HomeMy WebLinkAboutStaff Report 6.A 10/20/2014 Attachment 04-09ATTACHMENT 4
RESOLUTION OF THE CITY OF PETALUMA
CITY COUNCIL DESIGNATING THE LUNDHOLM / PATOCCHI HOUSE AT 200
WEST STREET AS A LOCAL HISTORIC LANDMARK
APN 006-083-053, PARCEL 1
FILE NO. PLMA-14-0002
WHEREAS, on March 24, 2013, the City approved as a condition of the Tentative
Parcel Map that any hearings for future development proposals on the adjacent remainder parcel
(APN: 006-083-054) shall also include an application to designate 200 West Street as a local
landmark, as proposed by the applicant in the letter dated March 4, 2013; and
WHEREAS, on April 10, 2014 Jim Soules/ Keller Court LLC, submitted an application
for Zoning Map Amendment and Tentative Subdivision Map approval for eight new residential
units, garages and a commons building on the adjacent remainder parcel; and
WHEREAS, Jim Soules and Keller Court LLC, has agreed to local designation of the
Lundholm/Patocchi House as a Local Landmark; and
WHEREAS on August 12, 2014 at a duly noticed public hearing, the Historic and
Cultural Preservation Committee reviewed the proposed designation of the Lundhohn/Patocclu
House and made an affirmative recommendation to the Planning Commission to recommend
designation of the Lundholm/Patocchi House as a Local Landmark; and
WHEREAS, on August 12, 2014 at a duly noticed public hearing, the Planning
Commission recommended to the City Council adoption of a Mitigated Negative Declaration,
adoption of a Zoning Map Amendment, and approval of the Tentative Subdivision Map for the
Keller Court Commons project, including designation of the Lundholm/Patocchi House; and
WHEREAS, on October 20, 2014 the City Council at a duly noticed public bearing
approved Resolution No. 2014-028 designating the Lundholm/Patocchi House at 200 West Street
a local historic landmark.
NOW THEREFORE BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
PETALUMA AS FOLLOWS:
Section 1. Designation as Local Landmark. The City Council hereby designates the
Lundholm/Patocchi House at 200 West Street, APN 006-083-053, PARCEL 1, as a Local
Historic Landmark based on the following determinations:
A. Designation of the Lundholm/Patocchi House as a Local Landmark is consistent with the
Petaluma General Plan 2025 in that it identifies, recognizes, and protects an historic
resource that is part of Petaluma's unique and irreplaceable cultural heritage (3-P-1) and
designates a Local Landmark as part of the development review process (3 -P -1D).
B. Designation of the Lundholm/Patocchi House will further implement historic
preservation objectives outlined in Chapter 15 of the Implementing Zoning Ordinance
(IZO) in that it will serve to promote the health, safety, and general welfare of the public
through the protection and enhancement of a building that serves as a reminder of past
eras, events, and persons important to local history.
C. On August 12, 2014, the Historic and Cultural Preservation Committee found the
Lundholm/Patocchi House to be locally significant based on its association with the local
dairy and poultry industry and its embodiment of distinctive characteristics of a 19th
Century Queen Anne Residence.
D. The following description of the characteristics of the Lundliolm/Patocchi House justify
its designation as a local historic landmark as do excerpts from the CEOA Review a7d
Evaluation for Significance for the Lundhohn/Patocchi Farmhouse, prepared by Clark
Historic Resource Consultants, and dated May 2006.
The Lundholm/Patocchi House is associated with broad patterns of local
agricultural history as a representation of residential trends in Petaluma during
the late 19"' century. The construction of the house coincided with a period of
growth in the residential neighborhood that spread from the downtown core
area, north along Liberty, Keller, and Kentucky Streets.
2. The Lundholnr/Patocchi House embodies distinctive characteristics of a type
and period. The House is a well-maintained example of 19°i century Queen
Anne design. The house retains integrity and retains many decorative details,
interior spatial organization, and exterior features including the paha located at
the front of the property.
E. The following are the primary character defining elements of the Lundholm/Patocchi
House:
1. Steeply -pitched cross -gable roofline
2. Spider motif braces on the gable peaks
3. Canted bay windows
4. 1/1 double hung wood sash windows;
5. Fishscale shingled architrave and cut-out balustrade borders on front porch;
6. Shiplap siding;
7. Existing palm in front of the building
F. The location of the landmark- is 200 West Street and the boundaries of the landmark are
the APN 006-083-053, PARCEL 1.
G. The following conditions of approval shall apply to the property at 200 West Street:
1. The Lundholm/Patocchi House shall be placed on Petaluma's local Register of
Historic Landmarks.
2. Prior to building perrriit final, the designation shall be recorded by the applicant
with the Sonoma County Recorders office as a deed restriction. Proof of such
recordation shall be provided to the Planning Division prior to any building
permit final relating to development on Parcel 006-083-054.
3. The existing attached carport which provides the one required covered parking
space is not consistent with the character of the house. At such time that the
carport is remodeled or a garage added, it shall be designed in keeping with the
character of the farmhouse and subject to review and approval by the FIPCP prior
to modification or removal.
4. Development shall maintain adequate open space around the parcel to allow the
Queen Anne Residence to be individually appreciated.
5. Appropriate vegetative screening shall be planted at the rear and side of the parcel
in order to serve as a visual buffer from adjacent new construction.
6. The Lundholm/Patocchi House shall be subject to the provisions of IZO Chapter
15: Preservation of the Cultural and Historic Environment. Pursuant to IZO
§15.040.J and any subsequent amendments thereto, future construction,
alterations, demolition, repair, maintenance, or removal work for which a City
permit is required for the Lundholm/Patocchi House shall first be reviewed and
approved by the Historic and Cultural Preservation Committee according to the
standards of review set by IZO § 15.070 and any subsequent amendments thereto.
Section 2. Recordation of Designation. The local landmark designation shall be recorded by
the applicant with the Sonoma County Recorder's office as a deed restriction applicable to APN
006-083-053. Proof of such recordation shall be provided to the Planning Division prior to
finalizing any building permit.
Section 3. Severability. If any provision of this ordinance or the application thereof to any
person or circumstance is held invalid, the remainder of the ordinance, including the application
of such part or provision to other persons or circumstances shall not be affected thereby and shall
continue in full force and effect. To this end, provisions of this ordinance are severable. The
City Council hereby declares that it would have passed each section, subsection, subdivision,
paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more
sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held
unconstitutional, invalid, or unenforceable.
Section 4. Effective Date. This ordinance shall become effective thirty (30) days after the date
of its adoption by the Petaluma City Council.
Section 5. Posting/Publishing of Notice. The City Clerk is hereby directed to post and/or
publish this ordinance or a synopsis of it for the period and in the manner required by the City
Charter.
ATTACHMENT 5
RESOLUTION NO. 2014-25
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE
DECLARATION FOR THE KELLER COURT COMMONS PROJECT
LOCATED AT 000 WEST STREET AT KELLER
APN: 006-083-054
File No. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001
WHEREAS, Jim Soules with Keller Court LLC, as the applicant/developer, submitted an
application (File No. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001) to the City of Petaluma for a
Zoning Map Amendment and Tentative Subdivision Map for the property located at 000 West
Street at Keller Street (APN: 006-083-054); and for Local Landmark Designation of the farmhouse
located at 200 West Street (APN 006-083-053, Parcel 1) ("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, 2009; 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 FIR;
and
WHEREAS, a Notice of Intent to Adopt a Mitigated Negative Declaration providing a
twenty (20) day public comment period commencing July 24, 2014, and ending August 12,
2014, and a Notice of Public Hearing to be held on August 12, 2014, before the City of Petaluma
Planning Commission, were 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, the Planning Commission held a public hearing on August 12, 2014, during
which the Commission considered the MND, its Initial Study and supporting documentation
referenced in the Initial Study, the Project, a staff report dated August 12, 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 August 12, 2014the Planning Commission completed its review of the
Project and the MND, and recommended adoption of the MND; and
F1 _I
Planning Commission Resolution No. 2014-25 -RGee-1-
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 constitutes the record of proceedings for the proposed project, file no. PLTS-14-0001 is the
City of Petaluma Community Development Department, 11 English Street, Petaluma, CA 94952;
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 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 to the Petaluma City Council
adoption of the Mitigated Negative Declaration, incorporated herein as Exhibit 1 and
available for review at the Planning Division in City Hall during normal business hours.
ADOPTED this 12+h day of August, 2014, by the following vote:
'
Commission Member Aye No Absent Abstain
-
Benedetti- Petnic X
Lin I I X
Gomez X
Marzo X
Councilmember Miller I X
Vice Chair Pierre X
Chair Wolpert I X
ATTESTV !
,_
He flier Hines, Cmmission Secretary
_lsar4it -P` erre, Vi+�-it
APPROVED AS TO FORM:
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2014-25
"/ -z-
Page -2
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ATTACHMENT 6
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.
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Planning Commission Resolution No. 2014-26-Rege--Y
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 Lundholm-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
� - 2 -
,.Page -2.
ADOPTED this 12th 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
)Ierre,
e i e' 6r
APPROVED AS TO FORM:
ommission Secretary Andrea Visveshwara, Assistant City Attorney
(P —
Planning Commission Resolution No. 2014-26 .-t'agc
Exhibit 1
PUD DEVELOPMENT STANDARDS
AND DESIGN GUIDELINES
KELLER COURT COMMONS
August 12, 2014
PURPOSE:
A. 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.
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Planning Commission Resolution No. 2014 -26 -page -t-
C. PROHIBITED USES:
1. 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.
III. 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.
IV. GRADING AND DRAINAGE
A. All grading activities shall be completed prior to October 15th 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.
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Planning
Planning Commission Resolution No. 2014-26 e3
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.
F. 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
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Planning Commission Resolution No. 2014-26 P-egq
b. Exception 2. - Dormers no wider than 49`0 of the roof length can penetrate
the roof mid -slope.
2. Accessory 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
25W/ 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 file California
Building Code as currently adopted.
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Planning Commission Resolution No. 2014-26 -Reg_-7--
VIII. 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.
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Planning Commission Resolution No. 2014-26-P-ege8_
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.
