Loading...
HomeMy WebLinkAboutPlanning Commission Resolution 2014-41 12/09/2014RESOLUTION NO. 2014-41 CITY OF PETALUMA PLANNING COMMISSION RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE KELLER COURT COMMONS PROJECT LOCATED AT THE INTERSECTION OF WEST AND KELLER STREETS FILE NO. PLSR-14-0023 WHEREAS, Jim Soules, of Keller Court LLC, submitted an application for Site Plan and Architectural Review for an eight (8) unit single-family residential development located at the intersection of West and Keller Streets (APN 006-083-054); and WHEREAS, a Mitigated Negative Declaration (MND) and Tentative Subdivision Map (TSM) were approved by the City Council on October 20, 2014, (Resolution 2014-166 N.C.S. and Resolution 2014-167 N.C.S.) along with the introduction of Ordinance No. 2514 N.C.S for a Zoning Map Amendment, including a PUD Development Plan with associated standards and guidelines and Ordinance No. 2515 N.C.S. for designation of the existing farmhouse at 200 West Street as a local historic landmark; and, WHEREAS, on November 17, 2014 the City Council conducted the second reading of Ordinance No. 2514 N.C.S approving a Zoning Map Amendment to modify the zoning on the property from Residential (R2) Zone to Planned Unit Development (PUD) Zone and Ordinance No 2515 N.C.S. approving the designation of the Lundholm Pattochi House as a local historic landmark; and, WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and Architectural Review of the proposed project on December 9, 2014; and WHEREAS, a copy of the public notice was published in the Argus Courier and mailed to residents and occupants within 500 feet of the site in compliance with state and local law. NOW, THEREFORE, BE IT RESOLVED, the above recitals are true and correct and incorporated herein by reference. BE IT FURTHER RESOLVED, that a Mitigated Negative Declaration (MND) was approved by the City council on October 20, 2014 that contemplated the current Site Plan and Architectural Review plans as part of the larger project. There have been no substantial changes in the project or the circumstances under which the MND was approved. Also, there is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the MND was adopted, that shows any of the situations enumerated at CEQA Guidelines § 15162(3). No further documentation of potential environmental effects is necessary or required; and BE IT FURTHER RESOLVED, the Planning Commission hereby approves Site Plan and Architectural Review for the Keller Court Commons project based on the following findings required by Implementing Zoning Ordinance Section 24.010, and subject to the conditions of approval attached hereto as Exhibit 1, as follows: 1. The project proposes appropriate use of quality materials and harmony and proportion of the overall design. Planning Commission Resolution No. 2014-41 Page 1 Buildings are composed of multiple, articulated masses for visual interest and include roof types (i.e., gable, pavilion) common in the area. Materials include those common to an agrarian vernacular including a mix of corrugated metal, board and batten, standing seam metal roofs and composition shingle roofs. Ample landscaping, including the confinement of pavement to areas necessary for vehicular travel, enhances the farmstead history of the site. Taken as a whole, the project includes a palette of building forms, architectural treatments and quality materials the result in a unified, harmonious design. 2. The architectural style should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The project includes buildings designed in an agrarian vernacular, as required by the Keller Courts Common PUD. Buildings are clustered away from the abutting local historic landmark (i.e., Lundholm/Patocchi House) at 200 West Street and scaled, in both building footprint and height) to achieve harmony with it. The project also includes the use of architectural treatments, consistent with the character defining features of the Lundholm/Patocchi House, including asymmetrical massing, gable roofs, front entrance porches, board and batten siding, and corner boards. All these features are compatible with the abutting local historic landmark and surrounding neighborhood. 3. The siting of the structure on the property is compatible with the siting of other structures in the immediate neighborhood. The project clusters homes around a central courtyard. This building placement, along with the alignment of vehicular access, enables the preservation of many existing mature oak frees. Proposed homes are also setback at distances between sixty to one -hundred feet from structures on adjacent properties. The project also locates new buildings away from the Lundholm/Patocchi House so as to not overwhelm it. For these reasons, the project sites structures in a manner compatible with the immediate area. 4. