HomeMy WebLinkAboutStaff Report 6.A 8/4/2014 Attachments 4-5-6ATTACHMENT 4
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND
MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ADDISON RANCH
APARTMENT COMPLEX LOCATED AT 200 GREENBRIAR CIRCLE
APN 007-610-001 THROUGH 032
FILE NO. 13 -SPC -0122
WHEREAS, Gary Whitesides with GALA Construction, submitted an application (13 -SPC -
0122) to the City of Petaluma for a Zoning Map Amendment and Site Plan and Architectural
Review for the property located at 200 Greenbriar Circle, APN 007-610-001 through 032 ("the
Project" or the "proposed Project"); and,
WHEREAS, the project is subject to the Petaluma General Plan 2025, adopted by the City
on May 19, 2008; and,
WHEREAS, in evaluating certain potential environmental effects of the Project in the Initial
Study, the City relied on the program EIR for the City of Petaluma General Plan 2025, certified on
April 7, 2008 (General Plan EIR) by the adoption of Resolution No. 2008-058 N.C.S., which is
incorporated herein by reference; and,
WHEREAS, the General Plan EIR identified potentially significant environmental impacts
and related mitigation measures and the City also adopted a Statement of Overriding
Considerations for significant impacts that could not be avoided; and
WHEREAS, the City prepared an Initial Study for the proposed Project consistent with
CEQA Guidelines sections 15162 and 15163 and determined that a Mitigated Negative
Declaration (MND) was required in order to analyze the potential for new or additional
significant environmental impacts of the Project beyond those identified in the General Plan EIR;
and,
WHEREAS, a Notice of Intent to Adopt a Mitigated Negative Declaration providing a
thirty (30) day public comment period commencing May 22, 2014 and ending June 23, 2014,
and a Notice of Public Hearing to be held on June 17, 2014, before the City of Petaluma
Planning Commission, was published and mailed to all residents and property owners within 500
feet of the Project, as well as all persons having requested special notice of said proceedings;
and,
WHEREAS, pursuant to the analysis in the MND/Initial Study, the Project does not make a
considerable contribution to the significant and unavoidable cumulative traffic and/or noise
impacts identified in the general Plan 2025 EIR because of its small size; and,
WHEREAS, pursuant to further analysis in the MND/Initial Study, including evaluation using
the Bay Area Air Quality Management District (BAAQMD) adopted CEQA Guidelines and 2010
Clean Air Plan, the Project does not make a considerable contribution to a significant
cumulative air quality or greenhouse gas emissions impacts found to be significant and
unavoidable in the General Plan 2025 EIR, because of the Project's small size and lack of
significant stationary sources of emissions; and,
4-�
Planning Commission Resolution No, 2014-13 Page 1
WHEREAS, the Planning Commission held a public hearing on June 17, 2014, during which
the Commission considered the Draft MND, its Initial Study and supporting documentation
referenced in the Initial Study, the Project, a staff report dated June 17, 2014 and received and
considered all written and oral public comments on environmental effects of the Project which
were submitted up to and at the time of the public hearing; and,
WHEREAS, on June 17, 2014 the Planning Commission completed its review of the Project,
the MND, and a Mitigation Monitoring and Reporting Program and recommended adoption of
the MND and the Mitigation Monitoring and Reporting Program; and,
WHEREAS, the MND reflects the City's independent judgment and analysis of the
potential for environmental impacts from the Project; and,
WHEREAS, the MND, Initial Study and related project and environmental documents,
including the General Plan 2025 EIR and all documents incorporated herein by reference, are
available for review in the City of Petaluma Community Development Department at Petaluma
City Hall, during normal business hours. The custodian of the documents and other materials
which constitute the record of proceedings for the proposed project, File No. 13 -SPC -0122, is the
City of Petaluma Community Development Department, 11 English Street, Petaluma, CA 94952,
Attn: Elizabeth Jonckheer, Senior Planner.
NOW, THEREFORE, BE IT RESOLVED THAT:
1. The foregoing recitals are true and correct and incorporated herein by reference
2. Based on its review of the entire record herein, including the Draft MND, its Initial
Study, all supporting, referenced and incorporated documents and all comments
received, the Planning Commission finds that there is no substantial evidence that
the Project as mitigated will have a significant effect on the environment, that the
MND reflects the City's independent judgment and analysis, and that the MND, Initial
Study and supporting documents provide an adequate description of the impacts of
the Project and comply with CEQA, the State CEQA Guidelines and the City of
Petaluma Environmental Guidelines.
3. The Petaluma Planning Commission recommends the City Council adopt the
Mitigated Negative Declaration, which is a separately bound document,
incorporated herein by reference and available for review at the Planning Division in
City Hall during normal business hours.
4. The Petaluma Planning Commission further recommends that the City Council adopt
the Mitigation Monitoring and Reporting Program attached as Exhibit 1 hereto and
incorporated herein by reference.
ADOPTED this 17th day of June, 2014, by the following vote:
CommissionMemberAye No Absent
Benedetti-Petnic X
Lin X
Gomez X
Marzo X I I
Councilmember Miller X
Vice Chair Pierre X
Chair Wolpert X
Abstain
1'—z -
Planning Commission Resolution No. 2014-13 Page 2
ATTEST:
7
He Cher Hines, Cc
Secretary
Bill Wclpert, Chair
APPROVED AS TO FORM:
Eric Danly, City git&rney
Planning Commission Resoluiion No. 2014-13
4, -7;)
Page 3
Exhibit 1
City of Petaluma, California
Community Development Department
Planning Division
11 English Street, Petaluma, CA 94952
Project Name: ADDISON RANCH APARTMENT COMPLEX
File Number: 13 -SPC -0122
Address/Location:
Subdivision: 200 Greenbriar Circle, Petaluma, CA 94952
APN: 007-610-001 through 032
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with
Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA
Guidelines. This document has been developed to ensure implementation of mitigation measures and
proper and adequate monitoring/reporting of such implementation. This MMRP shall be adopted in
conjunction with project approval, which relies upon a Mitigated Negative Declaration.
