HomeMy WebLinkAboutPlanning Commission Resolution 2014-36 10/28/2014RESOLUTION NO. 2014-36
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
ADDISON RANCH APARTMENT COMPLEX LOCATED
AT 200 GREENBRIAR CIRCLE
APN 007-61-001 THROUGH 032
FILE NO. 13 -SPC -0122
WHEREAS, Gary Whitesides with GALA Construction, submitted an application (13 -SPC -
0122) for a Zoning Map Amendment and Site Plan and Architectural Review for the property
located at 200 Green briar Circle, APN 007-61-001 through 032 ("the Project") for the purpose of
developing the property with 98 new two-bedroom units within 17 new two-story 4-plex buildings
and 5 new two-story 6-plex buildings, and
WHEREAS on August 4, 2014 the City Council adopted a Resolution approving a
Mitigated Negative Declaration (Resolution No. 2014-012) and Mitigation Monitoring Program, in
accordance with the California Environmental Quality Act and the City of Petaluma
Environmental Guidelines; and
WHEREAS, no substantial changes in the project or in the circumstances under which the
project will be undertaken have occurred and/or no new information has been disclosed as the
result of the SPAR process or otherwise so as to create or involve new or substantially more severe
significant environmental effects than those evaluated in the Mitigated Negative Declaration,
and revision of the approved Mitigated Negative Declaration previously adopted for the project
is not required; and
WHEREAS, on September 8, 2014 the Petaluma City Council approved an Ordinance
(Ordinance No. 2509 N.C.S.) rezoning the property from PUD to R-4; and
WHEREAS, the Planning Commission held a duly notice public hearing to consider Site
Plan and Architectural Review of the proposed project on October 28, 2014 in accordance with
the City of Petaluma Implementing Zoning Ordinance, Section 24.010.
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and
incorporated herein by reference.
BE IT FURTHER RESOLVED that the Planning Commission hereby approves Site Plan and
Architectural Review for the Addison Ranch Apartment Complex located at 200 Greenbrier
Circle based on the findings contained in Implementing Zoning Ordinance Section 24.010.G as
follows:
The proposed design uses a variety of colors and materials to break up the building
mass of each apartment building and complement existing buildings on the site.
Materials include a mix of cement composite paneling, corrugated metal siding,
perforated aluminum panels and anodized aluminum window treatments.
2. The architectural style of the new units is consistent with the design of the newly
renovated units that currently exist on the site. Similar rooflines, massing, and
Planning Commission Resolution No. 2014-36 Page 1
detailing pull the old and the new together and enhance the variety of architectural
styles found in the larger neighborhood.
3. The new buildings are interspersed with existing structures with attention to
maintaining privacy and adequate distances from common open spaces. The
addition of the buildings further defines and enhances the mini -neighborhoods within
the larger Addison Ranch complex. The existing clubhouse building and pool, and
proposed fitness center are located within the center of the development as a larger
common node to the development. The siting of the new buildings is consistent with
existing Addison Ranch layout and focuses new buildings interior to the site to
minimize impacts to existing buildings in the surrounding area.
4. The proposed colors and materials are compatible with existing in the immediately
surrounding development. Colors proposed generally include white, gray, taupe,
red, green and blue. Siding material proposed includes Fiber Cement paneling,
galvanized corrugated metal, and are similar to those utilized for the recent
renovation. The new buildings and are generally compatible with existing buildings in
Addison Ranch and smaller than the bulk and massing of the recently approved
Maria Drive Apartment buildings on the opposite side of Maria Drive.
Although only one existing tree on the site appears to be a listed protected tree
species, the project proposes to preserve approximately 40 trees on the site. The
existing 48" Redwood is proposed for preservation as part of the revised layout.
Landscape plans propose a significant enhancement to the existing condition and
introduces a variety of species to the site. Landscaping is used to create common
area nodes, provide shade and cooling, and to screen and buffer.
Internal circulation, ingress, and egress to the site is mainly staying the same as
currently configured. One existing access off Park Lane is proposed to be closed.