�Ofq
Planning Commission Resolution No. 2014-26 _Pel�
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.
B. 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
A. 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.
(�' 10
Planning Commission Resolution No. 2014-26 _Rege-}B-
ATTACHMENT 7
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF A
TENTATIVE SUBDIVISION MAP FOR THE
KELLER COURT COMMONS SUBDIVISION LOCATED
AT 000 WEST STREET AT KELLER
APN: 006-083-054
FILE NO. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001
WHEREAS, Jim Soules/Keller Court LLC, has submitted an application (File No. PLZM 14-
0001, PLTS 14-0001, PLZT-14-0001) to the City of Petaluma for a Zoning Map Amendment and
Tentative Subdivision Map for an eight -lot and 2 parcel Subdivision for the Keller Court Commons
("the Project" or the "proposed Project"), on 1.66 acres located north of the intersection of West
and Keller Streets (APN: 006-083-054); and
WHEREAS, on August 12, 2014, the Planning Commission conducted a duly noticed
hearing on the Project, including the tentative subdivision map, at which time all interested
parties had the opportunity to be heard.
WHEREAS, on August 12, 2014, the Planning Commission considered a staff report
analyzing the Project and the related Mitigated Negative Declaration (MND) and considered
the MND and all documents and evidence submitted; and
WHEREAS, following the public hearing, the Planning Commission adopted Resolution
Nos. 2014-25 and 2014-26 recommending 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 and
recommending City Council approval of an implementing zoning map amendment rezoning
the site from R2 to PUD consistent with the general plan designation.
follows:
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds and determines as
The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20,
Subdivisions, of the Petaluma Municipal Code (Subdivision Ordinance) and the California
Subdivision Map Act.
a. The proposed subdivision, together with provisions for its design and
improvements, is consistent with the City of Petaluma General Plan 2025 (General
Plan) and will not be detrimental to the public health, safety, or welfare in that
adequate public facilities exist or will be installed, including road, sidewalks,
water, sewer, storm drains, and other infrastructure.
b. The rezoning of the site to Planned Unit District (PUD) would promote infill
development at a net density of 5.75 units per acre consistent with the current
Low Density Residential General Plan Designation (2.6 to 8.0 units per acre). The
proposed Tentative Subdivision Map is in keeping with the lot size, arrangement
and density of the existing single-family residential neighborhood to the north and
—1—i
Planning Commission Resolution No. 2014-27—P-ec@e 1—
west of the subdivision site and is less than the density of existing development to
the south and east.
c. The project proposes development of an undeveloped / underutilized lot within
the Urban Growth Boundary that will serve to use land efficiently and promote
infill at a residential density equal to that of surrounding properties.
d. The project scale and character is consistent with the low-density residential
character of the surrounding neighborhood and abutting parcels. The PUD
zoning is intended to accommodate clustered, detached, single-family dwellings
on individual lots. Interior residential lots are setback approximately 12 feet from
the property line on the northeast corner and generally, more than 25 feet from
the other property lines w the exception of that adjacent to 120 Keller Street.
Review of project architecture individual lot landscaping, and other amenities will
be addressed in the next step of the entitlement process.
e. The General Plan anticipated development of the parcel and designated West
Street as a connector street intended to carry a medium volume of vehicles
rather than as a local street, also impacts were considered during General Plan
review and approval. The proposed project is consistent with the General Plan.
The low-density residential character within the West Planning Subarea will be
complemented by the eight single-family residences proposed, though the
clustered development differs from the traditional urban neighborhood spatial
organization that defines the subarea.
g. The siting and clustering of the residences, garages and Commons Building
preserve the existing mature and protected Quercus agrifolia (Coast Live Oaks)
on the site, which contribute to enhancing air quality and visual screening on the
north and west perimeter. Additional landscaping strengthens the visual and
aesthetic character of the site, protects the slope and provides edible fruit.
h. The project is connected to the existing street system (West Street), as required by
the General Plan by a new private residential street fully developed with curb,
gutter, sidewalk, landscaping, and access to off-street parking. The Pedestrian
and Bicycle Advisory Committee (PBAC) reviewed the proposal on June 4, 2014
and their comments have been incorporated as conditions of approval.
2. As concluded in the Initial Study/Mitigated Negative Declaration for the Project, neither
the design of the subdivision nor the proposed improvements is likely to cause substantial
environmental damage, or substantially or unavoidably injure fish or wildlife or their
habitat.
Planning Commission Resolution No. 2014-27 oge 2
3. The applicant will pay an in -lieu affordable housing fee to the City's Housing Fund.
Payment of the in -lieu housing fee is preferable in this case, as the small size of the
project makes an on-site project of 2 units (15% of 8 units) impractical to administer and
likely not financeable. Housing staff recommends payment of the in -lieu payment to the
City's Housing Fund as a more appropriate requirement, pursuant to Housing Element
Program 4.4d.
BE IT FURTHER RESOLVED that on the basis of the above findings, the Petaluma Planning
Commission recommends approval of the Tentative Subdivision Map, subject to the conditions
of approval set forth in Exhibit 1 hereto.
ADOPTED this 121h day of August, 2014, by the following vote:
Commission Member Aye No
Absent ,- Abstain
Benedetti-Petnic X
Lin
X
Gomez
I X
Marzo X
Council member Miller X
Vice Chair Pierre X
Chair Wolpert
X
ATTEST:
HePfier Hines, Commission Secretary
i'
dean-t{er Pier
re'QV�e Chair
YJ
APPROVED AS TO FORM:
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2014-27 .-Pege-3-
Exhibit 1
CONDITIONS OF APPROVAL
From the Tentative Parcel Mao APDroval (March 14. 2013)
The existing garage may be used as a primary use allowed by R2 zoning regulations or as a
residential accessory structure to an abutting residences under the same ownership.
From the Plannina Division f778-4314)
1. Before 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 as notes.
2. The plans submitted for building permit review shall be in substantial compliance with the
Unit Development Plan and the Tentative Map date stamped July 9, 2014.
3. The Tentative Subdivision Map dated July 9, 2014 supersedes the Conditions of Approval for
the Tentative Parcel Map approved March 14, 2013.
4. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration
for Keller Court Commons are herein incorporated by reference as conditions of project
approval.
5. The applicant shall pay the Notice of Determination ("NOD") Clerk's fee to the Planning
Division. The applicant shall provide a $50.00 check made payable to the Sonoma County
Clerk. Planning staff will file the Notice of Determination with the County Clerk's office. The
applicant shall also provide a check for the State Department of Fish and Wildlife
environmental filing fee (as required under Fish and Wildlife Code Section 711.4d) to the
Sonoma County Clerk on or before the filing of the Notice of Determination (as of January
1, 2014, the fee is $2,181.25; contact the Clerk's office at (707) 944-5500 to confirm).
6. 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 or
less) in compliance with policy 4 -P -15D (reducing emissions in residential units). All
residential units designed with fireplaces shall meet the requirements of Ordinance 1881
N.C.S. for clean -burning fuels.
Prior to building, grading, or demolition permit approval, all plans shall note the following
and all construction contracts shall include the some requirements (or measures shown to
be equally effective, as approved by Community Development Department), in
compliance with General Plan policy 4-P-16:
• Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction;
• Minimize idling time of construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
• Use alternative fuel construction equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
• Use add-on control devices such as diesel oxidation catalysts or particulate filters;
Planning Commission Resolution No. 2014-27 -Rege-4-
Use diesel equipment that meets the ARB's 2000 or newer certification standard for
off-road heavy-duty diesel engines;
Phase construction of the project; and
Limit the hours of operation of heavy duty equipment.
8. The residential, commons and garage building elevations, individual lot landscape plans,
mailboxes, bike racks, lights signage and other elements, and the PUD Design Guidelines
and Development Standards are subject to Site Plan and Architectural Review and
approval by the Planning Commission prior to issuance of any grading or building permits.
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.
10. 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.
11. Prior to Building Permit issuance, the applicant shall submit a final CalGreen Modified Tier 1
checklist that shows compliance with California Green Building Standards as adopted by
the City of Petaluma.
12. The applicant shall be subject to all applicable development fees. Said fees are 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.
13. Prior to building permit approval, plans for each house shall include pre -wiring for solar
facilities, in accordance with Petaluma City Council Resolution 2005-151 N.C.S., and
subject to staff review and approval.
14. Prior to Final Map and Improvement Plan approval, the plans shall be modified to show
protective construction fencing at the drip line of the Coast Live Oak trees that are being
preserved on site and the plans shall note that the existing grade shall be maintained
within that fenced area. Prior to issuance of any grading or building permit, this
construction -phase protective fencing shall be erected. The fencing shall be a minimum of
5 feet in height and shall be secured with in -ground posts. Proof that the fencing has been
installed shall be made to the Planning Division by photographs.
15. A "farm fence" shall be installed between the 1897 residence and the project site that will
further provide visual differentiation between the proposed infill development and the
historic home.
16. Drainage swales and all underground work shall be routed outside the dripline where
possible.
17. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the
project without first providing appropriate signs warning of the use of chemicals. The
project shall utilize Best Management Practices regarding pesticide/herbicide use and fully
commit to Integrated Pest Management techniques for the protection of bicyclists and
pedestrians.
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Planning Commission Resolution No. 2014-27-Raeuc-5"
18. All lighting shall be glare -free, hooded and downcast in order to prevent glare into
bicyclists' and pedestrians' eyes.
19. All exterior lighting shall be directed onto the project site and access ways and shielded to
prevent glare and intrusion onto adjacent residential properties and natural/undeveloped
areas. Plans submitted for SPAR review and approval shall incorporate lighting plans, which
reflect the location and design of all proposed streetlights, and any other exterior lighting
proposed.
20. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle
and Pedestrian Plan.
21. Prior to issuance of building permit, the applicant shall submit plans with:
a. Bike storage in all garage structures
b. Location and detail of the two bike racks
22. Applicant shall ensure adequate access to each rack from all sides and avoid placing
racks too close to any wall or structure.