It is the intent of this MMRP to: (1) document implementation of required mitigation; (2) identify
monitoring/reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible
or trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the
frequency and duration of monitoring/reporting; (4) provide a record of the monitoring/reporting; and
(5) ensure compliance. The City of Petaluma's Planning Commission has adopted those mitigation
measures within its responsibility to implement as binding conditions of approval.
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the implementation action, timeframe to which the measure applies, the monitoring/reporting
responsibility, reporting requirements, and the status of compliance with the mitigation measure.
Implementation
The responsibilities of implementation include review and approval by City staff including the
engineering, planning, and building divisions. Responsibilities include the following:
The applicant shall obtain all required surveys and studies and provide a copy to the City prior to
issuance of grading permits or approvals of improvements plans.
2. The applicant shall incorporate all applicable code provisions and required mitigation measures
and conditions into the design and improvements plans and specifications for the project.
4-4
Planning Commission Resolution No. 2014-13 Page 4
3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the
project implementation of mitigation measures and conditions applicable to the project and shall
ensure compliance with such measures and conditions.
4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that
involves on-going operations on the site or long-range improvements.
5. The applicant shall designate a project manager with authority to implement all mitigation
measures and conditions of approval and provide name, address, and phone numbers to the City
prior to issuance of any grading permits and signed by the contractor responsible for construction.
6. Mitigation measures required during construction shall be listed as conditions on the building or
grading permits and signed by the contractor responsible for construction.
7. If deemed appropriate by the City, the applicant shall arrange a pre -construction conference with
the construction contractor, City staff and responsible agencies to review the mitigation measures
and conditions of approval prior to the issuance of grading and building permits.
Monitoring and Reporting
The responsibilities of monitoring and reporting include the engineering, planning, and building
divisions, as well as the fire department. Responsibilities include the following:
1. The Building, Planning, and Engineering Divisions and Fire Department shall review the
improvement and construction plans for conformance with the approved project description and
all applicable codes, conditions, mitigation measures, and permit requirements prior to approval of
a site design review, improvement plans, grading plans, or building permits.
2. The Planning Division shall ensure that the applicant has obtained applicable required permits
from all responsible agencies and that the plans and specifications conforni to the permit
requirements prior to the issuance of grading or building permits.
3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements
shall be subject to inspection by City staff for compliance with the project description, permit
conditions, and approved development or improvement plans.
4. City inspectors shall ensure that construction activities occur in a manner that is consistent with
the approved plans and conditions of approval.
MMRP Cheeldist
The following table lists each of the mitigation measures adopted by the City in connection with project
approval, the timeframe to which the measure applies the person/agency/permit responsible for
implementing the measure, and the status of compliance with the mitigation measure.
�' — CJ
Planning Commission Resolution No. 2014-13 Page 5
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ATTACHMENT 5
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF A ZONING MAP AMENDMENT TO REZONE
THE PROPERTY FROM PUD TO R-4 FOR THE ADDISON RANCH APARTMENT COMPLEX
LOCATED AT 200 GREENBRIAR CIRCLE
APN 007-610-001 THROUGH 032
FILE NO. 13 -SPC -0122
WHEREAS, Gary Whitesides with GALA Construction, submitted an application (13 -SPC -
0122) to the City of Petaluma for a Zoning Map Amendment and Site Plan and Architectural
Review for the property located at 200 Greenbriar Circle, APN 007-61-001 through 032 ("the
Project" or the "proposed Project"); and,
WHEREAS, the City's Planning Commission held a duly noticed public hearing to consider
the proposed Zoning Map Amendment on June 17, 2014; and,
WHEREAS, on June 17, 2014, the Planning Commission reviewed the CEQA evaluation
and by Resolution No. 2013-13 recommended to the City Council adoption of a Mitigated
Negative Declaration and Mitigation -Monitoring and Reporting Program, in accordance with- -
the California Environmental Quality Act and the City of Petaluma Environmental Guidelines.
NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby recommends tthat the
City Council amend the zoning map to re -designate the subject parcels (007-610-001 through
032) from PUD to R-4 for the Project based on the findings made below:
The R-4 zoning designation will result in a use that is appropriate and compatible with
surrounding uses. The R-4 zoning district is consistent with the existing General Plan
designation for the site of Medium Density Residential (8.0 to 18 dwelling units per acre) and
will facilitate development within this density range. A mix of residential development from
low density to high density residential surrounds the site. The project is consistent with the
established character of the surrounding neighborhoods and the character within the South
East Planning Subarea of the General Plan.
2. The R-4 zoning designation will allow for the development of infill housing on land within the
Urban Growth Boundary. The General Plan proposes development of approximately 6,000
additional residential units and a build out population of approximately 72,700. This
represents an annual growth of rate of nearly 1.2% per year.
3. Approval of the requested zoning map amendment facilitates implementation of the
General Plan 2025, provides compatibility with the surrounding neighborhood, and provides
housing development consistent with the City's adopted Housing Element. The zoning
amendment serves the public convenience, necessity, and general welfare by
implementing zoning consistent with adopted plans, policies, and zoning code regulations.
The proposed project would also require Site Plan and Architectural Review approval by the
Planning Commission for the proposed development.