Two pedestrian gates are proposed to provide access to the Washington Creek Trail.
New improvements will include internal sidewalks and paths that connect seamlessly
to the existing residential facilities in the project vicinity including a sidewalk along
Maria Drive and Park Lane, as well as the unpaved path along East Washington
Creek. Adjacent to the project site, continuous sidewalks are provided along Maria
Drive and Park Lane and would be unchanged by the build -out. Based on
information provided in the environmental review of the project, the new residential
units are expected to increase the number of school age children in the immediate
vicinity. Therefore, a yellow striped crosswalk will be required at the Maria Drive and
Park Lane intersection. Additionally, a standard striped crosswalk will be added on
the Greenbriar Circle approach to Maria Drive.
BE IT FURTHER RESOLVED that the Planning Commission hereby approves Site Plan and
Architectural Review for the Addison Ranch Apartment Complex based on the following
findings:
The project as conditioned is consistent with the applicable development standards
for the R4 zoning district, including setbacks, building height, and open space.
8. The Project as conditioned will conform to the intent, goals and policies of the
Petaluma General Plan 2025 in that the project provides infill development within the
established UGB and the allowable range of the Medium Density Residential land use
designation. The project is consistent with the scale of the existing character of the
neighborhood which is made up of both multi -family and single family as well as
commercial development nearby and incorporates an updated landscaping plan
Planning Commission Resolution No. 2014-36 Page 2
The Addison Ranch Apartment Complex is located adjacent to the East Washington
Creek and all new construction is located outside of the required 50 -foot creek
setback. The project includes enhanced internal pedestrian circulation, including
trail access gates along, that connect seamlessly to the existing pedestrian facilities in
the vicinity, including existing sidewalks along Maria Drive and Park Lane as well as
the unpaved Class I path along East Washington Creek.
ADOPTED this 28+h day of October, 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:
.� rl
Bill Wolpert, Chair
APPROVED AS TO FORM:
C
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolulion No. 2014-36
Page 3
Exhibit 1
PLANNING SITE PLAN & ARCHITECTURAL REVIEW
CONDITIONS OF APPROVAL
Planning
I . This approval is for the purpose of developing the property with 86 new two-bedroom units
within 19 new two-story buildings and associated site improvements, as described in plans
prepared by the architectural firm of MVE and Partners, Inc. Plans submitted for building
permit review shall be in substantial compliance with the approved plan set, except as
modified below.
2. All Mitigation Measures adopted by the City Council in conjunction with the Addison
Ranch Apartment Complex Initial Study/Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for the project are herein incorporated by reference as
conditions of project approval (Resolution No. 2014-012)
3. Prior to issuance of any development permit, the applicant shall revise the first sheet of the
office and job site copies of the Building Permit plans to list these Conditions of Approval
and the Mitigation Measures from the Addison Ranch Mitigation Monitoring Program as
noted.
4. The applicant shall incorporate benches bought in support of the Petaluma High School
metal shop program to the extent possible based on available production.
5. Final irrigation plans shall be designed to facilitate future connection to purple pipe to the
extent feasible when available in the future.
6. As agreed to by the applicant, the applicant shall notify local contractors of the
opportunity to bid on construction jobs generated by the Addison Ranch project and shall
provide preference to providing local construction contracts to the extent practicable.
Building permit submittal shall include a summary of efforts made to meet the intent of this
condition and end results of such efforts.
7. As agreed to by the applicant, a sustainability consultant shall participate in development
of construction drawings and associated specifications to increase energy efficiency and
water conservation to the maximum extent feasible. Building permit submittal shall include
a summary of sustainability enhancements made to meet the intent of this condition.
8. All planting shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding, cleaning, fertilizing, and regular
watering. Whenever necessary, planting shall be replaced with other plant materials to
insure continued compliance with applicable landscaping requirements (Implementing
Zoning Ordinance Chapter 14.030).
9. Prior to building permit submittal the landscape plans shall be reviewed by the Tree
Advisory Committee for compliance with street tree requirements.