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. The project excludes the use of signage. Consequently, this finding is not applicable to the project. 5. The bulk, height, and color of the proposed structures are consistent with the bulk, height, and color of other structures in the immediate neighborhood. The project is scaled, in both building footprint and height, to be consistent with the immediate neighborhood. Each home is two stories in height and floor areas range between 1,384 square feet to 1,509 square feet in floor area. The bulk of each building is broken into two or more masses, and proposed colors are a naturally occurring spectrum. All of these design features are consistent with other, existing buildings in the immediate neighborhood. 6. Landscaping, to approved City standards, shall be required on the site and shall be in keeping with the character or design of the site. Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Planning Commission. The project is subject to a Master Landscape and Fence Plan enacted through the Keller Court Commons PUD zone. Proposed fencing and landscaping accompanying the SPAR application is consistent with the PUD, including the minor changes proposed in accordance with Implementing Zoning Ordinance § 19.040(E), and approved by the Planning Commission by this action. Planning Commission Resolution No. 2014-41 Page 2 Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and convenience, and shall conform to approved City standards. Any plans pertaining to pedestrian, bicycle, or automobile circulation shall be routed to the PBAC for review and approval or recommendation. The project's access features for bicyclists, pedestrians and motorists has been reviewed in conjunction with the City Council's approval of the accompanying Tentative Subdivision Map. That action included findings and conditions ensuring conformance with approved City standards. The project was also reviewed by the PBAC on June 4, 2014 and their recommendations have been incorporated into the previously approved Tentative Subdivision Map. ADOPTED this 91h day of December, 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 h��! 11 Mll Wolpert,Chair APPROVED AS TO FORM: H her Hines, Co °mission Secretary Eric W, Danly, Cit Attorney Planning Commission Resolution No. 2014-41 Page 3 Exhibit 1 SITE PLAN & ARCHITECTURAL REVIEW CONDITIONS OF APPROVAL Keller Court Commons APN 006-083-054 City File Number: PLSR-14-0023 1. This approval shall be effective after the zoning map amendment for the Keller Court Commons project, adopted via City Council Ordinance 2514 N.C.S., becomes effective (i.e., December 18, 2014). 2. All conditions of City Council Resolution No. 2014-167, approving the Tentative Subdivision Map, are hereby incorporated by reference and applicable to this Site Plan and Architectural Review. 3. All standards and guidelines established by City Council Ordinance 2514 N.C.S. for the Keller Court Commons PUD, including the Setback Exhibit and Master Landscape and Fence Plan, are hereby incorporated by reference and applicable to this Site Plan and Architectural Review. 4. Plans submitted for building permit review shall be in substantial conformance with the following plans and associated materials: a. Architectural and landscape plan set prepared by MAD Architecture and dated September 15, 2014 including Sheets AO to A10 and Sheets Ll to 1-3; and b. Color and material board prepared by MAD Architecture received December 2, 2014. 5. Plans submitted for building permit review shall be in substantial conformance with the standards, guidelines, plans and associated materials referenced in Condition Nos. 2, 3 and 4 above. 6. All mitigation measures adopted by the City Council via Resolution No. 2014-166 N.C.S., in conformance with the California Environmental Quality Act and in conjunction with the Tentative Subdivision Map and zoning map amendment for the Keller Court Commons projects, are hereby incorporated by reference and applicable to this Site Plan and Architectural Review. 7. Each set of construction documents shall include these conditions of approval, the Keller Court Commons PUD Development Standards and Design Guidelines, and the Mitigation Monitoring and Reporting Program attached hereto as Exhibit 2. 8. Construction documents shall show and the project shall subsequently be built to include the following: a. Lighting in conformance with mitigation measure AES -1 and Implementing Zoning Ordinance Section 21.040 (D) (Glare). A photometric plan shall be submitted with construction documents to substantiate compliance. b. Retaining walls in conformance with Implementing Zoning Ordinance, Chapter 13 (Placement of Fences and Walls). Planning Commission Resolulion No. 201441 Page 4 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) 565-3800 to confirm). Planning Commission Resolution No. 2014-41 Page 5