23. In the event that archaeological remains are encountered during grading, work shall be
halted temporarily and a qualified archaeologist shall be consulted for evaluation of the
artifacts and to recommend future action. The local Native American community shall
also be notified and consulted in the event any archaeological remains are uncovered.
24. The applicant shall defend, indemnify, and hold harmless the City or any of its boards,
commissions, agents, officers, and employees from any claim, action, or proceeding
against the City, its boards, commissions, agents, officers, or employees to attack, set
aside, void, or annul any of the approvals of the project when such claim or action is
brought within the time period provided for in applicable State and/or local statutes. The
City shall promptly notify the applicants/developers of any such claim, action, or
proceeding. The City shall coordinate in the defense. Nothing contained in this condition
shall prohibit the City from participating in a defense of any claim, action, or proceeding
and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the
City.
25. The proposed site design and installation of infrastructure will result in limited intrusion into
tree drip lines, specifically those of trees numbers 12, 27, 35, 36, 48, 51 and 53. Based on site
constraints a short retaining wall is to be constructed adjacent to tree number 12 and fall
slightly inside the dripline.
26. Use pervious pavement within the driplines of trees number 12 and 27 to accommodate
parking. Extruded concrete or asphalt curbs shall be used to eliminate the need for
excavation in that area.
27. Trees number 35 and 36 are located on Cherry Street and their driplines will be subject to
trenching associated with installation of the sewer line installation. In order to provide
protection and encourage root regeneration post trenching it is recommended that hand -
trenching or an air spade be used and efforts such as mulching and irrigation be utilized
following trenching.
28. Intrusion into driplines of trees number 48, 51 and 53 will occur upon construction of Lot #8
located in the northwestern portion of the site and will necessitate the use of protective
Planning Commission Resolution No. 2014-27 i�agcsS
fencing during construction and addition of mulch along the Cherry Street side of the
building at operation to provide a modicum of protection.
29. The Keller Court Commons Subdivision project shall prepare a Storm Water Pollution
Prevention Plan (SWPPP) in accordance with the NPDES.
30. Install a "Not A Through Street" sign for the Keller Court entrance off West Street.
31. All work within a public right-of-way requires an encroachment permit from the Community
Development Department.
32. The applicant shall incorporate the following Best Management Practices into the
construction and improvement plans and clearly indicate these provisions in the
specifications. The construction contractor shall incorporate these measures into the
required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions
during construction.
a. Grading and construction equipment operated during construction activities shall be
properly muffled and maintained to minimize emissions. Equipment shall be turned off
when not in use.
b. Exposed soils shall be watered periodically during construction, a minimum of twice
daily. The frequency of watering shall be increased if wind speeds exceed 15mph.
Only purchased city water or reclaimed water shall be used for this purpose.
Responsibility for watering shall include weekends and holidays when work is not in
progress.
Construction sites involving earthwork shall provide for a gravel pad area consisting of
an impermeable liner and drain rock at the construction entrance to clean mud and
debris from construction vehicles prior to entering the public roadways. Street surfaces
in the vicinity of the project shall be routinely swept and cleared of mud and dust
carried onto the street by construction vehicles.
d. During excavation activities, haul trucks used to transport soil shall utilize tarps or other
similar covering devices to reduce dust emissions.
Post -construction re -vegetation, repaving or soil stabilization of exposed soils shall be
completed in a timely manner according to the approved Erosion and Sediment
Control Plan and verified by City inspectors prior to acceptance of improvements or
issuance of a certificate of occupancy.
Applicant shall designate a person with authority to require increased watering to
monitor the dust and erosion control program and provide name and phone number
to the City of Petaluma prior to issuance of grading permit.
33. All residential units designed with fireplaces shall meet the requirements of Ordinance 1881
N.C.S. for clean -burning fuels.
34. Fencing within the dripline of onsite protected trees to remain shall be subject to the
following requirements:
a. Fencing shall be of post and beam construction,
b. Posts shall be located a minimum of b feet apart,
Planning Commission Resolution No. 2014-27 Page
c. Where the tree is directly in line with the fence, fencing shall wrap around the trunk of
the tree,
d. Trunks shall be centered equidistant between posts, and
e. No fence or wall is allowed that requires a continuous trench footing.
f. Any new or replaced fence or gate requires a separate fence permit.
35. Construction activity shall be limited to Monday through Friday 7:30 a.m. to 5:00 p.m. and
Saturdays from 9:00 a.m. to 5:00 p.m. Construction is prohibited on Sundays and all
federal, state, and local holidays. This condition is more restrictive than the construction
hours stated in Article 21 (Performance Standards) of the Implementing Zoning Ordinance
because of the project's proximity to residential uses.
36. Public utility access and easement locations and widths shall be subject to the approval of
PG&E, Pacific Bell, the Sonoma County Water Agency, all other applicable utility and
service companies, as well as the City Engineer, and shall be shown on the Parcel Map.
Environmental
37. AES -1 In order to avoid light intrusion onto adjacent properties, all exterior lighting shall
be directed onto the project site and access ways, and shall be shielded to prevent glare
and intrusion onto adjacent properties. Only low -intensity light standards and/or wall
mounted lights shall be used (no flood lights), and lights attached to buildings shall provide
a "soft wash" of light against the wall and shall generate no direct glare.
38. AQ -1: The applicant shall incorporate Best Management Practices for all construction
activities and clearly indicate these provisions in the specifications. In addition an erosion
control program shall be prepared and submitted to the City of Petaluma prior to any
construction activity. BMPs shall include but not be limited to the BAAQMD Basic
Construction Mitigation Measures as modified below:
1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered three times per day;
2. All haul trucks transporting soil, sand, or other loose material shall be covered;
3. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping
is prohibited;
4. All vehicle speeds on unpaved roads shall be limited to 15 mph;
5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible;
6. Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used;
7. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 5 minutes (as required by the California airborne
toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]).
Clear signage shall be provided for construction workers at all access points;
7- V
Planning Commission Resolution No. 2014-27 Rege3
8. All construction equipment shall be maintained and properly tuned in accordance
with manufacturer's specifications. All equipment shall be checked by a certified
mechanic and determined to be running in proper condition prior to operation;
9. Construction equipment staging shall occur as for as possible from existing sensitive
receptors;
10. The Developer shall designate a person with authority to require increased watering to
monitor the dust and erosion control program and provide name and phone number
to the City prior to issuance of grading permits. Post a publicly visible sign with the
telephone number of designated person and person to contact at the Lead Agency
regarding dust complaints. This person shall respond and take corrective action within
48 hours. The Air District's phone number shall also be visible to ensure compliance with
applicable regulations; and
11. The City's Public Works Inspector shall perform visual inspections during grading to
assure that dust control is implemented and standard BMP are enforced.
39. BIO -1: To prevent impacts to nesting birds covered by State and federal law (California
Department of Fish and Game Code and the MBTA), the applicant shall avoid the removal
of trees, shrubs, or weedy vegetation between February 1 and July 31, during the bird
nesting period. If no vegetation or tree removal is proposed during the nesting period, no
surveys are required. If it is not feasible to avoid the nesting period, a pre -construction
survey for nesting birds shall be conducted by a qualified wildlife biologist no earlier than
seven days prior to the removal of trees. Survey results shall be valid for the tree removals
for 21 days following the survey. If the trees are not removed within the 21 -day period, then
a new survey shall be conducted. In the event that an active nest for a protected species
of bird is discovered in the areas to be cleared, clearing and construction shall be
postponed for at least two weeks or until the biologist has determined that the young have
fledged (left the nest), the nest is vacated, and there is no evidence of second nesting
attempts, whichever is later.
40. BIO -2: Prior to issuance of tree removal permit, replacement trees equaling a total of 104 -
inches of replacement trunk diameter (a total of 58 tree or the equivalent pursuant to
zoning section 17.065 (A.3.c.3) shall be shown on the Final Landscaping Plans.
41. 13I0-3: In order to ensure that trees to remain onsite are protected during construction
activities all design measures outlined in the Tree Mitigation and Preservation Report
prepared by Horticulture Associates shall be depicted on construction drawing and
implemented throughout all stages of construction. Tree Protection measures shall include,
but are not limited to the installation of protective fencing around all trees on-site and that
the site margins, use of decomposed granite beneath protected trees, and minimization of
soil compaction during grading. When trenching occurs within a trees dripline, the project
arborist shall be present to supervise the work and provide direction on the least intrusive
techniques to be used. All efforts shall be made to promote regeneration and preservation
following trenching activities. Any and all pruning of preserved trees shall follow the
International Society of Arborists Pruning Standards.
42. CUL -1: If during the course of ground disturbing activities, including, but not limited to
excavation, grading and construction, a potentially significant prehistoric or historic
resource is encountered, all work within a 100 foot radius of the find shall be suspended for
a time deemed sufficient for a qualified and city -approved cultural resource specialist to
adequately evaluate and determine significance of the discovered resource and provide
treatment recommendations. Should a significant archeological resource be identified a
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Planning Commission Resolution No. 2014-27
qualified archaeologist shall prepare a resource mitigation plan and monitoring program
to be carried out during all construction activities.
43. CUL -2: In the event that paleontological resources, including individual fossils or
assemblages of fossils, are encountered during construction activities all ground disturbing
activities shall halt and a qualified paleontologist shall be procured to evaluate the
discovery and make treatment recommendations.
44. GEO-1: Foundation and structural design for buildings shall meet the California Building
Code regulations for seismic safety (i.e., reinforcing perimeter and/or load bearing walls,
bracing parapets, etc.).
45. GEO-2: Prior to issuance of a grading permit, an erosion control plan along with grading
and drainage plans shall be submitted to the City Engineer for review. All earthwork,
grading, trenching, backfilling, and compaction operations shall be conducted in
accordance with the City of Petaluma's Subdivision Ordinance (#1046, Title 20, Chapter
20.04 of the Petaluma Municipal Code) and Grading and Erosion Control Ordinance
#1576, Title 17, Chapter 17.31 of the Petaluma Municipal Code). These plans shall detail
erosion control measures such as site watering, sediment capture, equipment staging and
laydown pad, and other erosion control measures to be implemented during construction
activity on the project site.