10. Building permit plans shall demonstrate location of all mechanical equipment, fire risers
and utility lines and shall be properly screened to the maximum extent allowable.
Planning Commission Resolution No. 2014-36 Page 4
11. Prior to building permit approval, the plans shall note the installation of high efficiency
heating equipment (90% or higher heating/furnaces) and low NOx water heaters (40 NOx
or less) in compliance with policy 4 -P -15D (reducing emissions).
12. Prior to building or grading permit issuance, the applicant shall provide a Construction
Phase Recycling Plan that addresses the reuse and recycling of major waste materials (soil,
vegetation, concrete, lumber, metal scraps, cardboard, packing, etc., generated by any
demolition activities and construction of the project, in compliance with General Plan
Policy 2-P-122 for review by the planning staff.
13. Building Permit plans shall demonstrate compliance with the Greenpoint checklist and
achievement of at least 100 points.
14. The applicant shall plan for future accommodation of electrical vehicle charging stations.
15. Prior to Building Permit issuance, the applicant shall submit a final CalGreen Tier 1 checklist
that shows compliance with California Green Building Standards as adopted by the City of
Petaluma.
16. The applicant shall be subject to all applicable development impact fees. Said fees are
assessed at time of issuance of building permit and must be paid prior to certificate of
occupancy for new units.
17. The applicant shall comply General Plan Policy 4-P-16 by incorporating the following during
project construction:
a. Maintain construction equipment engines in good condition and in proper tune per
manufacturer's specification for the duration of construction;
b. Minimize idling time of construction related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment;
c. Use alternative fuel construction equipment (i.e., compressed natural gas, liquid
petroleum gas, and unleaded gasoline);
d. Use add-on control devices such as diesel oxidation catalysts or particulate filters;
e. Use diesel equipment that meets the ARB's 2000 or newer certification standard for off-
road heavy-duty diesel engines;
f. Phase construction of the project; and
g. Limit the hours of operation of heavy duty equipment.
18. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday
and interior work only between 9:00 a.m. and 5:00 p.m. on Saturdays. Construction shall
be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a
permit is first secured from the City Manager (or his/her designee) for additional hours.
There will be no start up of machines nor equipment prior to 7:30 a.m., Monday through
Friday: no delivery of materials nor equipment prior to 7:30 a.m. nor past 5:30 p.m., Monday
through Friday; no servicing of equipment past 6:45 p.m., Monday through Friday. Plan
submitted for City permit shall include the language above.
19. 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
Planning Commission Resolution No. 2014-36 Page 5
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.
20. The applicant shall incorporate the following Best Management Practices into the
construction and improvement plans and clearly indicate these provisions in the
specifications. The construction contractor shall incorporate these measures into the
required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions during
construction.
i. Grading and construction equipment operated during construction activities shall be
properly muffled and maintained to minimize emissions. Equipment shall be turned off
when not in use.
it. Exposed soils shall be watered periodically during construction, a minimum of twice
daily. The frequency of watering shall be increased if wind speeds exceed 15mph.
Only purchased city water or reclaimed water shall be used for this purpose.
Responsibility for watering shall include weekends and holidays when work is not in
progress.
iii. Construction sites involving earthwork shall provide for a gravel pad area consisting of
an impermeable liner and drain rock at the construction entrance to clean mud and
debris from construction vehicles prior to entering the public roadways. Street surfaces
in the vicinity of the project shall be routinely swept and cleared of mud and dust
carried onto the street by construction vehicles.
iv. During excavation activities, haul trucks used to transport soil shall utilize tarps or other
similar covering devices to reduce dust emissions.
V. Post -construction re -vegetation, repaving or soil stabilization of exposed soils shall be
completed in a timely manner according to the approved Erosion and Sediment
Control Plan and verified by City inspectors prior to acceptance of improvements or
issuance of a certificate of occupancy.
vi. Applicant shall designate a person with authority to require increased watering to
monitor the dust and erosion control program and provide name and phone number
to the City of Petaluma prior to issuance of grading permit.
