HomeMy WebLinkAboutPlanning Commission Resolution 2014-26 08/12/2014RESOLUTION NO. 2014-26
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF A ZONING MAP AMENDMENT
TO REZONE THE PROPERTY LOCATED AT THE INTERSECTION OF WEST AND
KELLER STREETS FROM R2 TO PLANNED UNIT DISTRICT (PUD)
APN: 006-083-054
FILE NO. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001
WHEREAS, Jim Soules/Keller Court LLC, submitted an application to the City of Petaluma
for a Zoning Map Amendment (File No. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001) for the property
located at 000 West Street, intersection of West and Keller streets (APN: 006-083-054); ("the
Project" or the "proposed Project"); and
WHEREAS, on August 12, 2014, the Planning Commission reviewed the CEQA evaluation
and by Resolution No. 2014-25 dated August 12, 2014, recommended to the City Council
adoption of a Mitigated Negative Declaration, in accordance with the California Environmental
Quality Act and the City of Petaluma Environmental Guidelines; and
WHEREAS, the City's Planning Commission held a duly noticed public hearing to consider
the Project, including the proposed Zoning Map Amendment on August 12, 2014, at which time
all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered staff reports dated August 12, 2014,
analyzing the Project, including the related Mitigated Negative Declaration, Tentative
Subdivision Map and Local Landmark Designation; and
WHEREAS, Chapter 19.030 of the IZO provides for the adoption of new residential PUDs;
and
WHEREAS, Chapter 25.065 of the IZO provides for the amendment to the zoning map;
and
NOW THEREFORE BE IT RESOLVED that the Planning Commission hereby recommends the
City Council rezone the subject parcel (006-083-054) from R2 to the Keller Court Commons PUD
based on the following findings:
1. The proposed amendment to the Implementing Zoning Ordinance No. 2300
N.C.S., to rezone the subject parcel (006-083-054) to PUD is consistent with and implements the
Low Density Residential land use classification of the General Plan that already exists for the
parcel. The proposed density of 5.75 dwelling units per net acre is within the allowable density
range of the Low Density Residential designation of (2.6 to 8.0 du/acre) and is less than if it were
developed under the standard R-2 zoning designation. The proposed rezoning results in a use
that is compatible with the established character of the surrounding neighborhood and the low-
density residential character within the West Planning Subarea.
Planning Commission Resolution No. 2014-26 Page 1
2. The PUD is proposed on property which has suitable relationship to one or more
thoroughfares (West Street), and said thoroughfares are adequate to carry anticipated traffic
generated by the development, as West Street is designated a Connector in the General Plan.
3. The plan for the proposed development presents a unified and organized
arrangement of buildings and facilities which are appropriate in relation to adjacent or nearby
properties, and includes provisions for preservation of existing trees, adequate landscaping, and
screening and setbacks to ensure compatibility. Conditions have been incorporated requiring
design and development standards that are compatible with the surrounding neighborhood
including the historic Lund holm-Patocchi farmhouse.
4. The proposed PUD and associated development plan provide a variation from
the standard R-2 zoning with units clustered on small lots around a common area to maximize
tree preservation, minimize alteration to the more steeply sloped area of the lot, and provide a
site design that enhances the character of the existing neighborhood.
5. The proposed rezoning to PUD is consistent with the Petaluma General Plan
Housing Element policies which promote residential development within the Urban Growth
Boundary (Policy 11-P-1.1) and encourage the development of housing on underutilized land
(Policy 11-P-1.2).
6. The development of the subject property in the manner proposed by the
applicant, and as conditioned, will not be detrimental to the public welfare, will be in the best
interests of the City, and will be in keeping with the general intent and spirit of the Petaluma
General Plan and city zoning regulations. The project adds eight new market rate dwelling units,
preserves 30 protected Coast Live Oaks, and provides a half acre of common area open space.
Project plans present a unified and clustered arrangement of lots unique to Petaluma and
private street access that is appropriate to adjacent and nearby properties. Preservation of
mature trees and installation of proposed landscaping further ensures compatibility. The
proposed project will also require Site Plan and Architectural Review and approval by the
Planning Commission.
