development across the street and existing single
family residential along Mario Drive to the north. The proposed architectural style
combined with building orientation and setback from property lines create continuity
along Maria as a residential corridor, maintains privacy for existing development and
minimizes potential conflicts between commercial and residential development.
3. The siting of the structure on the property is compatible with the siting of other structures
in the immediate neighborhood.
The project proposes setbacks of at least 64 feet from the north property line at the
Washington Creek/poth boundary line and at least 140 feet from single family residential
development to the north; primary buildings are setback at least 80 feet from the
westerly property line where it borders the retail shopping center and 16 feet along the
easterly property line on Maria Drive. The structures along Maria Drive are oriented
toward the street with parking, access, and community building and pool located in the
interior of the development. This siting is consistent with the existing multi -family
development across the street and with single-family residential development, which
face the street with private areas toward the rear of the property.
4. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures.
The applicant proposes a 4 -foot high sign near the southern entry to the site. The sign will
be constructed with a two -foot high stone veneer base and the actual sign constructed
of metal posts and metal panels with solid cast aluminum letters. Lighting for the sign is
Planning Commission Resolution No. 2014-03 Page 2
not proposed. Conditions of approval will require that any lighting for the sign be
shielded to avoid glare to pedestrians or bicyclist.
5. The bulk, height, and color of the proposed structures are consistent with the bulk, height,
and color of other structures in the immediate neighborhood.
The proposed colors and materials are compatible with existing development in the
immediate neighborhood. Materials include a mix of stucco, horizontal lap siding, and
board & batten. Proposed building colors include different shades of brown and gray for
the base colors. Each of the building styles has different accent colors of red, green, or
blue. The proposed 34 -foot height of the buildings is well below the 45 -foot height
allowed under the R-5 designation. The proposed building heights create a transition
from the commercial development to the south to the single-family residential
development to the north. In addition, the variety created by roof pitches, addition of
clerestory windows on some buildings, balconies, and use of colors and materials serve
to further break up the bulk and mass of the building.
6. Landscaping, to approved City standards, shall be required on the 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 proposed landscape plan introduces a variety of low wafer use trees, shrubs and
groundcover that minimizes the use of turf. None of the existing trees proposed to be
removed is a protected tree; the project proposes adequate replacement trees as part
of the landscape plan. Tree planting along northern property line will be 24 -inch box
containers designed to offer screening and privacy to properties on opposite side of
creek. Along the Maria Drive frontage, the applicant proposes 24 -inch box containers to
provide more immediate landscape buffer. The applicant will be required to comply with
the City's water conservation ordinance. In addition, review by the Tree Advisory
Committee will be required prior to building permit issuance.
7. 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 approved City standards. Any plans
pertaining to pedestrian, bicycle, or automobile circulation shall be routed to the PBAC
for review and approval or recommendation.
The access driveways will be modified to align with existing intersections of Maria Drive
and Park Lone at the southerly side of the project site, and access driveway of the
Addison Ranch apartments at Maria Drive on the northerly side of the project site. The
applicant is proposing interior pedestrian and bicycle facilities, such as bike racks,
walkways, and way -finding signs. The applicant is proposing a 5 -foot high metal picket
fence along the northerly property line with on access gate providing access to the
Washington Creek trail. Pedestrian access to and from Maria Drive will be at the access
driveway on the north and south portions of the site along the Maria Drive frontage, and
at pedestrian paths to be located between the residential buildings.
Planning Commission Resolution No. 2014-03 Page 3
ADOPTED this 11th day of March, 2014, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Benedetti-Petnic
X
Lin
X
Gomez
X
Marzo
X
Councilmember Miller
X
Vice Chair Pierre
X
Chair Wolpert
X
Bill Wolpert, Chair
APPROVED AST FORM:
,
Eric Danly, City At rney
Planning Commission Resolution No. 2014-03 Page 4
EXHIBIT 1
SITE PLAN & ARCHITECTURAL REVIEW CONDITIONS OF APPROVAL
Maria Drive Apartments
35 Maria Drive
APN's 007-280-078 & 077
City File Number: 12 -GPA -0582
Planning
1. This approval is for a 144 unit multi -family residential development as described in plans
prepared by BIDE Architecture, submitted on February 18, 2014. Plans submitted for
building permit review shall be in substantial compliance with the plan set date stamped
February 18, 2014, except as modified below.