4. The requirements of the California Environmental Quality Act (CEQA) have been satisfied
through the preparation of a Mitigated Negative Declaration for the Project. Mitigation
Planning Commission Resolution No. 2014-14 Page
measures have been proposed and agreed to by the applicant that will reduce potential
impacts to less than significant.
ADOPTED this 17th day of June, 2014, by the following vote:
Commission Member
Benedetti-Petnic
Lin
Gomez
Marzo
Councilmember Miller
Vice Chair Pierre
Chair Wolpert
ATTEST:
r��
f
He ther Hines, Co mission Secretary
Aye- No Absent Abstain
X
X
X
X
X
X
X
oil I
Bill Wolpert, Chair
APPROVED AS TO FORM:
Eric Donly, City rney
Planning Commission Resolution No. 2014-14 Page 2
5-2
DATE:
TO:
FROM:
REVIEWED BY
June 17, 2014
Planning Commission
Elizabeth Jonckheer, Senior Planner
Heather Hines, Planning Manager
ATTACHMENT 6
AGENDA ITEM NO. l0A
SUBJECT: ADDISON RANCH APARTMENT COMPLEX
Zoning Map Amendment and Site Plan and Architectural Review
200 Greenbriar Circle
File No. 13 -SPC -0122
RECOMMENDATION
It is recommended that the Planning Commission adopt the following resolutions:
• Resolution recommending the City Council adopt a Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program for the proposed project (Attachment A):
and
• Resolution recommending the City Council approve a Zoning Map Amendment to rezone
the subject property from Planned Unit District (PUD) to R-4 (Attachment B).
Staff also recommends that the Planning Commission provide initial comments on the Site Plan
and Architectural Review of the proposed project.
BACKGROUND
Existing Development
The approximately 18 -acre flat site is located at 200 Greenbriar Circle, south of East Washington
Creek, east of Maria Drive and north of Park Lane. The project site is developed with a multi-
family apartment complex built in the 1970s. The existing Addison Ranch complex (formerly
Greenbriar Apartments) includes 224 apartment units within 28 two-story buildings. There are
currently 238 parking stalls, 224 carport stalls, associated landscaping, and other amenities
existing on site, including, two swimming pools, a 3,464 square foot clubhouse and a 1,512
square foot laundry facility.
The existing Addison Ranch Apartments were recently remodeled (Admin SPAR approval in
January 23, 20133) to modernize and update the existing 1974 buildings. Modifications included
replacement of windows, doors and full indoor remodel. Many of the existing balconies and
deck areas were enlarged and railings were replaced. Exterior updates included replacement of
the existing wood paneling with cement composite paneling, incorporation of coated corrugated
metal as all accent material, and introduction of a standing seam metal roof.
The General Plan designation for the property is Medium Density Residential (8.1-18.0 hu/ac).
The site is also within the southwestern portion of the South Cast Planning Subarea of the
General Plan. The South East Planning Subarea is comprised largely of one- and two-story
single and multi -family residential neighborhoods. Existing commercial, residential. City park
and educational land uses surround the project site. To the southwest is the Washington Square
Shopping Center (zoned Community Commercial). Directly to the north is a public path adjacent
to Washington Creel. Beyond the path/creek is a single-family residential neighborhood (zoned
R-2 with a General Plan land use designation of Low Density residential 2.6-8.0 hu/ac). South of
the subject property is an existing little league baseball field and the McDowell Elementary
School. To the east are existing single-family homes that are zoned R-2. The East Side Transit
Center is located approximately 1,000 feet southwest of the project site.
Across Maria Drive, west of the subject property, is the Maria Drive Apartment site which is
currently developed with a low intensity medical/office complex. To facilitate the Maria Drive
Apartments development the land use designation was recently changed from Mixed Use to High
�— Z
Density Residential (18.1- 30.0 hu/ac) and rezoned from PUD to R-5. Building permits were
recently submitted for construction of the approved 144 -unit apartment complex.
Project Description
The applicant is requesting a Zoning Map Amendment and Site Plan and Architectural Review
(SPAR) to expand the existing apartment development. The proposed project will also require
administrative approval of a Lot Line Adjustment. The proposed project will add 98 new units
to the existing multi -family development. New apartments proposed will include:
• Ninety-eight (98) new two-bedroom apartments within 17 new two story 4 -plea buildings
(41,854 square feet) and 5 new two story 6 -plea buildings (18,775 square feet)
• A total of 23 new buildings on-site (60,639 square feet combined)
The new apartment buildings will be approximately 2T-7 in height and are designed to match
the existing remodeled units. As proposed, new buildings will spread out over the site,
interspersed with existing apartment buildings. Siting will create internal pockets of outdoor
community space. There will be no demolition of existing residences.
The project also includes alterations and/or upgrades to existing amenities, parking facilities and
iandscaping_ Modificationsgenerally-include,-but are -not limited to:
• Demolition of the existing laundry facility (new and existing remodeled units will include
washers and dryers) . replaced by a fitness center
• Demolition of 93 carport stalls -* 172 additional stalls provided
• Demolition of trash enclosures — replaced by new covered receptacles adjacent to
apartment buildings
• Removal of limited landscaping and concrete sidewalk areas - to accommodate new
development
• Pool clubhouse area reconfigured - deck and enclosure replaced with shade structures,
planters and BBQ islands
• Addition of a tot lot
Zoni17g Alap Amendment
The applicant is requesting a Zoning Map Amendment to change the current zoning designation
from PUD (Greenbriar Apartments) to R-4. The R-4 zone is consistent with the existing
Medium Density Residential (8.1-18.0 hu/ac) General Plan land use classification of the
property. As proposed, the residential density of the project is 17.97 housing units per acre (322
units on 17.92 acres). A Lot Line Adjustment is required to reduce the number of parcels to
three to implement this density and support the R-4 designation.