7. The requirements of the California Environmental Quality Act (CEQA) have been
satisfied through the preparation of an Initial Study and the drafting of a Mitigated Negative
Declaration to avoid or reduce to a level of insignificance, potential air quality and noise
impacts generated by the proposed project. In compliance with the requirements of the
California Environmental Quality Act, an Initial Study was prepared for the PUD rezoning of the
property. Based upon the Initial Study, a determination was made that no significant
environmental impacts would result. A copy of this notice was published in the Argus Courier on
July 24, 2014, and provided to residents and occupants within 500 feet of the site, in compliance
with CEQA requirements.
8. The project, as conditioned per the resolution approving the Tentative Subdivision
Map (Resolution No. 2014-27) complies with the applicable provisions of the Municipal Code
and the General Plan.
9. The Unit Development Plan for The Keller Court Commons Subdivision shall be
subject to the applicable conditions of Tentative Subdivision Map, including Mitigation Measures
adopted as conditions of approval.
Planning Commission Resolution No. 2014-26 Page 2
ADOPTED this 121h day of August, 2014, by the following vote:
ATTEST:
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
r
lent i#e Terre�ie
air
r
APPROVED AS TO FORM:
mission Secretary Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2014-26 Page 3
Exhibit 1
PUD DEVELOPMENT STANDARDS
AND DESIGN GUIDELINES
KELLER COURT COMMONS
August 12, 2014
PURPOSE:
The purpose of this document is to provide written standards and design guidelines
for the development of the Keller Court Commons Subdivision. The overall objective is
to provide specific standards and guidelines for the development of the site that is
sensitive to abutting private and public lands while providing ownership opportunities
for compact two-bedroom, community -oriented homes within walking distance of
downtown Petaluma.
B. The Planned Unit District (PUD) provides a more community -oriented design and form
of ownership than that provided by traditional R2 lots.
C. All City Council Resolutions and Ordinances approving the Mitigated Negative
Declaration, Zoning Map Amendment, Planned Unit District (PUD) Development Plan
and Standards, Site Plan and Architectural Review (SPAR) approvals shall be
referenced for this project.
D. The matters addressed herein are intended to supplement the City of Petaluma's
Implementing Zoning Ordinance (IZO) and building requirements and to promote
environmentally sensitive and logical development of properties within the site.
IL USES:
All uses shall conform to the following:
A. PERMITTED PRINCIPAL USES:
Single -Family detached dwellings
2. Model homes along with temporary sales offices and associated project
identification signs are allowed until completion of sales. Pursuant to
Implementing Zoning Ordinance section 20.070 Temporary Sales Office and
Customer Signage.
3. Temporary construction offices in a construction trailer or building on the site until
completion of construction. There may also be a temporary workshop and
storage facility.
B. ACCESSORY USES:
1. Private garages and off street parking areas.
2. Commons Building as gathering space for use by residents and guests only.
3. Exercise & Storage Room, Garden Shed for use by residents and guests only.
4. Home occupations consistent with Petaluma Implementing Zoning Ordinance.
Planning Commission Resolution No. 2014-26 Page 4
IV.
C. PROHIBITED USES:
All prohibited uses shall be in accordance with Residential 2 (R2) Zoning District
Standards as stated in the Implementing Zoning Ordinance unless otherwise
permitted by these standards.
2. Conversion of garage spaces to living or storage space.
3. Accessory Dwelling Unit.
4. Swimming Pool, Hot Tub, Spa.
5. Building additions. An owner seeking a building addition would need to amend
the PUD per the requirements of the IZO.
6. The commons building shall not be used for any public/semi-public gatherings, as
a polling location, etc. due to the lack of improvements for accessibility. Use shall
be limited to owners and their guests. This limitation shall not be modified by vote
or other device without the necessary Accessibility Improvements that meet the
California Building Standards Code in effect at the time of the intended
improvements and that is approved by the Petaluma Building Services.
PROCEDURES
A. The City of Petaluma shall complete Site Plan and Architectural Review of the site
layout, architecture, and landscaping plans and other site amenities prior to issuance
of a building permit.
B. Minor modifications to the PUD Development Standards may be approved in
accordance with Section 19.040.E.4 of the Implementing Zoning Ordinance.
GRADING AND DRAINAGE
A. All grading activities shall be completed prior to October 151h unless
specifically approved by the City Engineer. Erosion Control Measures shall be installed
per the satisfaction of the City Engineer prior to said date.
B. All grading and excavation shall conform to the geotechnical investigation report
prepared for this project by Miller -Pacific Engineering Group dated April 8, 2014. The
project's geotechnical engineer and the City of Petaluma shall approve the grading
plans.