2. All Mitigation Measures adopted by the City Council in conjunction with the Maria Drive
Apartments Initial Study/Mitigated Negative Declaration for the project are herein
incorporated by reference as conditions of project approval (Resolution 2014-021 N.C.S).
3. Prior to 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 from the Maria Drive Mitigation
Monitoring Program as notes.
4. Prior to issuance of grading permits, the applicant shall revise site plans to show the use of
stamped colored concrete or similar at each of the entry points.
5. Prior to issuance of building permits, the applicant shall revise Sheet 1-7.0 to show a more
decorative light pole and fixture that is consistent with the architectural style of the
development and has a maximum height of 20 feet. Final pole and fixture design shall
be subject to review and approval by the Planning Manager.
b. Prior to the issuance of a building permit, revised plans shall incorporate the following:
a. Architectural details shall be consistent with the details shown at the Planning
Commission meeting of March 11, 2014;
b. Windows shall include simulated divided lights;
c. The fence along the Maria Drive frontage shall be eliminated from all sheets;
d. Solid patio doors shall be replaced with French doors;
e. Additional speed bumps shall be incorporated as a traffic calming measure within
the development;
f. Consider a simplified use of color subject to review by the Planning Manager;
g. Incorporate architectural modifications to clearly define the base of each of the
buildings subject to review by the Planning Manager; and
h. Entryways shall be redesigned to be more proportional to the overall massing of the
buildings subject to review by the Planning Manager.
Planning Commission Resolution No. 2014-03 Page 5
7. Prior to Building Permit issuance, the applicant shall submit final landscape plans that
incorporate additional trees within the parking lot areas.
8. All planting shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular
watering. Whenever necessary, planting shall be replaced with other plant materials to
insure continued compliance with applicable landscaping requirements (Implementing
Zoning Ordinance Chapter 14.030).
9. Prior to building permit submittal the landscape plans shall be reviewed by the Tree
Advisory Committee for compliance with street tree requirements.
10. Building permit plans shall demonstrate location of all mechanical equipment, fire risers
and utility lines and shall be properly screened to the maximum extent allowable.
H. 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
NOx or less) in compliance with policy 4-P-1 SID (reducing emissions).
12. 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.
13. Building Permit plans shall demonstrate compliance with the Greenpoint checklist
demonstrating that the project achieves 100 points.
14. Prior to Building Permit issuance, the applicant shall submit a final CalGreen Tier 1
checklist that shows compliance with California Green Building Standards as adopted by
the City of Petaluma.
15. The applicant shall be subject to all applicable development fees. Said fees ore due at
time of issuance of building permit at which time, other pertinent fees that may be
applicable to the proposed project may be required.
16. The applicant shall comply General Plan Policy 4-P-16 by incorporating the following
during project construction:
a. Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction;
b. Minimize idling time of construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
c. Use alternative fuel construction equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
d. Use add-on control devices such as diesel oxidation catalysts or particulate filters;
e. Use diesel equipment that meets the ARB's 2000 or newer certification standard for
off-road heavy-duty diesel engines;
f. Phase construction of the project; and,
Planning Commission Resolution No. 2014-03 Page 6
g. Limit the hours of operation of heavy duty equipment.
17. Prior to receiving grading/building permits for the project, the applicant shall merge the
two existing parcels (APN 007-280-078 & 077) through the lot line adjustment process.
Pedestrian and Bicycle Advisory Committee:
18. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle
and Pedestrian Plan.
19. Prior to issuance of a building permit the applicant shall revise plans to include bike
storage in all garage structures and at least 19 additional covered bicycle spaces on
site. The 19 additional covered spaces shall include seven enclosed spaces designed to
integrate into the project and at least 12 additional covered spaces located in at least
two different locations near entries to the residential buildings.
20. Bike racks shall be conveniently located near entrances and shall be in well -lit areas.
Applicant shall ensure adequate access to each rack from all sides and avoid placing
racks too close to any wall or structure.
21. There shall be no direct glare into bicyclists' and pedestrians' eyes. All lighting including
lighting for the project entry sign shall be directed downward to minimize light pollution
and shall be shielded to avoid glare to pedestrians or bicyclist.