Site Plcm andArchilechn•al Revieir
The applicant is requesting approval of Site Plan and Architectural Review for the new
apartment buildings and modifications to the existing parking, landscaping and common
recreational facilities.
3
b-5
Architecture. The architecture proposed for the new apartments seeks to match the scale and
design aesthetic of the recent exterior upgrade of the existing apartment buildings. A horizontal
orientation, strong massing and a composite of materials and textures provides visual variety and
characterize the architecture of the units. The proposed buildings, and other new structures on
site, use cement composite paneling, coated corrugated metal, perforated aluminum panels and
anodized aluminum window treatments. These basic components carry through in the design of
all new construction (including new carports, bike storage facilities and security fencing) and act
as unifying elements.
T}pical Eleralion
Coated corrugated metal panels placed at the right corner of each unit integrate with cement
composite panels of a neutral palette that act as the base siding material. Irregular, metal,
standing seam roofs add to the contemporary design character. The front and rear elevations of
the new apartment buildings will feature a concrete and metal stairwell descending from the
second story with a perforated aluminum railing, matching the first -story foyer.
4
(0-4,
FRONT ELEVATICYN : FITMESS
The fitness center is
similar in design to the
new apartments. This is
a single -story building
that incorporates the
same mix of materials
previously described.
In comparison to the
apartments, the fitness
center proposes a less
angular roof and a
netted color palette.
Site Access and Parkine. Existing site access is provided via Greenbriar Circle off of Maria
Drive. Resident only entry/exit access at Park Lane at the southwest corner of the property is
proposed. Other existing public vehicular access off of Park Lane will be removed. Park Lane
modifications are pari of an agreement reached between the applicant and adjacent neighbors.
Gated access is proposed at all driveways. A new entry/exit gate will enhance security at the
primary access off Maria Drive, via Greenbriar Circle. The main gate is proposed to be left open
during the day so prospective tenants can get to the leasing office, but will remain closed with
tenant only access via key fob after wort: hours. A secondary exit only access gate onto Maria
Drive is proposed at an existing access point in the northeast portion of the property. An
additional point of access for emergency vehicles only is proposed at the previous Park Lane
entry. Access would be limited by a fire department approved "KNOX" keyed loch.
While the existing internal vehicular circulation is to remain, the existing parking will be
modified to accommodate the additional apartment buildings. Of the existing 462 parking stalls
currently on site, 93 will be removed and replaced by 172 stalls for a new total of 540 stalls.
Approximately 13 parking stalls under new carports will be introduced along the frontage to East
Washington Creel: in alignment with the existing carports. A total of 11 spaces -- 2% of the
total number of parking spaces as required by the Building Code -- will be reserved as ADA
accessible spaces throughout the site.
The project proposes bicycle parking for 58 bikes (54 spaces are required by the IZO, please see
the discussion under Staff Analysis). Twenty-six covered spaces and 32 secure spaces are
provided. The bicycle racks provide for safe, secure and convenient bike parking and storage.
Common Areas. The project proposes upgrades and remodeling to the community area in the
central portion of the site where the pool and clubhouse are located. The existing deck and
5
enclosure will be removed and replaced nvith shade structures. planters, and BBQ islands. The
existing clubhouse/leasing office will be updated with exterior modifications. The existing pools
will remain. The existing laundry facility will be demolished and replaced with a proposed 2,137
square foot fitness center for the residents' use. All apartment units, both existing and proposed,
have individual laundry facilities. A tot lot is proposed in the northeast portion of the central use
area.
Lighting. The proposed project will introduce new stand-alone and on -building light fixtures
associated with the new development. Additionally, the project includes the replacement of
existing building mounted fixtures and carport lights. The existing decorative post top lanterns
located around the pool area will remain. New internal light fixtures will be a mixture of 50 and
100 watts. The proposed light fixtures will be equipped with metal halide lamps, these are some
of the most energy efficient sources of white light available. Additionally, one new streetlight
will be added on both Maria Drive and Park Lane. Exterior lighting is directed onto the project
site and access ways, and shielded to prevent glare and intrusion onto adjacent properties. Only
low -intensity light standards and/or wall mounted lights (no flood lights) are proposed. Lights
attached to the buildings will provide a "soft nvash" of light against the wall, which will not
generate direct glare. (Please see Lighting and Electrical details on Plan Sheet E 1.0 and 2.0.)
Trash Enclosures. The project removes all existing trash enclosures and replaces them with new
covered receptacles located adjacent to the apartment buildings and under the carports. The
proposed trash enclosures measure 10' x 16' in plan with a 5' tall CMU enclosure wall and metal
gates. The structures include a single sloping steel and corrugated metal roof above with an
overhang providing coverage for bicycle racks. (Please see Plan Sheet A-10 for locations.)
Fencing/Gates. Due to ongoing security issues, the applicant is proposing fencing to create a
gated complex. A 5'-6" high concrete masonry unit (CMU) wall and 5'-0" high metal security
fence are proposed along Maria Drive and Pmt: Lane. The CMU wall is set back substantially
from the property boundary and the fence along Maria Drive and Park Lane and will be in
alignment with existing and proposed building footprints, thereby retaining an open and
unencumbered frontage along the project area roadways. There is a significant amount of
landscaping proposed between the sidewalk and the CMU wall. Additionally at several locations
where the wall is setback from the sidewalk, a wide lawn and landscaping buffer is provided. A
wrought iron fence is proposed along the site's frontage to Washington Creek and would contain
gated access for pedestrians to use the Washington Creek Trail. The existing chain-link fence
along the eastern property line will be replaced with an updated in-kind fence.