46. GEO-3: As deemed appropriate by the City Engineer and/or Chief Building Official all
recommendations as outlined in the Soils Investigation report prepared for the subject
property by Giblin Associates and supplemented by Miller Pacific Engineering Group (2005
and Updated in 2013), including but not limited to foundations system design and
excavation and the use of fills, are herein incorporated by reference and shall be adhered
to in order to ensure that appropriate construction techniques are incorporated into the
design of the project. The geotechnical engineer shall inspect the construction work and
shall certify to the City, prior to issuance of a certificate of occupancy that the
improvements have been constructed in accordance with the geotechnical
specifications.
47. HAZ-1: Prior to demolition of the 1930s metal shed, lead-based paint samples shall be
collected and screened for detectable lead concentration. In the event that lead-based
paint is identified then federal and state construction worker health and safety regulations
shall be followed during demolition activities. If loose or peeling lead-based paint is
identified, it shall be removed by a qualified lead abatement contractor and disposed of
in accordance with existing hazardous waste regulations established by SCWMA.
48. HYDRO -1. The project shall prepare and submit a SWPPP for review and approval by
Public Works prior to issuance of grading permits. The City shall inspect the improvements
and verify compliance prior to acceptance of improvements. The SWPPP shall comply
with San Francisco Bay Area Regional Water Quality Control Board requirements. At a
minimum, the plan shall: (a) identify specific types and sources of storm water pollutants;
(b) determine the location and nature of potential impacts; and (c) specify and
incorporate appropriate control measures. Best Management Practices generally entail
the use of fiber and filter roles, catchment and sediment basins, designated staging and
wash -down area, and bio -filtration planters.
49. HYDRO -2. In accordance with City of Petaluma General Plan 2025 Policy 8-P-36, the
project shall include an on-site storm water detention system to limit post -construction
storm water peak flows leaving the site to not exceed pre -project peak flows by detaining
peak storm water runoff from the 100 -year, 24 hour storm event. Final storm water
calculations shall be designed in accordance with City of Petaluma and Sonoma County
- SID
Planning Commission Resolution No. 2014-27 .2ege-H6
Water Agency requirements and shall be provided with the project construction
drawings, subject to the review and approval by the City Engineer.
50. N0I-1: Due to the proximity of sensitive receptors to the subdivision site, all construction
activities shall be required to comply with the following and be noted accordingly on
construction contracts:
Construction Hours/Scheduling: The following are required to limit construction
activities to the portion of the day when occupancy of the adjacent sensitive
receptors are at the lowest:
a. Construction activities for all phases of construction, including servicing of
construction equipment shall only be permitted during the hours of 7:30 a.m.
and 5:00 p.m. Monday through Friday and between 9:00 a.m. to 5:00 p.m. on
Saturdays. Construction is prohibited on Sundays and on all holidays
recognized by the City of Petaluma.
b. Delivery of materials or equipment to the site and truck traffic coming to and
from the site is restricted to the some construction hours specified above.
2. Construction Equipment Mufflers and Maintenance: All construction equipment
powered by internal combustion engines shall be properly muffled and maintained.
3. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use.
Unnecessary idling of internal combustion engines is prohibited.
4. Equipment Location and Shielding: All stationary noise -generating construction
equipment, such as air compressors, shall be located as for as practical from the
adjacent homes. Acoustically shield such equipment when it must be located near
adjacent residences.
5. Quiet Equipment Selection: Select quiet equipment, particularly air compressors,
whenever possible. Motorized equipment shall be outfitted with proper mufflers in
good working order.
6. Staging and Equipment Storage: The equipment storage location shall be sited as
far as possible from nearby sensitive receptors.
7.- Noise Disturbance Coordinator: Developer shall designate a "noise disturbance
coordinator" who will be responsible for responding to any local complaints about
construction noise. This individual would most likely be the contractor or a
contractor's representative. The disturbance coordinator would determine the
cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and would
require that reasonable measures warranted to correct the problem be
implemented. The telephone number for the disturbance coordinator shall be
conspicuously posted at the construction site.
From Buildina Services (778-4301)
51. The commons building shall not be used for any public/semi-public gatherings because
the structure does not have accessibility improvements. 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.
Planning Commission Resolution No. 2014-27
From Public Works and Utilities (778-43111
52. All conditions of approval shall be addressed on the subdivision improvement plans and
final map or as otherwise noted.
53. Grading shall conform to the project geotechnical investigation report submitted with the
tentative map application and the geotechnical report prepared as part of the
construction documents.
54. Any existing structures above or below ground shall be removed if not a part of the new
subdivision. Structures shall include, but shall not be limited to buildings, concrete pads,
fences, retaining walls, pipes, debris, etc.
55. A minimum 2 -inch grind and AC overlay will be required on all utility trench cuts along the
length of the trench, for a minimum of '/1 the street width within existing City streets.
56. Install 15MPH warning signs and 4 -inch edge striping on the West Street and Cherry Street
property frontages for traffic calming purposes. The exact length of striping and sign
location may extend past the project frontages and are subject to the approval of the
City Engineer.
57. Street lights shall be installed per City standards. LED streetlight fixtures shall be installed. The
City will provide the developer the LED specification prior to submittal of the final map and
improvement plans. Final street light locations shall be determined at the time of
improvement plan review and approval.
58. "No parking" signs and/or red curbs shall be installed on the private driveway.
59. A stop sign and legend shall be installed on the private drive at West Street.
60. All subdivision and public improvement work shall be completed prior to issuance of a final
inspection/certificate of occupancy for the last 20% percent of units.
61. Traffic control plans are required for all stages of construction and shall be per latest
Manual on Uniform Traffic Control Devices (MUTCD) standards.
62. The storm drain system shall generally be constructed as shown on the tentative map. All
- proposed storm drain lines located on private property, including the proposed
underground detention/treatment vault in Parcel A shall be privately owned and
maintained. The storm drain system design shall be reviewed and approved by the
Sonoma County Water Agency prior to approval of the final map and subdivision
improvement plans.
63. Prior to issuance of a building permit, an operations and maintenance manual is required
for the proposed detention basin and public storm water treatment systems, and shall be
submitted with the final map and improvement plan application for review and approval
by the City Engineer. The manual shall include annual inspection, by a Civil Engineer
registered in the State of California, to ensure the detention and treatment system is
operating as designed and constructed, as well as provisions to make any necessary
repairs to the system. A signed and sealed copy of the report shall be provided annually to
the Office of the City Engineer.
64. Erosion control and water quality control measures shall be employed throughout the
construction life of the project. The necessary documentation including Notice of Intent,
Planning Commission Resolution No. 2014-27 -Enge 2--
Storm Water Pollution Prevention Plan (SWPPP) and Notice of Termination shall be filed as
required by the responsible agencies. The project shall comply with the City of Petaluma
Phase II Storm Water Management Plan including attachment four post construction
requirements.
65. No lot -to -lot drainage is allowed without drainage easements, subject to the approval of
the City Engineer.
66. All new water services shall be 1.5 -inches in diameter with 1 -inch meters.
67. All landscaping shall meet City water efficiency standards for low water use.
68. All water main valves shall be located at curb extensions.
69. Landscaping in public utility easements shall be limited to ground cover and shallow
rooted, low lying shrubs. Trees are not allowed.
70. All existing unused water and sewer mains and services shall be identified on construction
drawings and abandoned at the main per City standards.
71. Draft joint trench plans are required with the public improvement plan submittal. PG&E
approval of the joint trench plans is required prior to the start of any construction.
72. The sanitary sewer system shall generally be constructed as shown on the tentative map.
All sanitary sewer lines on private property shall be designated private and privately
maintained.
73. Any existing wells or septic systems shall be properly abandoned per Sonoma County
standards. Any existing easements for leach fields and wells to be removed / abandoned
shall be quitclaimed.
74. All necessary easements shall be dedicated on the final map.
75. Any existing overhead distribution utilities along the project frontage and traversing the site
shall be placed underground.
76. Maintenance agreements shall be required for any shared utilities or facilities and shall be
recorded with the final map, including parcels A and B. Agreements shall identify the utility
or facility to be maintained, the parties responsible for maintenance and the funding
mechanism for maintenance, replacement and repair. All agreements shall be reviewed
and approved prior to recordation by the City of Petaluma.
77. Prepare final map and improvement plans per the latest City policies, standards, codes,
resolutions and ordinances. Final map fees and technical review deposits shall be required
at the time of the application submittal. Public improvements shall be designed and
constructed in accordance with City of Petaluma Standards, Caltrans and Manual of
Uniform Traffic Control (MUTCD).
78. Prior to issuance of any permits, a subdivision agreement package including City standard
surety bonds and insurance, is required for the subdivision improvements. A separate
public construction agreement package, including City standard surety bonds and
insurance, is required for the construction of the proposed detention basin.
79. There shall be no direct glare into bicyclists' and pedestrian' eyes. Lighting shall be
directed downward to minimize light pollution.
1--1 �7
Planning Commission Resolution No. 2014-27 'f3�
ATTACHMENT 8
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL DESIGNATE THE
LUNDHOLM / PATOCCHI HOUSE LOCATED AT 200 WEST STREET
AS A LOCAL HISTORIC LANDMARK
APN 006-083-053, PARCEL 1
FILE NO. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001
WHEREAS, on March 24, 2013, the City approved as a condition of the Tentative Parcel
Map that any hearings for future development proposals on the remainder parcel shall also
include an application to designate 200 West Street as a local landmark, as proposed by the
applicant in the letter dated March 4, 2013; and
WHEREAS, on April 10, 2014 Jim Soules/ Keller Court LLC, submitted an application for
Zoning Map Amendment and Tentative Subdivision Map approval for eight new residential units,
garages and commons building on the adjacent / remainder parcel; and
WHEREAS, Jim Soules and Keller Court LLC, has agreed to local designation of the
Lundholm/Patocchi House as a Local Landmark; and
WHEREAS on August 12, 2014 the Historic and Cultural Preservation Committee reviewed
the proposed designation of the Lundholm/Patocchi House and made an affirmative
recommendation to the Planning Commission to recommend designation of the
Lundholm/Patocchi House as a Local Landmark; and
WHEREAS, on August 12, 2014 the Planning Commission held a duly noticed public
hearing, received public comment, and considered the proposed landmark designation.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends the
City Council designate the Lundholm/Patocchi House as a Local Historic Landmark based on
the following findings:
Designation of the Lund holm/Patocchi House as a Local Landmark is consistent with the
Petaluma General Plan 2025 in that it identifies, recognizes, and protects a historic resource
that is part of Petaluma's unique and irreplaceable cultural heritage (3-P-1) and designates
a Local Landmark as part of the development review process (3-P-1 D).