21. The applicant shall defend, indemnify and hold harmless the City and its officials, boards,
commissions, agents, officers and employees ("Indemnitees") from any claim, action or
proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of
the project. The applicant's duty to defend, indemnify and hold harmless in accordance
with this condition shall apply to any and all claims, actions or proceedings brought
concerning the project, not just such claims, actions or proceedings brought within the
time period provided for in applicable State and/or local statutes. The City shall promptly
notify the subdivider of any such claim, action or proceeding concerning the subdivision.
The City shall cooperate fully in the defense. Nothing contained in this condition shall
prohibit the City from participating in the defense of any claim, action, or proceeding, and
if the City chooses to do so, applicant shall reimburse City for attorneys' fees and costs
incurred by the City.
22. The site shall be kept clear at all times of all garbage and debris. No outdoor storage shall
be permitted.
23. All planting shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash,
Planning Commission Resolution No. 2014-36 Page 6
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.
24. 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.
25. All trees shall be installed to City planting and staking standards; trees may be required in
highly visible areas; all shrubs shall be five gallon size. All planted areas not improved with
groundcover material shall be protected with a two-inch deep organic mulch as a
temporary measure until the groundcover is established.
26. All plant material shall be served by a City approved automatic underground irrigation
system.
27. All street trees and other plant materials within the public right-of-way shall be subject to
inspection by the project landscape architect or designer prior to installation and by City
staff prior to acceptance by the City, for conformance with the approved quality
specifications.
28. All tree stakes and ties shall be removed within one year following installation or as soon as
trees are able to stand erect without support.
29. All work within a public right-of-way requires an encroachment permit from the Public
Works Department.
30. Prior to receiving grading/building permits for the project, the applicant shall merge the 29
existing parcels (APN 007-610-001 through 032) to three parcels through the Lot Line
Adjustment process.
Pedestrian and Bicycle Advisory Committee
Bike Parking
31. In existing covered parking, residents should be allowed to put up hooks or other means for
the safe storage of their bicycles without penalty.
32. Bike racks should be designed to keep the bike upright by supporting the frame in two
places and allow the frame and one or both wheels to be secured with a U -lock.
33. Bike racks should be securely anchored or heavy enough that they cannot be stolen.
Racks shall be durable enough to resist being cut or vandalized.
Lighting
34. New lighting on site should not direct glare into bicyclists' and pedestrians' eyes. Lighting
shall be directed downward to minimize light pollution. Yellow or orange lighting is
preferable over white.
Planning Commission Resolution No. 2014-36 Page 7
Benches and Drinking Fountains
35. The applicant should consider placing benches around the fitness and pool area, as well
as in housing clusters.
36. The applicant should consider installing a drinking fountain at the play area, fitness area
and pool area for the benefit of the residents.
Intersection Improvements
37. Curb -cuts extending from building entryways and walkways across internal roadways and
from housing to carports shall be installed to accommodate strollers and for ADA
compliance.
Shared Pathways and Bikeways
38. Bicycle accessibility points shall be installed along Washington Creek.
39. Install Class III bikeways on Maria Drive fronting the project, the applicant shall install
sharrows or other signage per direction of the Public Works Department.
Signage
40. Directional signage shall be posted on site and within the creek path area where path(s)
to nearby creeks intersect with the project, indicating destination of path to alert users to
destinations in either direction.
41. The project shall include signage along Maria Drive and Park Lane alerting vehicular drivers
to pedestrians and bicyclists and to minimize conflict between users.
Pedestrian -friendly Infrastructure
42. A crosswalk shall be installed at Maria Drive and Park Lane, across Park Lane near the
baseball fields.
Building Division
43. Cal Green Modified Tier One shall be required for all construction.
44. Accessibility standards shall be required as per 2013 CBC Chapter 1 1 A.
45. Frontage improvements shall be installed along Maria Drive and Park Lane, including but
not limited to, removing and replacing broken, displaced, cracked sections of side of
sidewalk, removing and replacing existing curb ramps with new accessible ramps,
removing and replacing driveways approaches with accessible approaches, bike sharrow
lane markings and share the road signs (on Maria only), relocate the existing mail box at
the main project entrance to outside of the sidewalk area, pedestrian crossing warning
signage, per City requirements at the existing crosswalk on Maria Drive at East Washington
Creek.