The design of the security fence along Maria Drive and Park Lane will be CMU alternating with
wrought iron fencing and perforated metal infill panels.
6
I n9: SECu RI TY E=tOE
Y:ItN W. H'rOeiA?i'O M TAL
V,F].L 7ANELS. 777
TYPICAL SECURITY FENCE ELEVATION .,,_,.J 04
-The-main entrance will -also -feature a- wrought -iron- rolling gate with -perforated -metal infill
panels. The entryway sign will include a galvanized metal and steel channel frame with a coated
corrugated metal panel atop a concrete planter.
Tree Removal/Landscaoine. Existing trees located on the project site are predominantly
ornamental and do not include any landmark, heritage, or protected trees under the City's Tree
Preservation Ordinance (Chapter 17 of the Implementing Zoning Ordinance (IZO). In
accordance with 17.055 of the IZO, Arbor Entities. Inc. prepared an Arborist report for the
project. The report surveyed all trees on site, assessed their health and made recommendations
about protection and removal. While over 40 of the existing 178 mature trees on site will be
retained, a variety of ornamental, landscaping trees and shrubs (including, but not limited to:
Cherry, Cypress, Pear, Privet Magnolia, Pine, Ash and Palm) are slated for removal (please see
Plan Sheet LP -2). The majority of the trees proposed for removal are in poor health. Some trees
were incorrectly planted or maintained improperly under previous ownership. None of the trees
on site are recognized under the existing tree preservation ordinance as protected trees.
Nonetheless, in accordance with the City's Tree Preservation Policy the development plan
identifies the location of the trees to be retained during construction and specifies the placement
of temporary fencing to ensure that the trees are not disturbed during construction.
Currently, the site has minimal landscaping. The proposed landscape plan introduces 12
different tree species on site including a mix of native California and horticultural appropriate
trees, such as Cork Oak, Red Oak and Red Maple. The project also proposes a variety of shrubs
and groundcover, as well as planters and interior lawn areas for recreational space. Shrubs
include: Lily of Nile, Sage Palm, Shade Azaleas and Dwarf Boxwood. There is annual color
7
6'1
focus at the entry. Shade trees are provided in parking area. A meditation garden is proposed on
site with decomposed granite pathways with boulders and bench seating among Cork Oak trees.
Plant selections proposed use very low, low and medium water use with the intent of developing
the drip irrigation design in specific hydro -zones to match water needs. Conditions of the project
approval will require the applicant to comply with landscape water use efficiency standards of
the City's water conservation ordinance. (Please see Plan Sheet LP -1.)
Lot Line .44justrneot
The existing site is divided into 29 parcels, one for each apartment building, Nvith the remaining
parcel serving as a common space. The lot line adjustment would reduce the existing parcels
(007-610-001 through 032) to three parcels with defined front. rear and side yards. The Lot Line
Adjustment is required as a condition of project approval. More details are provided in the Staff
Analysis section below.
STAFF ANALYSIS
General Plait Consistency
The proposed project is consistent with the following goals, policies, and programs of the 2025
General -Plan:
1-P-1 Promote a range of densities and intensities to serve the community needs within the
Urban Growth Boundary (UGB).
1-P-2 Use land efficiently by promoting infill development, at equal or higher density and
intensity than surrounding land uses.
The project conforms to General Plan policies to use land efficiently and promote
infill at equal or higher density and intensity than surrounding uses. Afuch of the
surrounding residential develolmreat is Zoned as R-2, Loin -Density) residential. The
current Plmnzed Unit Development (PUD) Zoning permits a maxinnan density of 13.5
du/ac. The site has a current residential density of 12.5 du/ac. The proposed density
provides is fill development at higher densih, — approximately 18 hu/ac. The re<oning
of the site to R-4 mould allow for development at this density, consistent with the
current General Plan Designation -- Alediznn Densil-v Residential (8.1-18.0 hu/ac).
1-P-3 Preserve the overall scale and character of established residential neighborhoods.
The site is within the southwestern portion of the South East Plazvziag Subarea of the
General Plan, which is comprised of both single and multi family residential
neighborhoods. il'hile the addition of nein apartments at Addison Ranch intensifies
the land use, it would not signifucantly impact the scale and character of the
suo•rouaading area. The project proposes 2 -stow buildings that preserve the low
profile of development h7 the neighborhood. It also provides attractive improvements
with generous landscaping to complement surrounding single family and Maki -
neighborhoods. The exterior enhancements to the site and proposed new bzaildiags
8
(✓b
and amenities will result io art overall modernization of the Addison Ranch Complex.
The modifications hill be beneficial in that they update outdated elements, achieve
compliance with City requirements and standards, are expected to provide ao overall
improvement to the visual qualih, and character of the site.
1-G-17 Recognize that trees are a community asset, an essential element in the interface
between the natural and built environment, and part of the urban infrastructure.
The project proposes a varieq, of trees, ground corer and landscaping throughout the
development. Proposed h•ees create shade, screening and visual interest and provide
a unified character that blends into the residential neighborhood.
2-P-1 As depicted on the Land Use Map, allow for urban development at defined densities
and intensities to prevent the need to extend outward beyond the Urban Growth
Boundary.
2-G-15 Maintain the rich mix of densities, commercial opportunities, education facilities and
natural and public amenities.