2. Designation of the Lundholm/Patocchi House will further implement historic preservation
objectives outlined in Chapter 15 of the Implementing Zoning Ordinance (IZO) in that it will
serve to promote the health, safety, and general welfare of the public through the
protection and enhancement of a building that serves as a reminder of past eras, events,
and persons important to local history.
3. On August 12, 2014, the Historic and Cultural Preservation Committee found the
Lundholm/Patocchi House to be locally significant based on its association with the broad
patterns of local and regional history and its embodiment of distinctive characteristics of a
19th Century Queen Anne Residence.
0-1
Planning Commission Resolution No. 2014-28-Pcge-t'
2. Pursuant to IZO § 15.040.6 the Commission recommends that the Ordinance designating
the landmark include:
A. The following description of the characteristics of the Lundholm/Patocchi House
justify its designation as a local historic landmark as do excerpts from the CEQA
Review and Evaluation for Significance for the Lundholm/Patocchi farmhouse,
prepared by Clark Historic Resource Consultants, and dated May 2006.
The Lundholm/Patocchi House is associated with broad patterns of local history
as a representation of residential trends in Petaluma during the late 191h
century. The construction of the house coincided with a period of growth in the
residential neighborhood that spread from the downtown core area, north
along Liberty, Keller, and Kentucky Streets.
2. The Lundholm/Patocchi House embodies distinctive characteristics of a type
and period. The House is a well-maintained example of 19th century Queen
Anne design. The house retains integrity and retains many decorative details,
interior spatial organization, and exterior features including the palm located at
the front of the property.
B. The following character defining elements of the Lundholm/Patocchi House are to be
preserved:
1. Steeply -pitched cross -gable roofline
2. Spider motif braces on the gable peaks
3. Canted bay windows
4. 1 /1 double hung wood sash windows;
5. Fish scale shingled architrave and cut-out balustrade borders on front porch;
6. Shiplap siding;
7. existing palm in front of the building
C. The location of the landmark is 200 West Street and the boundaries of the landmark
as the APN 006-083-053, PARCEL 1.
3. The following conditions of approval shall apply to the property at 200 West Street:
A. The Lundholm/Patocchi House shall be placed on Petaluma's local Register of
Historic Landmarks.
B. Prior to building permit final, the designation shall be recorded by the applicant with
the Sonoma County Recorder's office as a deed restriction. Proof of such recordation
shall be provided to the Planning Division prior to any building permit final relating to
development on Parcel 006-083-054.
C. The existing attached carport which provides the one required covered parking
space is not consistent with the character of the house. At such time that the carport
is remodeled or a garage added, it shall be designed in keeping with the character
of the farmhouse and subject to review and approval by the HPCP prior to
modification or removal.
D. Development shall maintain adequate open space around the parcel to allow the
Queen Anne Residence to be individually appreciated.
E. Appropriate vegetative screening shall be planted at the rear and side of the parcel
in order to serve as a visual buffer from adjacent new construction.
F. The Lund holm/Patocchi House shall be subject to the provisions of IZO Chapter 15:
Preservation of the Cultural and Historic Environment. Pursuant to IZO § 15.040.J and
any subsequent amendments thereto, future construction, alterations, demolition,
T —
'2 --Planning Commission Resolution No. 2014-28 page- _
repair, maintenance, or removal work for which a City permit is required for the
Lundholm/Patocchi House shall first be reviewed and approved by the Historic and
Cultural Preservation Committee according to the standards of review set by IZO
§ 15.070 and any subsequent amendments thereto.
ADOPTED this 12th day of August, 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
ATTEST:
r
�n
HedTher Hines, doo mmission Secretary
i r
ienrr r Terre,i e Jiair
APPROVED AS TO FORM:
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2014-2891
(i)
DATE:
TO
FROM:
August 12, 2014
Planning Commission
Historic and Cultural Preservation Committee
Jackie Turner, Principal Planner
ATTACHMENT 9
AGENDA ITEM NO. 9A
SUBJECT: KELLER COURT COMMONS
000 West Street at Keller and 200 West Street
APNs: 006-083-054 and APN 006-083-053, Parcel 1
File No. PLZM 14-0001, PLTS 14-0001, PLZT-14-0001
I: •111f UI. •\
It is recommended that the Historic and Cultural Preservation Committee recommend:
1. The Planning Commission approve a resolution recommending the City Council
designate the 1897 era Queen Anne farmhouse and landscape at 200 West Street as a
local historic landmark.
It is recommended that the Planning Commission approve the following resolutions for the
Keller Court Commons project:
1. Recommending the City Council adopt the Mitigated Negative Declaration (Attachment
A and Exhibit 1);
2. Recommending the City Council approve a Zoning Map Amendment to rezone the parcel
from Residential 2 (R2) to Planned Unit District (PUD) and approve the Unit
Development Plan and PUD Development Standards and Design Guidelines
(Attachment B).
3. Recommending the City Council approve the Tentative Subdivision Map (TSM) for eight
lots and two common area parcels on 1.66 acres. (Attachment C).
4. Recommending the City Council designate the Lundholm/Patocchi House at 200 West
Street as a Local Historic Landmark (Attachment D).
BACKGROUND
Neighborhood Context
The 1.66 acre site is the designated remainder parcel from a 2013 lot split which created two new
parcels; one for the original 1897 Queen Ann era farmhouse at 200 West Street, also known as
q,I
the Lundhohn/Patocchi residence, and one for a new single family residence currently under
construction at 120 West Street. The developer/applicant will reside in the new house and is
currently occupying the farmhouse. The site is in the middle of a developed neighborhood with
R2 zoning to the west and north and R3 zoning to the south and east. The neighborhood is
located at the edge of the Oakhill -Brewster Historic District and contains a diversity of
architectural styles. There is a condominium development zoned R4 across Cherry Street to the
northeast.
Landmark Designation
The 1897 Queen Anne Lundholm/Patocchi family farmhouse is located on the adjacent parcel at
200 West Street. As part of the approval for a Tentative Parcel Map (File No.13-TPM-0016) to
create two new lots and a remainder parcel (1.66 acre subject parcel) Condition of Approval #14
stipulated that any future application to develop the remainder parcel should include local
landmark designation of the farmhouse. Reports prepared by Clark Historic Resource
Consultants and Montoya and Associates in 2006 and 2013 respectively (Attachments G and
H) found the house eligible for the California Register.
The Historic Resource Evaluations (HRE) identified the following character -defining elements
of the turn of the 20th century vernacular Queen Anne house:
• asymmetrical massing
• multiple gables supported by the spider motif brackets
• canted bay windows with corner brackets and pendants
• front entrance porch with bracketed squared posts, shingled architrave, and detailed cut-
out balustrade
• shiplap siding and comer boards
2
a a single palm tree is a defining element of landscapes from the era of significance
The existing carport is not a character defining element.
The Lundhohn/Patocchi residence and shed were evaluated in accordance with the criteria for
listing on the California Register of Historic Resources. The findings of the FIRE indicate that
the 1897 Queen Anne residence is considered eligible for the California Register of Historic
Resources under Criterion 1 and 3 based on its association with broad patterns of local or
regional history and its embodiment of distinctive characteristics of a type, period, or method of
construction. The 1930s metal shed does not share the same historical or architectural
associations as the Lundholm/ Patocchi Residence and was found ineligible for the National and
California Registers of Historic Places.
hl conformance with Tentative Parcel Map conditions of approval, the applicant is requesting
Local Landmark Designation of the Lundholm/Patocchi residence.
Lundhohn/Patocchi Farmhouse
120 West Street
Besides the original farmhouse on the adjacent parcel, the site contained several agricultural
buildings through the years, but all that remains is a 1930's metal shed of no historical
significance which will be removed. Attachment E contains additional site history. The subject
parcel is rectangular except where it narrows to 40 foot providing a drive to access West Street.
The site is relatively level except for the easterly 50 feet which has a moderately steep slope,
yielding an average slope of 11%. There are views to Sonoma Mountain from most of the
property. Of significance are the many Coast Live Oak trees on the site, primarily on the north
and west perimeters.
Project Description
The applicant, Jim Soules, proposes to construct eight 2 -bedroom detached single family homes
clustered on 1.66 acres north of the terminus of Keller Street between West and Cherry Streets
(Attachment R, Sheet TM -2). Each home will be on a separate lot with a private garden and
oriented to a central courtyard. The project also consists of a 407 square foot Commons
I^3
Building for use only by the residents and their guests. Three garage buildings containing a
combined total of eight parking spaces are located on the west side of the site off Keller Court.
An additional nine unassigned, uncovered parking spaces are located adjacent to the garages.
One garage on the north side of the site, near Cherry Street, has a fitness room on the upper level.
Land Use
The requested Zoning Map Amendment is to rezone the existing undeveloped property from R-2
to a residential Planned Unit District to allow deviation from standard zoning district
requirements and allow clustering of lots to preserve open space, minimize disturbance to the
slope on the eastern portion of the site, and to preserve more than 30 existing, protected Coast
Live Oaks. The residences are clustered on eight small lots ranging from 2,040-2,780 square feet
and surrounded by two commonly -owned parcels providing open space and access. The project
results in a net density of 5.75 units per acre (Attachment L). The interior cluster of buildings
facilitates the preservation of thirty Coast Live Oak trees primarily around the site's perimeter.