22. The section of Maria Drive that this project fronts is part of a proposed class III bikeway.
Applicant shall install appropriate signage on this portion of the path.
23. Prior to final inspection, the applicant shall install the following signage include: (1)
signage along Maria Frontage alerting motorists to bikes/pedestrians traveling along
Class III in front of project along Maria, (2) wayfinding signage within the development
directing pedestrians to access through the wall to the class I path that connects E
Washington and Ely Boulevard.
24. Prior to final inspection, the applicant shall install signage and one way or keyed gate
access through the wall/gate on the southerly side of the site to Class I path that
connects E Washington and Ely Blvd.
25. The project shall incorporate traffic calming measures "speed bumps" or similar feature
within the complex.
Public Works & Utilities
26. So the presence of the landing does not impede upon a driver's ability to clearly see
approaching traffic at the project's driveway, any landscaping immediately adjacent to
the driveways should be no more than one foot in height.
27. All portions of broken, cracked, displaced sidewalk along the Maria Drive frontage shall
be removed and replaced with City standard sidewalk.
28. A 10 -foot wide, continental yellow thermoplastic crosswalk shall be installed at both the
east and south legs at the intersection of Maria Drive and Park Lane. Accessible curb
ramps shall be installed at the intersection in accordance with City and Caltrans
standards.
Planning Commission Resolution No. 2014-03 Page 7
29. Existing parking restrictions along Maria shall remain in effect and red curb shall be noted
on the improvement plans as determined by the City Engineer,
3D. Landscaping shall be limited to low lying shrubs and ground cover at intersections and
along curves of Maria Drive. The applicant's engineer shall provide the necessary sight
distance calculations with construction drawings, and shall be subject to the approval of
the City Engineer.
31. The new southerly and northerly driveway approaches on Maria Drive shall be
accessible. The entrance shall be designed to meet City of Petaluma Fire Department
requirements for ingress/egress. An emergency vehicle access easement, dedicated to
the City of Petaluma, is required prior to final inspection, subject to Fire Department
requirements.
32. A lot line adjustment or merger is required to be submitted by the applicant to adjust the
existing lot lines to merge both properties into one parcel. This shall be approved by the
City of Petaluma and recorded with the County Recorder's Office prior to issuance of
any building permits.
33. An 8 -inch water service connection shall be provided at the southern connection
location to Maria Drive for the combination fire and domestic water services. The
existing 6 inch connection can be removed at the main on Maria or used for the 4 inch
domestic service. Additional irrigation meters may be required based on the irrigation
plan provided during improvement plan submittal.
34. The proposed infrastructure for on-site water, sewer and storm drain utilities shall be
privately owned and maintained.
35. All water meters shall be located outside of sidewalk areas
36. The proposed storm drain system shall be designed in accordance with flood control
design criteria from the Sonoma County Water Agency and City of Petaluma Standards.
37. Prior to issuance of any construction permits, final hydraulic and hydrology calculations
shall be approved by the Sonoma County Water Agency and City of Petaluma.
38. Improvement plan submittal shall include final drainage plans and stormwater
management report that demonstrate how runoff from the apartment buildings and
interior hardscape gets to the proposed bio -filters along the perimeter, confirm whether
vegetative swale credits will be used a letter from KriStor or authorized professional
approving the sizing of the units.
39. The applicant shall demonstrate that Emergency vehicle access can be
accommodated at both access driveways as required by the Petaluma Fire
Department. Emergency Vehicle Access shall be provided through the entire site.
40. The note on Ll regarding the irrigation plan shall be removed. Irrigation plans shall be
submitted at the time of improvement plan submittal and shall comply with all City of
Petaluma Ordinances and Water use Efficiency Standards.
41. An encroachment permit is required prior to any construction in the public right of way or
public easements. The applicant's Civil Engineer shall submit grading, drainage and
utility drawings with the building permit an encroachment permit application.
Planning Commission Resolution No. 2014-03 Page 8
42. All design and construction shall be in accordance with City of Petaluma design criteria
and construction standards.
43. Final landscaping plans shall be submitted at time of building permit review and shall
include an irrigation plan for review and approval. Said landscaping and irrigation plan
shall be compliance with the city of Petaluma's Water Conservation Regulations
Ordinance and shall be reviewed and approved by the City's Water Conservation
Program Coordinator.