There is a mix of densities within the South East Planning Subarea. The project site is
in-a-transitional-area,-1vith-adjacent-cornniercial-irses-sucl>-as-tl7e-shopping-centr ,
adjacent higher density multi fannily uses such as Are approved 11laria Drive
apa•hneots, existing lower density multi fanily dwellings and single fandly drrellnrgs.
The project contributes to the anis of densities and uses per this policy, but remairns
compatible with neighboring uses through loin profile buildings, increased and
improved landscaping and through interspersing the new units within existing
development. As noted previously, much of the surrounding residential developnrernt
is zoned as R-?. The project conforms to General Plan polices to use land efficiently
and promote infill at equal or higher density and intensitY than surrounding land
uses.
4 -P -ID Create setbacks for all tributaries to the Petaluma River extending a minimum of 50
feet outward from die top of each bank, with extended buffers where significant
habitat areas, vernal pools, or wetlands exist. Development shall not occur within this
setback, except as part of greenway enhancement (for example, trails and bikeways).
Where there is a degradation within the zone, restoration of the natural creek channels
and riparian vegetation is mandatory at the time of adjacent development.
The properh, is adjacent to and rums parallel with East iT'ashington Creek. The
entire northern property line of the Addison Ranch complex frronts on the public path
adjacent to East i "ashington Creek. Currently, there is a row of ccnports,
interspersed with knndscapirng, and trash receptacles that are ab•eacly located within
the 50 foot creek setback The project proposes retaining the existing capons,
enhancing landscaping and perimeter planting, and relocating three existing brash
receptacles.
IN
b J
The introduction of 13 additional open carport parking stalls along the frontage
area to East ITrashington Creek would be a minimal extension of the improvements
in this area and would not have a detrimental impact to the creek. There are no
significant habitat areas, vernal pools or wetlands. The creek is channelized
through the area along the project, so cantinuing the existing carport setback
another approximately 113 feet to accommodate new open cmports would not be a
degradation within the creek area. Related greemra), erhhancements are proposed
through installation of new native species landscaping in between the existing
carports and along the northern edge of the carports adjacent to the creek path,
improved access to the creek and new bike storage area adjacent to the carports and
path. The nen, capons have nnirrimal consb•urctiorr and are proposed to be
contiguous with the existing caport. The addition of the open carports substantially
complies with the General Plan's buffer policy.
4-P-6 Improve air quality through the required planting of street trees.
The project meels the intent of this policy in that a variety of h•ee species are
proposed along streets and throughout the development.
5-P-22 Preserve and enhance pedestrian connectivity in existing neighborhoods and require a
well -connected -pedestrian -network linlein-,- new -and -existing -development to -adjacent
land uses.
5-P-23 Require the provision of pedestrian access for all new development.
Nem improvements will include internal sidewalks and paths that connect seamlessly
to the existing residential facilities in the project vicinit- including the sidewalks
along Maria Drive and Park Lane, as well as the unpaved path along East
1Yashir7gtn7 Creek. The cmntinuours sidewalks existing along Maria Drive and Park
Lane, acliacent to the project site, would be unchanged by the project.
5-P-26 Require all new development and those requiring new city entitlements with
"frontage" along creeks and the river to permit through travel adjacent to creeks and
the river with access points from parallel corridors spaced at minimum intervals of
500-1.000 feet.
There is a Class I off -sheet public path and trail adjacent to East Yirashington Geek
that abuts the northern property, line of the site. The project provides gated access to
the hail at two points along this propert)l line. The total frontage along the creek is
approximately 1,070 feet. The distance between the hro gates is approximately 670
feet.
11-P-1.1 Promote residential development within the Urban Growth Boundary.
11-P-1.2 Encourage the development of housing on underutilized land.
10
U — 1U
The proposed project irould provide median-densiti, residential development and
additional housing on land irithin the Urban Groirt)r Boundaly in a density range
comparable to that of the immediate vicinity and consistent frith the Gerneral Plan
designation. The nndti family units are also in close proximity to shopping, transit,
schools, and parks.
1]-P-4 Continue to require residential projects of five or more units to contribute to the
provision of below-market housing.
The developer of the project will make an in lieu fee pgyment to the Citv's Housing
Fund. Payment of in -lieu fees will allow the city to continue to fund affordable
housing through land acquisition and assistance to nonprofit developers and other
mechanisms, including the "silent second mortgage " program.
Compliance with Implementing Zoning Ordinance
Zoning !1 tap ,4nhendnhent
The requested rezoning of the subject property from PUD (Greenbriar Apartments) to R-4 is
consistent with the Medium Density General Plan land use designation and compatible with
surrounding single-family and multi -family residential development. The proposed project is
consistent with development standards for the R-4 zoning district including setbacks, parking
requirements, as outlined in the Implementing Zoning Ordinance (Table 4.9).
IZO Sections 25.050.B. and 25.070 require that prior to approval the Planning Commission find
that the proposed zoning amendment is in general conformity with Petaluma General Plan and
any applicable plans, and that the public necessity, convenience and general welfare clearly
permit and will be furthered by the proposed amendment. Staff believes these finding can be
made for the proposed project based on the following analysis:
The R-4 zoning designation will result in a use that is appropriate and compatible with
existing surrounding uses. The R-4 zoning district is consistent with the General Plan
designation for the site of Medium Density Residential (8.0 to 18 dwelling units per acre)
and will facilitate development within this density range. A mix of residential
development from low density to high density residential surrounds the site. The project
is consistent with the established character of the surrounding neighborhoods and the
character within the South East Planning Subarea of the General Plan.
2. The R-4 zoning designation will allow for infill housing development on land within the
Urban Growth Boundary. The General Plan proposes development of approximately
6,000 additional residential units and a build out population of approximately 72,700.