V. ARCHITECTURAL DESIGN
A. The design objectives for Keller Court Commons are to create a community following
the Pocket Neighborhood Design (PND) concept. The most important aspect of the
PND concept is a pedestrian friendly neighborhood. The design achieves this by
arranging the homes around a commonly owned, landscaped courtyard with a
view. Each home shall have a single detached garage sited along an alley like drive
to the rear of the community. Thus residents live on a park not a parking lot.
Additionally, all plans shall include functional covered front porches to further
promote a sense of community. Another important feature is a small community
building for private use of residents and guests. The community building has no
kitchen facilities (only a bar size sink), storage for tables and chairs, and a restroom
accessed from the outside.
Planning Commission Resolution No. 2014-26
Page 5
B. The goal for the "Keller Court Commons" is to respect the farm site by designing
smaller, more sustainable structures deferential to the adjacent farmhouse at 200
West Street rather than trying to mimic it. The Community is designed to appear as a
farmstead, not unlike the pre-existing farm "outbuildings." The new buildings' massing
and scale will be reminiscent of this Agrarian vernacular; yet a contemporary
interpretation without being "literal" copies of them. The materials used —
corrugated metal, asphalt shingle and metal roofing, metal / fiberglass clad
windows, fiber cement, new / reclaimed wood board siding — shall be consistent
with this approach.
C. Roofing material shall be class "A" rated or better corrugated, metal standing seam
or high definition composition shingles. Built-up tar and gravel, cap sheet, single -ply,
and similar roofs are only acceptable if not visible from any surrounding property. All
of the above shall also conform to Covenants, Conditions and Restrictions (CC&R)
requirements.
D. No mechanical equipment, other than solar equipment and satellite dishes with a
diameter no greater than 24 inches, shall be installed on any rooftop. Satellite dishes
must be located to minimize being seen, and the location approved per the CC&Rs.
No mechanical equipment such as air conditioners may be installed on the exterior
of the dwelling or within the lot. All of the above shall also conform to CC&R
requirements.
E. Solar equipment, panels, or other collectors shall be flat panels. Exposed supports,
excessive lengths of exposed piping, etc., are strongly discouraged. All of the above
shall also conform to CC&R requirements.
All exterior light fixtures shall be shown on plans subject to SPAR approval. All lights
attached to buildings shall provide a soft "wash" of light against the wall. All lights
shall conform to City Performance Standards (e.g., no direct glare, no poles in excess
of 20 feet in height, etc.) and shall complement building architecture.
VI. LOT SITING, SETBACKS, HEIGHT AND BULK
A. Minimum Lot size shall be 2,000 square feet. No further subdivision shall be permitted.
B. Building Setback to property lines shall be as shown on the SETBACK EXHIBIT, Sheet
TM -7 of the approved PUD Development Plan. The following improvements are
permitted within the designated setback areas:
1. On -grade patios
2. Bay windows on lower level to a depth not greater than three feet
3. Chimneys
4. Roof overhangs for a distance not greater than three feet provided the
projection shall not exceed one-half the width of the required setback.
C. Height Limit: (The following standard is similar to IZO R2 zoning.)
1. Primary Residences: 25 feet
a. Exception 1. - Towers and cupolas 35 feet
Planning Commission Resolution No. 2014-26 Page 6
b. Exception 2. - Dormers no wider than 49% of the roof length can penetrate
the roof mid -slope.
2. Accessary Structures: 15 feet
a. Exception 1. - 2nd story non -dwelling space over garage building 3 - greater
than 25 feet from the Parcel A north perimeter property line - up to 20 feet.
3. Definitions (relevant to height)
a. Maximum Building Height shall be defined as the vertical distance measured
from Average Grade plane to Mid -slope of gable or shed roof.
b. Tower and cupolas shall be defined as a portion of building not exceeding
25% of the gross roof area measured horizontally, including eaves.
c. Mid -slope shall be defined as the midpoint between the roof eave line and
the roof ridge line of the main roof.
d. Average Grade plane shall be determined by the average of the highest and
lowest points where the building footprint comes in contact with Finish Grade.
e. Finish Grade shall be defined as the ground surface AFTER building is
constructed and finish grading is performed.