The smallest setback of an individual lot from the perimeter property line is approximately
twelve feet but generally more than 25 feet as shown below, with the exception of the property
line with 120 West Street. Residences have even greater setbacks.
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Exhibit ----
Exhibit
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The application includes a site plan and conceptual renderings of different models of the two-
bedroom detached homes to illustrate how the homes ranging in size from 1,384 square feet to
1,509 square feet and reflecting the standards and guidelines proposed in Section V.
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Exhibit ----
Exhibit
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The application includes a site plan and conceptual renderings of different models of the two-
bedroom detached homes to illustrate how the homes ranging in size from 1,384 square feet to
1,509 square feet and reflecting the standards and guidelines proposed in Section V.
q— 4
Architectural Design of the PUD Development Standards and Design Guidelines (Attachment
B. Exhibit 1).
That section states the design should: "respect the farm site by designing smaller, more
sustainable struchn•es deferential to the adjacent farmhouse at 200 lf'est Street rather than
trying to mimic it. The C0717777u77ity is designed to appear as a farmstead, rnot unlike the pre-
existing farm 'outbuildings'. The new buildings' massing and scale will be reminiscent of this
Ag•ariarn ner•nacular, yet a contempormy interpretation without being 'literal' copies of them."
,4ccess and Parking
Access to the site is by a 35 -foot wide private drive from the intersection of Keller and West
Streets. The private drive leads to three garages buildings containing eight total spaces and nine
unassigned uncovered parking spaces, for a total of 17 parking spaces, on the west side of the
site strategically located amongst the oaks (Attachment R). Garage building B includes a fitness
room on the upper level. The parking is generally not visible from the residences of adjacent
neighbors or the street but is within a short walking distance of the dwellings. The garages will
include extra space for storage including bicycles and each garage space will contain an electric
vehicle charger; however, residents will be required to utilize the garage for car parking by the
Homeowners Association (HOA) as set forth in the Covenants, Conditions and Restrictions
(CC&Rs) and the PUD Development Standards and Design Guidelines. Other bicycle parking
racks are located at the south and west entrances to the courtyard from the Keller Court.
The Emergency Vehicle Access (EVA) design includes a hammerhead located in the central part
of the site west of the courtyard. The private drive is constructed of asphalt except for the
permeable paving used within the drip line of the oaks to be preserved.
The project includes a sidewalk from West Street on the south side of Keller Court that provides
access to the garages and the homes. There is .an extensive network of internal sidewalks (four
feet wide in public areas and three feet wide on private lots) that connect the parking, the houses
and the Commons Building.
Tree Preservation and Landscaping
According to the tree inventory conducted in 2014 (Attachment 1), there are 38 trees on the site,
including 37 Coast Live Oaks. The oaks are considered a protected species per Section 17.050 of
the IZO. Eight trees (seven oaks and one
ox elder) are proposed to be removed
Attachment R Sheet TM-4),due to
poor condition, proximity to the existing
metal building, or competition with a
nearby larger oak. The report states that
loss of most of the trees will not affect the
canopy cover, however, one healthy oak
(#10) proposed for removal is located in
the middle of the courtyard and would be
impacted by construction of the
Commons Building. The entire site
including the entry drive, common areas, and parking court will be landscaped. The eastern
portion with the moderately steep slope will contain groundcover and a variety of fruit trees.
Individual lots will be landscaped by the owners with plant material selected from an approved
plant list (Attachment R, Sheet LI.1). Site Plan and Architectural Review for the development
will be required and site and individual lot landscaping and irrigation will be reviewed for
consistency with the PUD Development Standards and Design Guidelines.
Open Space
The homes are clustered in this Planned Unit development on small individual lots in order to
maximize common open space and tree preservation. There are private yards, primarily between
the homes and the courtyard deep enough to provide a layer of privacy. The individually -owned
lots total approximately 0.8 acre, and when the streets and parking courts are included,
approximately one-half acre of open space remains, including the 400 square foot Commons
Building for use by the residents.
Refuse and Recycling Facilities
Refuse and recycling will be contained in a centrally located enclosure with two 2 -cubic yard
bins serving the eight homes. The structure constructed of concrete masonry units, will have a
corrugated metal roof and cedar swing doors. Collection will be paid for and managed by the
HOA. Each home will have its own yard waste can, but most yard waste will be removed by a
professional landscape maintenance company.
On -Site Amenities
A 407 -square foot Commons Building will be for the exclusive use of the residents and guests. It
does not meet the standards for accessibility for commercial buildings as set forth in Chapter
I I.B of the California Building Code and therefore may not be rented for any public or private
events without being first made accessible. The Commons Building contains a bar sink inside
and a single restroom, accessed from the outside. There also is a small (200 SF) fitness room
located on the upper level of garage building B on the north side of the property.
Fencing
There is a variety of fencing designed to reflect the rural and rustic character of the historic farm
site (Attachment R, Sheet A8). The project proposes to repair and/or extend the existing split
cedar/redwood picket fence with frontage on Cherry Street. A 42 -inch transparent farmhouse
fence of cedar posts with a galvanized metal double -loop design will separate the project site
from the historic, 1897 residence at 200 West Street. Cottage fences, of horizontal cedar rails
supported on posts at 6'-7" on center, will provide separation around the individual lots. The
height will range from 24 -inches in the front yards to five feet on the rear of the perimeter of the
individual lots. There will be a no -climb wire grid fence, a maximum height of six feet extending
along the northeastern portion of the site.
Infrastructure
The proposed project includes the development of onsite infrastructure including measures such
as pervious pavers (Attachment O) and decomposed granite on portions of the drive and
pathways, onsite landscaping, and a detention tank designed to encourage percolation onsite. All
homes will be on public sewer and individual meters for water, gas and electric. An 8 -inch water
main will be extended from West Street to Cherry Street with a fire hydrant near the EVA
hammerhead.
DISCUSSION
General Plan 2025
The General Plan Land Use designation for the project site is Low Density Residential, allowing
for a density of 2.6 to 8.0 units per net acre. The proposed project density is 5.75 units per net
acre, which is consistent with the existing General Plan and as illustrated on the attached exhibit
(Attachment L). Approval of both the PUD and the Tentative Subdivision Map require finding
that the project is consistent with the General Plan. General Plan Policies that apply to the
project along with a consistency analysis are listed below.
1-P-2 Use land efficiently by promoting infill development, at equal or higher density and
intensity than surrounding uses.
The Keller Count Connnons project proposes infill of a vacant property designated
for loin density residential development. The proposed project density is consistent
uvith the General Plan desig7706077 as well as that of the surrounding neighborhood.
1-P-3 Preserve the overall scale and character of established residential neighborhoods.
The design concept 7a,hich includes a cluster of approximately 1,300-1,500 square
foot homes with garages located off the "alley" court is consistent with the overall
scale and character of the neighborhood.
1-P-16 Allow development in hillside areas that preserve ridgelines and are site sensitive.
The eight individual lots are clustered on the level portion of the 1.66 acre site in
order to preserve open space m7d to 717inimife disturbance to the slope on the eastern
portion of the site consistent ivith the General Plan objectives.
1-P-27 Encourage innovative site and building design to address parking solutions such as
shared, structured or underground facilities.
The site layout for Keller Court Commons attempts to promote connnumijl m7d social
interaction by minimizing the presence of the automobile within the development.
Parking, covered and uncovered, is at western end of the site and is accessed ria
ivalkrvaysfrom the central courtyard.
West Subarea
2-P-3 Maintain landmarks and aspects of Petaluma's heritage that foster its unique identity.
A condition of approval for a pr•eriaus entitlement ivas to designate the 1397 Queen
A7777 era farmhouse at 200 Keller Street a local landmark The LundhohnlPatocchi
house Was originally surrounded by several farm outbuildings, an agrarian
vernacular that has informed the project layout. The site plan and the proposed
q — 7
architectural design of the eight residences and neiv single family residence at 120
Keller Street refect and contribute to Petaluma's heritage.
2-P-116 Street trees shall be preserved and their numbers increased as
development/redevelopment/remodeling occurs.
Tyre proposed development preserves and protects 30 existing trees on the site, most
Of which are protected Coast Live Oaks. Trees proposed for removal twill be replaced
with a hide variety of trees including native and adaptive species, ornamental and
f •uit trees per the requirements of the Chapter 17.065 of the IZO.
3-P-1 Protect historic and archaeological resources for the aesthetic, cultural, educational,
environmental, economic, and scientific contribution they make to maintaining and
enhancing Petaluma's character, identity and quality of life.
The house was listed as a potential contributor to Breirster historic district by Dar
Peterson irr Petaluma Historic Resource Survey, 1978. The vacant lot was owned by
different Petaluma residents in the 1800's, but not built on until late in the 19t1'
century. A.P. Lrmdholnn purchased it in 1904 and Patocchi, a poultry and dairy
rancher in 1928. The site was originally included in the Oakhill -Brewster Historic
District designation, but at final adoption was left out.
3-P-7 Recognize landscape features, including trees in both their urban and natural
environment as part of Petaluma's identity and part of the character of defining
features of the City's historic district.
Studies prepared by Clark Historic Resource Consultants and Montoya and
Associates (Attachments G & H) for 200 Mest Street found the LrmdholnnlPatocchi
mouse to be of local importance based on its connection to Petaluma's history. The
designation of the honne at 200 Mest Street as a local landnnark is consistent with the
City's desire to maintain and honor the city's heritage and identity. The applicant has
voluntarily agreed to local designation of the Farm House to continue to protect the
locally significant resource in perpetuity. The existing Canny Island Patin tree in
f •ornt of 200 YPest Street has been identified as au important contextual and character
defining feaiure of the farm house landscape and is proposed for preservation.
5-P-7 Where aesthetic, safety and emergency access can be addressed, allow narrower
streets in residential development to create a pedestrian scaled street environment.
Keller Court, a new private street, provides primary vehicular and pedestrian access
f •om IT est Street which is designated a connector street in the General Plan 2025.
Keller Court, located within Parcel B, is 25 feet wide narrowing to 20 feet to protect
an existing Coast Live Oak. The proposed private drive provides adequate access for
the fire department engine trucks and emergency medical vehicles.