This represents an annual growth of rate of nearly 1.2% per year. The project would add
98 new market rate dwelling units, which is within the anticipated General Plan buildout
assumptions.
3. Approval of the requested zoning map amendment facilitates implementation of the
General Plan 2025, provides compatibility with the surrounding neighborhood, and
provides housing development consistent with the City's adopted Housing Element. The
zoning amendment serves the public convenience, necessity, and general welfare by
implementing zoning consistent with adopted plans, policies, and zoning code
regulations.
Parking
Table 11.1 of the IZO outlines the minimum on-site parking requirements for specific use types.
A total of 532 parking spaces (existing units = 336 spaces required + proposed Units = 196
spaces required) are necessary to accommodate the mix of unit types proposed at Addison
Ranch. The applicant is proposing 540 total parking spaces, including I 1 accessible spaces (2
van spaces). Of the total parking spaces provided, 323 are covered carport spaces (existing 207
stalls plus proposed 116 stalls). Approximately 13 parking stalls under new carports will be
introduced along the frontage to East Washington Creek in alignment with the existing carports.
As described previously, in compliance with Chapter 1 I of the IZO, 58 covered and uncovered
bicycle parking spaces will be provided. Bike parking is provided at a ratio of 10% of required
vehicular parking. The IZO specifies that 60% of the spaces should be secure or enclosed and
40% provided as covered racks. The project proposes 32 secure spaces and 26 covered spaces,
spread throughout the site, which complies with the 60/40 standard. Please note: Bicycle parking
meets IZO requirements but may not provide the additional parking that the Planning
Commission has sought on other residential projects.
Building Height
The maximum building heights allowed within the R-4 district is 35 feet for primary buildings
and 25 feet for accessory structures. Height is measured as the vertical distance between the
average finished grade and the midpoint between the eaves and the ridge. The proposed
residential buildings would reach an average height of approximately 27.667 feet in compliance
with the maximum height allowed for primary structures. The proposed fitness center building
would reach a total height of approximately 16'-6", also in compliance with maximum height
allowed for accessory structures. Proposed and existing carports are approximately 7'-6" in
height, also in compliance with IZO requirements.
Building Setbacks
The minimum setbacks required for a primary building within the R-4 zoning district is 10 feet.
All newly proposed apartment complexes are well within the setback requirements. Accessory
buildings are required to respect a 4 -foot side yard setback and a 5 -foot rear yard setback. The
site plan demonstrates carport setbacks that comply with the minimum setback required for
accessory buildings. The project substantially complies with the creek setbacks in that the
introduction of 13 additional open carport parking stalls along the frontage area to East
Washington Creek would be a minimal extension of the improvements in this area and would not
12
(0 - [ 11
have a detrimental impact to the creek. There are no new primary buildings proposed within the
creek setback/buffer area.
Lot Line Adjusinnent
The project site consists of 28 separate lots each corresponding to the footprint of an existing
apartment building and an additional common area lot (Parcel A) for the remainder of the
property. The project proposes to combine the separate lots into three parcels. The lot line
adjustment facilitates the rezoning of the property from PUD to R-4. A condition of subsequent
SPAR approval will require the applicant to combine the lots through submittal of a Lot Line
Adjustment prior to issuance of grading/building permits for the site.
Site Plan and Architectural Review
Staff recommends that the Planning Commission review the site, landscaping and architectural
plans for the Addison Ranch Apartment Complex, consider any comments from the public and
provide the applicant with feedback. The Planning Commission cannot take final action on the
Site Plan and Architectural Review until the City Council acts on the other associated
entitlements for the project, which include the Adoption of a Mitigated Negative Declaration and
Zoning Map Amendment. Upon approval by the City Council, the project will be brought back
iu G,u Commissionfor SPAR approval.
The City of Petaluma's Site Plan and Architectural Review Procedures and Guidelines provide
general standards to achieve a satisfactory quality of design in the individual building and site,
appropriateness of the building to its intended use, and the harmony of the development within
its surroundings. The following standards in Section 24.010-G are applicable to the proposed
project:
1. The appropriate use of quality materials and harmony and proportion of the overall design.
The proposed design uses a variety of colors and materials to break up the building mass of
each apartment building. Alaterials include a mix of cement composite paneling, coated
corrugated metal siding perforated aluminum panels and anodiaed ahoninum urindow
[reatinents. The new buildings have been designed to complement the neirly remodeled
buildings on site.
2. The architectural style which should be appropriate for the project in question, and
compatible with the overall character of the neighborhood.
The architectural style is appropriate for the site and uses colors, materials and design
features that make the proposed development compatible with the recent renovations. A
horizontal orientation, strong massing and a composite of materials and textures provides
visual varieo, rand characterize the architecture of the units. The proposed buildings, and
other neer s1ruchu•es on site, use cement composite pmaeling, coated corrugated metal,
13
G-l1j
perforated alznninton panels and anodi_ed ahaninzun window treatments. These basic
components carry through in the design of all neer const-uction and act cis unifying elements.
The project proposes buildings that preserve the loin profile of development in the
neighborhood. It also provides attractive improvements with generous landscaping to
complement surrounding single family and nndti famith, neighborhoods. The exterior
enhancements to the site and proposed new buildings and amenities will result in an overall
Modernization of the Addison Ranch Complex and are expected to provide an improvement
to the visual quality and character of the site.
I The siting of the structure on the property as compared to the siting of other structures in the
immediate neighborhood.