D. There shall be no building additions after completion that results in an increase of the
building footprint or floor area. No second story space shall be added over porches.
Porches shall not be enclosed. Exception to this standard will require a PUD
amendment per the requirements of the City of Petaluma Implementing Zoning
Ordinance.
VII. PARKING, BICYCLE PARKING AND ACCESS
A. Parking for automotive vehicles shall be provided on the overall site at a minimum
ratio of one parking space per bedroom. This parking standard is the current city
multi -family parking standard.
B. Private Garages - Each lot shall be permanently assigned in the CC&Rs one private
garage. The private garage shall be fully enclosed, have an eight -foot wide garage
door, a motorized garage door opener, and a minimum interior dimension of 10 -feet
by 20 -feet.
C. Unassigned Open Parking Spaces - Of the total 17 parking spaces provided, nine
shall be unassigned surface spaces. The unassigned uncovered spaces are for both
residents and guests. The open unassigned spaces may not be subsequently
assigned to any lot or person.
D. Bicycle Parking - A minimum of one bicycle parking space, with stand, shall be
provided per each lot in a secure area (garage) within or adjacent to the common
area.
E. Walks - The walks within the courtyard and from the parking to the residences shall
be a minimum of four feet wide. Walks within lots shall be a minimum of three feet
wide. The project is not subject to the accessibility regulations of the California
Building Code as currently adopted.
Planning Commission Resolution No. 2014-26 Page 7
Vlll. LANDSCAPE AND FENCING
A. Landscaping and fencing for Keller Court Commons shall be as shown on the
approved PUD Master Landscape and Fence Plans.
B. The developer shall be responsible for installing common area and parking area
landscaping, irrigation and project fencing and maintenance of all items until
maintenance is transferred to the Homeowners Association (HOA).
C. Individual lot owners shall be responsible for installing landscaping, and irrigation,
within their private yard within 4 months of purchase. Until the lot is purchased the
developer shall maintain all lots. The developer shall install landscaping in any lot not
purchased by July Is' of the year following completion of the project.
D. Future replacement of plants as shown on the PUD Master Landscape and Fence
Plan may be allowed if plants used are from the proposed plant lists as shown on said
plan. The Planning Manager may approve significant modifications to the approved
plant list.
E. All fence replacement must comply with the PUD Fence Plan. Modifications to the
approved fence design may be approved in accordance with Section 19.040.E.4 of
the Implementing Zoning Ordinance as well as the requirements of the CC&Rs.
All trees shall be a minimum of 15 gallon in size unless otherwise specified; smaller (5
gallon) may be considered in areas not subject to high pedestrian access or based
on site specific and design purposes. All trees shall be installed to City planting and
staking standards. All shrubs shall be a minimum five -gallon size. All planted areas not
improved with lawn or groundcover material shall be protected with a two-inch
deep bark mulch as a temporary measure until the groundcover is established.
G. All plant material within the common area shall be served by an automatic
underground spray, drip or stream bubbler irrigation system consistent with the
approved landscape plans.
H. All planting on each lot shall be maintained in good growing condition by the
property owner. Maintenance of the "common" area will be addressed through the
CC&Rs for the project. Such maintenance shall include, where appropriate, pruning,
mowing, weeding, cleaning of debris and trash, fertilizing and regular watering.
Whenever necessary, planting shall be replaced with other plant materials to insure
continued compliance with applicable landscaping requirements. Required irrigation
systems shall be fully maintained in sound operating condition with heads periodically
cleaned and replaced when missing to insure continued regular watering of
landscape areas and health and vitality of landscape materials.
Linear root barrier systems shall be utilized for trees near public streets, driveways or
walkways as needed, subject to City standards.
J. All turf, groundcovers and shrubs shall be kept a minimum of two feet from the base
of all newly planted trees.
K. Landscape construction drawings shall contain detailed planting and irrigation plans
for all landscaping, subject to City standards. Plans shall identify all proposed species
and plant spacing and shall include planting details consistent with City standards.
Planning Commission Resolution No. 2014-26 Page 8
L. Underground utilities such as water meters and sewer laterals shall be placed to
avoid conflict with tree planting locations. Transformer vaults, fire hydrants and light
standards shall be located to accommodate the landscape plan without
compromising safety.
M. All work within a public -right -of way requires an encroachment permit from the
Department of Public Works.