5-P-22 Preserve and enhance pedestrian connectivity in existing neighborhoods and require a
well-connected pedestrian network linking new and existing development to adjacent
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land uses.
5-P-23 Require the provision of pedestrian site access for all new development.
A sidewalk parallels the south side of Keller Court and connects to the parking area
on the site's west side. A crosswalk provides access to the sidewalks connecting the
courtyard, ConmMns Building and individual residences. The applicant presented the
project to the Pedestrian and Bicycle Advisory Committee and COrnditiOrtS of
Approval reconnnended by the connnittee are included in Attachment C, Exhibit 1).
See Attachment P for a meeting stanmary from the June 4, 2014 meeting and
additional discussion on page 14 follows. An informal dirt path will no longer
provide north -south access through the site, but adequate and safe pedestrian access
is provided via both Keokuk and Kentucky Streets. The applicant previously
consh•ucted several feet of sidewalk and a new accessible ramp on the north side of
Tf'est Street on either side of Keller Court.
5-P-31 Make bicycling and walking more desirable by providing or requiring development to
provide necessary support facilities throughout the City.
The project provides sidewalks throughout the development and from the residences
to the public sidevalk on Tf'est Sheet. This site has a I'alkscore' of 85 out of 100
which is based on all index that measures the distance to amenities. In addition, there
will be a bike rack at each enhance to the cou-tyard and storage for a bicycle in each
of the eight garages.
8-P-36 Require development on sites greater than 1/4 acre in size to demonstrate no new
increase in peak day stormwater runoff. to the extent deemed practical and feasible.
The applicant has submitted a Preliminary Hydrology and Drainage Analysis, which
concludes that the proposed project improvements would retain the general direction
of the surface jloi»s towards Cherry Sheet, but would introduce underground pipes,
detention and conveyance to manage stor»nvater. Flows will continue to mimic pre -
development conditions with two thirds of the site draining to the northeast and the
remaining one third draining to the northwest.
Low Impact Development (LID) requirements of the City's Phase II Storm Water
Management Program establish limitations on the stornnvater runoff emanating from
development sites. New developnernt, including the Keller Court C0717717077S
Subdivision, is required to match existing stornnvater jloiv rates, protect water
quality, and retain runoff frrom impervious surfaces onsite. For instance, all down
spouts will be connected to the closed storm drain system or will be directed to
vegetated bio-swales or similar pernious surface.
11-P-1.1 Promote residential development within the Urban Growth Boundary.
11-P-1.2 Encourage the development of housing on underutilized land that is appropriately
zoned.
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The Keller Court C0777171077s project provides residential development on land within
the Urban Growth Boundary that is designated and Zmned for loin densio) residential
development. The existing site is undeveloped and surrounded by a traditional urban
neighborhood development pattern. The proposed project density (gross and net) is
consistent With the densities specified in the General Plan and the R2 Zoning District.
11-P-2.1 Encourage a mix of housing design types.
The Keller Court Commons project proposes a different housing product and concept
than currently exists in the downtown or Petaluma. The Pocket Neighborhood
concept and design as described in Attachment E, promotes social interaction,
uliniuliaes the presence of the automobile, and provides a high percentage of common
open space compared to individual privately -owned lots.
11-P-10.1 Promote the use of energy conservation features in the design of residential
development.
The proposed project will be required to demonstrate compliance with Calgreen Tier
One requirements at building permit. Additionally, the applicant has indicated that
the project will achieve a miniuunrn of 100 GreenPoints as outlined in the draft
checklist. The project includes sustainable, low impact developrueut and energy
conserving feahu•es including permeable pavenent, electric vehicle charging stations
in each garage, homes constructed of low -maintenance, recyclable materials
(minimal paint and caulk) to reduce environmental impacts from maintenance,
no central air-conditioning a high efficiency hydrornic heating s3weua, and insulation
that exceeds Title 24 u:ininnnns. At least 250 square feet of photo -voltaic panels will
be made (and several installed standard) on each home.
The project fun•ther promotes energy conservation (alternative transportation) as it is
located a 0.5 urile (9 minutes) to walk to downtown and a 0.8 mile (15 minutes) walk
via Lakeville Street to the Petaluma Transit Mall. A Sonoma County Transit and
Petaluma Transit bus stop is located 2 blocks east on Petaluma Blvd. N. This site
las a 'Walkscore' of 85 out of 100 which is based on an index that measures the
distance to amenities.
The project, as designed, is consistent with the General Plan.
IMPLEMENTING ZONING ORDINANCE
Landmark Designation
Conditions of Approval for the Tentative Parcel Map approved in 2013 specified that the
Lundholm-Patocchi House be designated a local landmark as part of any future development of
the remainder parcel based on the findings as outlined in the Historic Resource Evaluation
completed by Clark Historic Resource Consultants. Consistent with this condition, the applicant
has included a request for designation as part of the Keller Court Commons project. Pursuant to
IZO Section 15.020, the Historic and Cultural Preservation Commission "shall hear and make a
recommendation to the Planning Commission on application for the designation of landmarks",
(Ir 10
and the Planning Commission "shall after conducting a public hearing make a recommendation
to City Council concerning designation of landmarks". The City Council is the decision making
body on landmark designation.
The IZO further outlines that an individual structure with special character or special historic,
architectural, or aesthetic interest or value may be designated a local landmark. The ordinance
designating such a structure as a landmark must include a description of the characteristics of the
landmark that justify its designation and a list of particular features that are to be preserved.
Additionally, the specific location and boundaries of the landmark site must be included in the
associated ordinance.
Based on the findings outlined in the Historic Resource Evaluations, the Lundholm/Patocchi
farmhouse has special historic and architectural value based on its association with broad
patterns of local or regional history and its embodiment of distinctive characteristics of a type,
period, or method of construction. Additionally, the residence was found to retain adequate
integrity to continue to convey this significance.
The character -defining elements of the Lundholm/Patocchi house include:
® asymmetrical massing
® multiple gables supported by the spider motif brackets
canted bay windows with corner brackets and pendants
® front entrance porch with bracketed squared posts, shingled architrave and detailed cut-
out balustrade
a shiplap siding and corner boards
® single Canary Island Palm tree - a defining element of landscapes from that era
The attached carport on the west side is not a character defining feature and Clark Historic
Resource consultants recommended it be modified or removed to allow for the construction of a
more design appropriate replacement carport or detached garage in character with the older
homes in the neighborhood. No plans are proposed at this time.
The April 2, 2014 report by Montoya and Associates evaluated the potential impacts of the
Keller Court Commons project on the Lundhohn/Patocchi residence and its context. The
evaluation utilized the Secretary of the Interior's Standards for Rehabilitation to look at the
compatibility and appropriateness of the infill project adjacent to the potential local landmark.
The report looked at the following three relevant standards in concluding that the Keller Court
Commons project would not negatively impact the historic significance of the
Lundholm/Patocchi residence:
The project does not create a false sense of history. The new buildings are
differentiated from the Queen Anne residence, but share a historic tie with the
surrounding area.
The Queen Anne residence will be left untouched with adequate space around the
building and separated by a "farmhouse fence" to allow it to be its own record of
history. The new buildings are compatible in materials, features, size, scale,
proportion, and massing.
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• The proposed project, if removed in the future, will not impair the integrity of the
historic property.
The reports prepared by Montoya and Associates and Clark Historic Resource Consultants in
2006 and 2013 respectively (Attachments G & H), found the house eligible for the California
Register.
Planned Unit District
The application has been analyzed under the requested Planned Unit Development Standards and
Guidelines to confirm consistency with all applicable policies and programs. The applicant is
proposing a Zoning Map Amendment to change the zoning district from Residential 2 (R2) to
Planned Unit Development (PUD). The 1.66 acre parcel is unique in that it is a large parcel of
vacant land (historic farm) in the middle of an established traditional urban neighborhood.
Besides the R2 zoning, the parcel is bordered by R3 to the south and east.
In May 2007, there was a proposal for eight 3,000 to 4,000 square foot single family homes for
the same site. The comments at that time from the Site Plan and Architectural Review
Committee (SPARC) indicated a desire for a different concept for this infill development. The
applicant heeded the SPARC comments when designing the current project, including direction
to:
• Respect the farm setting
• Do not send street through to Cherry
• Save more Oak Trees especially those along Cherry Street
• Provide pedestrian access through to Cherry Street
• Provide custom solutions rather than "off the shelf' designs
• Choose architectural design that respects the character of the existing farmhouse
In order to respect the unique attributes of the project site and the context of the surrounding
neighborhood, the applicant has proposed adoption of a PUD. The PUD district allows inclusion
of innovative and context sensitive developments such as the "pocket neighborhood". Rezoning
to a PUD requires the applicant to present the whole concept for the buildout of the subdivision
rather than just the lot arrangement The accompanying PUD Development Plan (Attachment
R, TM -6) and PUD Development Standards and Design Guidelines (Attachment B, Exhibitl)
establish development parameters and specifications that dictate how the subdivision is
constructed and maintained, and what modifications can occur over time. Consistent with
Chapter 19.030 of the IZO, the PUD must:
A. Have a suitable relationship to one (1) or more thoroughfares, and that said thoroughfares
are adequate to carry any additional traffic generated by the development.
B. Present a unified and organized arrangement of buildings and service facilities which are
appropriate in relation to adjacent or nearby properties and provide adequate landscaping
and/or screening to ensure compatibility.
C. Protect the natural and scenic qualities of the site.
q 12
D. Not be detrimental to the public welfare, be in the best interests of the City, and be in
keeping with the general intent and spirit of IZO and the General Plan.
The PUD is located on an undeveloped parcel between West and Cherry Streets. Access to the
site is by a 25 -foot wide private drive from the intersection of Keller and West Streets. West
Street is designated a connector street in the Thoroughfare Section of the General Plan.
The PUD presents a unified and organized arrangement of buildings and parking that minimize
intrusion on the existing neighborhood. The clustering of the eight homes on the 1.66 acre site on
small individual lots maximizes tree preservation, views to Sonoma Mountain, and open space
for the use of residents. While the setbacks between the individual lots are a minimum ten feet,
the development as a whole has generous setbacks of the residential buildings from the property
lines on the north and south and the adjacent homes on the east and west. The garages are
setback five and ten 10 feet from the west property line.