The new apartment buildings are sited appropriately behween existing structures while
maintaining adequate distance to preserve privacy and common open spaces. parking aad
access is generally located at the exterior of each lot. The existing clubhouse building and
pool, and proposed fitness center are located within the center of the development. This
siting is consistent with the existing development, and consistent with other 17mltifanily
residential development in the area
4. The -bulk,, height—,and color -of tlie-proposed-structures-as-compared to the -bulk, height, and
color of other structures in the immediate neighborhood.
The proposed colors and materials are compatible with existing development. Colors
proposed generally include white, gra,, taupe, red, green and blue. Siding material
proposed includes: composite cement paneling and galvanized coated corrugate metal.
Materials are similar to those utilised for the renovation.
5. 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 applicant is proposing removal of various ornamental trees, some in poor health. None
of the trees proposed for removal are protected trees. The applicant has submitted a
landscape pla7 that proposes a mix of native California and horticultural appropriate trees,
shrubs and groundcover as well as planters and pavers. Lawn areas are limited to
recreational spaces. Conditions of the project approval will require the applicant to comply
with landscape nwater use efficiency standards of the Ci(y's water conservation ordinance.
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 approved City standards. Any plans pertaining to
pedestrians, bicycle, or automobile circulation shall be routed to the Pedestrian and Bicycle
Advisory Committee (PBAC) for review and approval or recommendation.
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The main access driveira>> on Maria Dive will be modified with gated access and the
existing Park Lane driveway will be reproved. The applicant is proposing interior pedestrian
and bicPcle facilities, such as bike racks, walkira-vs and wav finding signs. New
improvements will include internal sidewalks and paths that connect seamlessly to the
existing residential facilities in the project vicinih' including a sidewalk along Maria Drive
and Park Lane, as well as the unpaved path along East 1f'ashi7gton Creek. Adjacent to the
project site, cmatinuous sidewalks are provided along Maria Drive and Park Lane and would
be zmchanged by the project. Based an information provided in the environmental review of
the project, the new residential traits are expected to increase the number of school age
children in the inunediate vicinity. Therefore, a )'0011'S111ped crosswalk will be required at
the MariaDrive and Park Lane intersection. Additionally, a standard striped crosswalk will
be added on the Greenbriar Circle approach to Maria Drive.
Consistence with Petaluma Bicycle and Pedestrian Master Plan
The Petaluma Bicycle and Pedestrian Committee (PBAC) reviewed the Pedestrian and Bicycle
Plan for the Addison Ranch project on Wednesday, April 3, 2013. The recommended conditions
will be incorporated into the Draft Resolution for the Site Plan and Architectural Review.
PUBLIC COMMENTS
Notice oflntent to Adopt a Mitigated Negative Declaration
A Notice of Intent to Adopt a Mitigated Negative Declaration and Public Hearing was published
in the Argus Courier on May 22, 2014 and mailed to all property owners and occupants within
500 feet of the subject property. At the writing of this staff report the Planning Division has not
received public comment on this project in response to the notice.
Neighborhood Meeting
On Monday, May 12, 2014 at 6:00 PM, the project sponsor held a neighborhood meeting at the
Addison Ranch development at the property's clubhouse. The applicant mailed a notice
(Attachment D) to a 500 -foot radius and to neighborhood groups, and hosted a community
meeting. Approximately 13 community members, including members of the Eastside Petaluma
Neighborhood Coalition, attended the meeting. The community asked questions about
landscaping, fencing, security gates, traffic, and the number of access points that the project will
have. Officer Aaron Lindh from the Petaluma Police Department also attended. Officer Lindh
mentioned that the former Greenbriar Apartments was a nuisance property and that the number
of police calls to the property have decreased significantly since it was purchased by the
applicant and renamed Addison Ranch. As a result of the meeting, resident only entry/exit
modifications were made to the Park Lane access at the southwest corner of the property.
Public Comments on other projects
Written and emailed public comments received by the Planning Division regarding the Maria
Drive and Safeway Fuel projects mention the Addison Ranch Development. Comments
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generally discuss cumulative traffic concerns from all three projects, past safety and vandalism
issues in the area, and overpopulation and quality of life impacts to the neighborhood. Most
comments were received in July and August of 3013.
Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Initial
Study of potential environmental impacts was prepared for this project. The potential for
significant impacts was identified in the following 10 categories: Aesthetics, Air Quality,
Biological Resources, Cultural Resources, Geology and Soils, Hazardous Materials, Hydrology,
Land Use, Noise and Transportation and Circulation. Based on the Initial Study, a Mitigated
Negative Declaration (MND) was prepared and circulated for public review for thirty (30) days
(Attachment C). No public comments were submitted.
The MND and its supporting Initial Study propose mitigation measures which have been agreed
to by the applicant and will reduce potential impacts to less than significant levels. The
mitigation measures are enforceable through conditions of approval and are incorporated into the
Mitigation Monitoring and Reporting Program attached as Exhibit 1 of Attachment A. There is
uo-substantial-evidence-in-light-oftliu-whole-recordrthatthe-project, as mitigated would -have a
significant effect on the environment.
The Mitigated Negative Declaration with its supporting Initial Study, and the Mitigation
Monitoring and Reporting Program are included as attachments and outline the mitigation
measures (Attachment A- Exhibit 1 and Attachment C).
ATTACHMENTS
Attachment A: Draft Resolution recommending adoption of a Mitigated Negative Declaration
and Mitigation Monitoring and Reporting Program and Exhibit 1 — MMRP.
Attachment B: Draft Resolution recommending approval of a Zoning Map Amendment to
rezone the subject property from PUD to R-4.
Attachment C initial Study and Mitigated Negative Declaration.
Attachment D: Neighborhood Meeting Flyer
Attachment E: Project Plans
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