44. Plans submitted for building permit shall include all interior water using fixtures for review
and approval with the City's Water Conservation Program Coordinator for conformance
with the Petaluma's Water Conservation Regulations Ordinance.
Fire Marshal
45. All roads/entrance/egress within this development shall be designed to accommodate
the Petaluma Fire Department ladder truck turning radius.
46. Fire hydrant spacing shall not exceed 300 feet and/or 150 feet from the furthest structure.
Hydrant location is subject to the approval of the Fire Marshal's office and will require
verification and coordination with the Fire Marshal's Office prior to submittal of the
improvement plans.
47. All commercial building(s) (or portions thereof) shall be protected by an automatic fire
sprinkler system as required by the City of Petaluma Municipal Code and shall conform to
NFPA 13 requirements. The fire sprinkler system shall be provided with central station
alarm system designed in accordance with NFPA 72. A local alarm shall be provided on
the exterior of the building AND a normally occupied location in the interior of the
building. All systems require 3 sets of plans to be submitted to the Fire Marshal's Office for
review and approval.
48. Apartment or multifamily buildings shall be fully sprinklered in accordance with
Petaluma's Municipal Code and NFPA 13 R dwelling requirements. The system shall be
calculated for a four -head activation at the most remote location. A local alarm shall
be provided on the exterior and a normally occupied location AND in the interior of the
building. All systems require 3 sets of plans to be submitted to the Fire Marshal's Office for
review and approval. While NFPA 13 R systems are allowed please consider an NFPA 13
"Four Head/dwelling Rule" fire sprinkler system. NFPA 13 R systems are limited "life safety"
system, aren't designed to protect property, and don't have attic protection. In an
apartment setting, with multiple tenants, we believe the additional cost is worth the
protection afforded and there may be benefits from an insurance standpoint as well.
Contact the Petaluma Fire Department Plans Examiner for more information regarding
the NFPA 13 "Four Head/Dwelling Rule" fire sprinkler system.
49. All Fire Department requirements shall be noted on plans submitted for building permit.
50. Smoke detectors shall be provided for each dwelling unit. Smoke detectors shall be
installed in all sleeping rooms, in hallways or areas giving access to sleeping rooms, and
at each level of the house. Detectors shall be hardwired. (1 l Ov) with battery backup, be
interconnected to one another, and located on dedicated circuit per the California
Building Code.
51. The site shall be provided with an approved fire alarm system as follow:
Planning Commission Resolution No. 2014-03 Page 9
a. The Community Center Building contains an assembly occupancy and shall be
protected with a fire alarm system for that occupancy type per the California
Building Code and must comply with NFPA 72.
b. The other buildings shall be protected by a central station alarm to monitor all
tamper switches and water flow. Additionally, this system must provide a local alarm
on the exterior of the building and in a normally occupied location in the interior of
the buildings.
c. The fire alarm contractor must obtain approved plans and permit from the Fire
Prevention Bureau prior to commencement of work. The fire alarm submittal shall
include a permit application with three (3) sets of plans, cut sheets, and calculations
for review. This system shall comply with NFPA 72.
52. Knox boxes at each building shall be required for fire department access. Location of
the Knox boxes will be determined by the fire Marshal and/or fire inspector during
inspections.
53. Building Height (from Section 905.3.1 PMC): Class I standpipes shall be installed in
buildings three stories or over in height and/r if in the opinion of the Fire Chief, a hazard or
condition exists in which the installation of standpipes would improve firefighting
operations. Standpipes will be provided with approved outlets provided on each floor
level, including the roof when roof access is provided.
54. Per Petaluma Municipal Code and Title 17 of the California Code of Regulations, a fire
service underground to a building of three (3) or more floors shall have a double
detector check/backflow preventer installed per City of Petaluma Water Installation
Standards.
55. Fire service underground to this development shall be a "looped" system and all
planning and installation aspects must be coordinated with the City Engineer and the
Fire Marshal. The fire underground plans must be submitted separately from the sprinkler
plans. Three sets of plans and permit from the FMP are required.
56. 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 applicant of any such claim, action or proceeding concerning
the project. 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.
Planning Commission Resolution No. 2014-03 Page 10