The proposed development is not detrimental to the public welfare as it is infill on undeveloped
land within the City's Urban Growth Boundary, not proposing additional public streets, and is
being developed at a lower than maximum allowed density.
Under the proposed Keller Court Cominons PUD, only small modifications would be allowed.
Major modifications require an application and approval of a PUD amendment, which is a public
process that includes noticing to neighbors within 500 feet.
Parking
Due to the unique character and design principles for a pocket neighborhood, the applicant is
proposing 17 off-street parking spaces. This is based on the ratio for multifamily residential
development of one space for each bedroom, instead of the traditional R2 single family rate of
three on-site parking spaces (one covered and two uncovered) per unit. The amount of parking in
fact exceeds that required by the SmartCode which implements the Central Petaluma Specific
Plan, the boundary of which is not far from the site.
The proposed parking is expected to provide sufficient parking facilities for residents and visitors
as typical property owners for the residential product in the "pocket neighborhood" tend to be
empty nesters and single professionals. In addition, it is only 0.5 mile (9 minutes) to walls to
downtown and a 0.8 mile (15 minutes) walls via Lakeville Street to the Petaluma Transit Mall. A
Sonoma County Transit and Petaluma Transit bus stop is located 2 blocks east on Petaluma
Blvd. N. Consistent with Chapter 11.090, bicycle parking is provided at racks located at the
south and west entrances to the courtyard and inside of each garage.
Tree Removal
There are 38 trees on the site including 37 Coast Live Oaks according to the inventory conducted
in 2014 (Attachment 1). The oaks are considered a protected species per Section 17.040 of the
IZO. Right trees (seven oaks and one box elder) are proposed to be removed as indicated on
Sheet TM -4 of Attachment R. IZO Section 17.065.A. states that protected trees in good condition
shall be replaced on a 1:1 ratio based on trunk diameter at breast height, while those in fair or
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marginal health shall be replaced at a 2:1 ratio (1" for 2" removed). Sheet L2.0 of Attachment R
details the replacement schedule indicating tree sizes ranging from 15 gallon to a 10 -inch
diameter specimen. The total diameter of the proposed 57 replacement trees complies with this
requirement. The proposed trees are both native and ornamental species and add diversity to the
site's existing landscape. Additionally, conditions of approval have been included is the TSM
resolution to ensure appropriate protection of those trees to remain on the site. The PUD
Development and Design Standards address replacement of landscaping if planting is removed in
the future.
Hillside Protection
The project site exhibits an elevation change of approximately 40 feet across the site with a
minimal slope on the majority of the site and an increasingly steep slope in the eastern 50 feet of
the site. The cluster of 8 residences and 3 garage buildings occurs on portions of the site with a
slope of a little more than 7%. The moderately sloped eastern slope will not be disturbed for
building construction and is proposed to be planted with groundcover and fruit trees.
Based on the overall site average 11% slope, the R2 zoning district would require a minimum lot
size of 6,359 square feet instead of the minimum 6,000 square feet per the Hillside Protection
Chapter of the IZO (16.070.C.2). However, per Chapter 16.070.C.5, a PUD allows modifications
to the minimum parcel size to respond to site conditions, and allow clustering of lots as long as
the total number of dwelling units does not exceed the density as prescribed in Section
16.070(D). That formula results in a maximum of 11 units allowed on the project site, which is
inconsistent with the net density range for the Low Density Residential designation of 2.6 to 8.0
dwelling units per acre. The proposed project is consistent with these requirements.
Building Height
Within the R-2 zone, the principal building may have a maximum height of 25 feet. Six of the
residential units and the Commons Building comply with the standard but two residences (units 3
and 6) have a maximum height of 25.8 feet in order to take advantage of the view to Sonoma
Mountain as illustrated in the conceptual renderings in Attachment F. Sheets A2 -A7 and further
detailed in the PUD Development and Design Standards.
Informal Path
There is an informal dirt pedestrian path that transects the project site that has been used by
neighborhood residents providing connectivity between West and Cherry Streets.
The previous entitlement for the subject site was approval of the Parcel Map on March 14, 2013
which created the 1.66 acre remainder parcel. Conditions of Approval # 1 and 916 of that
previous entitlement related to the informal path as follows:
1. The informal path that has for decades connected West and Cherry Streets shall not be
barricaded or made unusable by this approval. The path lies largely within the remainder
parcel; when this parcel develops in the future, formalization of a pedestrian path through
the parcel can be addressed.
16. There shall be no barricade of the informal path that has connected West and Cherry
Streets for decades; pedestrian access shall continue to be possible between West and Cherry
Streets.
As the current project design was being developed, the applicant brought up concerns with
maintaining the informal path due to unsafe conditions on Cherry Street. The City Engineer and
the applicant's engineer met on site and the applicant evaluated four alternatives (Attachment
N) to the informal path.
The Pedestrian and Bicycle Advisory Committee (PBAC) reviewed the project on June 4, 2014
(Attachment P), and agreed with the ultimate decision to eliminate the informal path due to the
challenges and constraints of the site and the Cherry Street right-of-way. Specifically, these
challenges include:
• Lack of existing pedestrian improvements on Cherry Street to convey walkers upon
leaving the site
® Irregular right-of-way on Cherry Street for the City to make access improvements
o Desire to preserving protected mature Coast Live Oaks planted on the north property line
The closure of the informal path diverts pedestrian access to formal sidewalks located adjacent to
the project site on Keokuk and Kentucky Streets., Although as currently proposed and
conditioned by PBAC the project would eliminate the path, the project still achieving General
Plan goals and Subdivision Code requirements related to maintaining adequate pedestrian access.
SITE PLAN AND ARCMTECTURAL REVIEW
Site Plan and Architectural Review at the discretion of the Planning Commission will be a
subsequent entitlement needed for the project. Architectural concepts and a landscape plan are
part of this submittal for the purposes of reviewing the PUD guidelines in concert with the TSM.
Future submission for SPAR review will include building design, colors and materials,
landscaping, lighting, signage and other site amenities.
PUBLIC COMMENT
The applicant held a neighborhood open house on July 11 and 12, 2014, to discuss the project
prior to the public hearing. Notice of the public meeting was sent to all property owners and
occupants within 500 feet of the project site. Approximately 17 neighbors attended the open
house and asked questions about project. Most questions were about the Commons Building.
The Planning Division has also received comments (Attachment Q) related to traffic on West
Street, construction times, and closure of the informal path. Discussion of the informal path is
included above and a conceptual architectural plan and rendering of the Commons Building may
be found in (Attachment R). Regarding traffic, a neighbor at West and Keokuk Streets
requested a speed bump on West Street due to the additional traffic that would be generated by
the proposed development. The General Plan anticipated development of the parcel and
designated West Street as a connector street intended to carry a medium volume of vehicles
I— 15
rather than as a local street. Based on this designation and traffic volumes consistent with the
definition of connector streets, staff does not believe that a speed bump is warranted.
A Notice of Intent to Adopt a Mitigated Negative Declaration (MND) and Notice of public
hearing was published in the Argus Courier, posted with the Sonoma County Clerk's office, and
mailed to all property owners and occupants within 500 feet of the project site on July 24, 2014.
The 20 -day public comment period on the Initial Study ran from July 24, 2014 through August
12, 2014.
ENVIRONMENTAL REVIEW
Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Initial
Study of potential environmental impacts was prepared by staff. The Initial Study did not
identify any significant and unavoidable impacts as a result of the proposed project and therefore
does not require the preparation of an Environmental impact Report (EIR). Rather, a Mitigated
Negative Declaration (MND) is the appropriate level of analysis and has been prepared
consistent with CEQA guidelines and published for public comment.
The MND finds that all potential project impacts are able to be mitigated to a level below
significant. Mitigation measures to avoid, reduce to levels below significance, or compensate for
the environmental impacts are identified in the following areas: infill development on an
undeveloped site in an existing neighborhood, site topography which exhibits a 40 foot variation
in elevation across the site, preservation of views to Sonoma Mountain, protection of the 37
Coast Live Oaks (Quercus agrifolia) primarily located along the northern and western perimeter,
and preservation of the historic Lundholm-Patocchi Queen Anne farmhouse on the adjacent site.
Construction related impacts including noise and air quality are also addressed. Mitigation
measures have been agreed to by the applicant and incorporated into the project Initial
Study/MND (Attachment A, Exhibit 1).
ATTACHMENTS
Attachment A: Resolution recommending adoption of MND
Exhibit 1: Initial Study/Mitigated Negative Declaration
Attachment B: Resolution recommending adoption of the Zoning Map Amendment
Exhibit 1: PUD Development and Design Standards
Attachment C: Resolution recommending approval of the Tentative Subdivision Map
Exhibit 1: Conditions of Approval
Attachment D: Resolution recommending City Council Designate the Lundholm/Patocchi
House a Local Historic Landmark
Attachment E: Project Description
Attachment F: Initial Study/MND moved to Attachment A: Exhibit l
Attachment G: CEQA Review and Evaluation for Significance, Lundholm/Patocchi
Residence and Olindo Patocchi Garage, Clark Historic Resource Consultants,
May 2006
Attachment H: Evaluation for Significance, Montoya and Associates, April 2014
q— 16
Attachment I:
Tree Preservation and Mitigation Report, February 24, 2014, Horticultural
Associates
Attachment J:
Biological Assessment, March 4, 2014
Attachment K:
Updated Geotechnical Report, Miller Pacific Engineering dated April 8, 2014
y
Attachment L:
Project Density Exhibit
Attachment M:
Perspective Sketch
Attachment N:
Cherry Street Pedestrian Access Exhibit
Attachment O:
Gravel Pave Exhibit
Attachment P:
Pedestrian and Bicycle Advisory Committee Summary, June 4, 2014
Attachment Q:
Public Comment (letters, emails, voicemail)
Attachment R:
Project plans, full size and reduced
61,17