46. Right of way dedications or public access easements shall be dedicated to the City as
necessary for new driveway approaches or curb ramps.
47. Maintenance agreements and easements shall be required for all share private facilities
used by the merged lots (access roads, parking, storm drains, water lines, sewer lines, etc.).
Planning Commission Resolution No, 2014-36 Page 8
48. The two public water connections shall be to the public main in the street. The two large
meters shall be placed in the public right of way or dedicated easement. The utility plan
shall label the onsite water and fire hydrants as "private". Note that all the existing meters
will be removed once the two new meters are installed.
49. The Storm Drain Easement (SDE) shown on the "Greenbriar Unit No. 2" Final Map (204,32)
shall be vacated. Label the SDE as being vacated on the drainage and utility plans.
50. The applicant shall be responsible for vacating any unused public storm drain or public
water easements in this area prior to issuance of a building permit. An application for right
of way abandonment is required to vacate public utility easements.
51. Remove the landscape meters from the plan and show landscape irrigated from onsite
well as discussed in previous meetings.
52. Sewer and water capacity fees will be assessed per current Ordinances on the new units.
53. Trees are prohibited within public utility easements. Landscaping with public utility
easements shall be limited to low lying shrubs and ground covers, as approved by the City.
54. Irrigation plans at the time of improvement plan submittal shall comply with all City of
Petaluma Ordinances and Water use Efficiency Standards.
55. All proposed trash enclosures and the proposed compactor shall be covered to meet
storm water best management practices requirements.
56. The proposed Atlantis storm water tanks shall be relocated outside of any public utility
easements.
57. The proposed storm drain system shall be designed in accordance with flood control
design criteria from the Sonoma County Water Agency and City of Petaluma Standards,
58. Prior to issuance of any construction permits, final hydraulic and hydrology calculations
shall be approved by the Sonoma County Water Agency and City of Petaluma.
59. No fences, structures, walls, etc. shall be permitted within public utility easements. Gates
may be allowed in certain circumstances only by approval of the City.
60. An application is required for the proposed lot line adjustment. The lot line adjustment shall
be approved and recorded prior to issuance of a building permit.
61. The applicant shall submit a public improvement plan application, including public
improvement plans and profiles, for all work within the public right of way and public utility
work on-site.
62. The applicant shall submit joint trench plans with public improvement plan application.
63. All design and construction shall be in accordance with State MUTCD and City of
Petaluma design criteria and construction standards.
Fire Marshal
64. Based on the R-2 CA Building Code Occupancy of Multi -Family Residential buildings the
project shall incorporate fire sprinkler systems designed and installed in accordance with
Planning Commission Resolution No. 2014-36 Page 9
NFPA 13-R for multi -family residential structures up to four stories in height and their
attached garages. These systems shall be calculated for four -head activation for the most
remote four heads. All systems require 3 sets of plans to be submitted to the Fire Marshal's
Office for review and approval. This can be a deferred submittal.
65. Based on the A-3 Occupancy of the Fitness Building, the project shall incorporate A Fire
sprinkler system designed and installed in accordance with NFPA 13 is required in
commercial (Assembly Occupancy) buildings. This system shall be designed for Light
Hazard. All systems require 3 sets of plans to be submitted to the Fire Marshal's Office for
review and approval. This can be a deferred submittal.
66. Based on the size and layout of the overall project and to ensure that first responders can
quickly locate an emergency, the following shall be satisfied:
Submit a whole -site addressing system that logically identifies both buildings and
dwelling units to the Fire Department for review and approval.
Provide signage at the entry to the site that provides a schematic Site Map with
building addresses of a scale legible from the driver's seat of emergency apparatus.
Site Map shall be internally or externally illuminated.
If Building and Unit address are not clearly visible from drive aisles, additional on-site
address signage may be required.
Planning Commission Resolution No. 2014-36 Page 10