IX. CONSTRUCTION
A. All grading and major dust generating activities, when practical, shall be
conducted in a manner that contains the dust within the immediate boundaries of
the construction site.
B. Construction activities shall comply with applicable Implementing Zoning Ordinance
and Municipal Code Performance Standards (noise, dust, odor, etc.).
C. Prior to any construction activity on the site, protective fencing shall be
installed at the drip line of existing trees located within the immediate vicinity of
proposed construction activity. These trees are identified for preservation per the
arborist report prepared for the project. City Staff shall be notified by the project
proponents prior to commencement of any work proposed closer than the drip lines
of trees recommended for preservation except as previously approved by the
Arborist. All such activity, including excavation, pruning and root work shall be
conducted under the supervision of the consulting arborist who will report to staff,
with costs borne by the project proponents.
D. High or moderate value trees in good condition (as identified under the arborist
report by Horticultural Associates dated February 24, 2014) proposed for retention but
subsequently damaged or removed during the course of construction shall be
replaced by the developer at the rate of three -15- gallon size trees for each six
inches of trunk diameter removed or damaged, as recommended by the consulting
arborist. Species and location of the replacement trees shall be from the approved
landscape plan.
E. All City -authorized grading and construction activity shall be limited to the hours
between 7:30 am and 5:00 pm, Monday through Friday, and 9:00 am and 5:00 pm on
Saturday, provided noise levels generated are within the limits of the City of
Petaluma noise limits. No construction work shall be permitted on recognized Federal
holidays and Sundays. The developer shall designate a construction management
person responsible for responding to any complaints generated regarding excessive
noise during construction. A telephone number for contacting the designated
individual shall be conspicuously posted at the construction site. The responsible
authority shall determine the cause of noise complaints received and implement
reasonable measure to resolve the issues. City staff shall monitor complaints received
and take reasonable steps to resolve issues in a timely manner as they arise, including
enforcement of abatement procedures to bring violations into conformance with the
City General Plan and Implementing Zoning Ordinance Performance standards.
Planning Commission Resolution No. 2014-26 Page 9
X. UNACCEPTABLE USES AND PRACTICES
The following uses and practices are deemed to be nuisances:
A. No use or practice shall be permitted to exist or operate within this property so as to
be offensive or detrimental to any adjacent use, property, or its occupants, including
residential inhabitants of adjacent property.
Visible storage of junk, trash, mechanical equipment or non -operational vehicles;
unpermitted storage of prohibited materials such as petroleum, oil, pesticides, paints,
medical wastes and other hazardous materials.
C. Any use, excluding reasonable construction activity, which emits particulate or
gaseous matter, emits dust, sweepings, dirt or cinders into the atmospheres, or
discharges liquid, solid wastes, or other matter into any stream, water course, river or
other waterway, any of which activities may adversely affect the health or safety of
persons, or vegetation, or comfort of or intended reasonable use of property by
persons within the area.
D. The discharge of any fumes, odor, gases, vapors, steam, acids or other substance
into the atmosphere which in the opinion of the City may be
detrimental to the health, safety or welfare of any person, or may interfere with the
comfort of persons within the area, or which may be harmful to property or
vegetation.
E. The radiation or discharge of intense glare or heat, or atomic, electromagnetic,
microwave, ultrasonic, laser or other radiation.
F. Any use which has the potential to create public health, fire or explosion hazard in
the opinion of the City Fire Marshal.
G. Excessive noise defined as that exceeding the decibel levels established in the City of
Petaluma General Plan and Implementing Zoning Ordinance.
H. Excessive emissions of smoke, stream, or particular matter, defined as exceeding the
standards established by the Bay Area Air Quality Management District.
I. Vehicle repair.
XI. EXCEPTIONS TO STANDARDS
After adoption of the PUD standards, and during construction or upon completion,
whenever the standards contained in the PUD program do not address an aspect of
physical development or use within the development, the Planning Manager may
approve minor modifications in unit architecture or site design per Chapter
19.040.E.4. The Manager may also refer such questions of modifications of
development standards and/or uses to the Planning Commission, the body charged
with site plan and architectural review, for a decision. Significant modifications to the
approved PUD, shall be made only by resolution of the City Council. Any decision by
the Director or Planning Commission may be appealed to the City Council through
standard appeal procedures contained in the Implementing Zoning Ordinance.
Planning Commission Resolution No. 2014-26 Page 10