HomeMy WebLinkAboutPlanning Commission Resolution 2015-19 11/10/2015RESOLUTION NO. 2015-19
CITY OF PETALUMA PLANNING COMMISSION
RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE AVILA RANCH
SUBDIVISION PROJECT LOCATED AT THE 511 SONOMA MOUNTAIN PARKWAY
APN: 149-413-023
FILE NO: PLSR-15-0019
WHEREAS, Aaron Roden of Ryder Homes submitted an application for Site Plan and
Architectural Review, on behalf of property owner Barbara Lee Gomes, for the construction of
twenty-one (21) single-family homes and other associated site improvements located at 511
Sonoma Mountain Parkway (APN 149-413-023) ("Project"); and
WHEREAS, on July 7, 2014, the City Council adopted a Mitigated Negative Declaration
(MND) and accompanying Mitigation Monitoring Program for this project via Resolution 2014-113
N.C.S.; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan
and Architectural Review of the proposed Project on October 13, 2015 and November 10, 2015;
and
WHEREAS, public notice was published in the Argus -Courier and mailed to residents and
occupants within 500 feet of the Project site in compliance with state and local law for both public
hearings; and
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, staff presentation, comments received and the public
hearing, the Planning Commission makes the following findings based on substantial
evidence in the record:
California Environmental Quality Act
This Site Plan and Architectural Review application is consistent with the project
analyzed in the Mitigated Negative Declaration (MND) adopted by City Council on
July 7, 2014 via Resolution No. 2014-113 N.C.S. Mitigation Measures approved with
the MND reduce potentially significant environmental effects below the threshold of
significance, and those mitigation measures continue to apply to this application as
conditions of approval, as provided below. No additional environmental review is
required since: (a) there have been no substantial changes to the project; (b) there
have been no substantial changes to the circumstances under which the project is
being undertaken; and (c) there is no new information, which was not known and
could have been known at the time the MND was approved, that has become
available.
Planning Commission Resolution No. 2015-19 Page 1
General Plan
2. The Project is consistent with the Low Density Residential General Plan land use
designation because the Project includes single family homes between 2.6 and 8.0
housing units per acre. As proposed, the Project is 4.27 housing units per acre.
3. The Project is, for the reasons discussed in the October 13, 2015 and November 10,
2015 Planning Commission staff reports, consistent with the following General Plan
policies: Policy 1-P-3 (Scale and Character); Policy 1-P-14 (Transition Between Uses);
Policy 1-P-1-27 (Parking Solutions); Policy 1-P-49 (Existing Trees); Policy 2-P-121 (Green
Building); Policy 2-P-122 (Construction Recycling); Policy 4-P-7 (Reducing Vehicle
Pollution); and Policy 4-P-19 (Renewable Energy).
Implementing Zoning Ordinance
4, The Project is consistent with the Residential 2 (R2) zoning district since:
a) It consists of a single-family housing type at a density between 2.6 to 8.0 units per
acre; and
b) It adheres to all development standards at Implementing Zoning Ordinance
Table 4.8, including minimum building setbacks, maximum building heights,
fencing, landscaping and tree preservation, and parking.
5. All the required findings for Site Plan and Architectural Review found at
Implementing Zoning Ordinance §24.010 (G)(1) can be made, as follows:
a) The Project includes the use of quality materials including high profile
composition shingles, cementitious lap siding, stucco, cementitious shingle
siding, and cementitious board and batten siding. Proposed building materials,
including architectural detailing, is used uniformly on each building elevation
resulting in proportion with the overall design.
b) The Project's architectural style includes contemporary interpretations of historic
styles found locally in Petaluma. These include craftsman, farmhouse, traditional
and California ranch. Existing buildings in the neighborhood surrounding the
Project site include the use of similar building forms, one and two-story building
heights, and stucco siding with asphalt shingle or file roofs. The Project uses
similar building forms and materials in a manner compatible with that found in
the neighborhood.
c) The Project's placement of buildings conforms to the setback requirements of
the R2 zoning district. The R2 zoning district requirements are consistent those
applicable to the adjacent Park Place Planned Unit Development adopted by
City Council Resolution No. 84-30. Therefore, the project is compatible with the
siting of other structures in the immediate neighborhood.
d) No signage is proposed. Implementing Zoning Ordinance §24.010(G) (1) (d) is not
applicable to the project.
e) Condition No. 25 of City Council Resolution No. 2014-114 N.C.S., approving the
project's the Tentative Subdivision Map, states, "At least two homes on lots 16-21
shall be of single -story design as reviewed during the Site Plan and Architectural
Review." The plans submitted for Site Plan and Architectural Review conform to
that condition. Remaining homes within the Project conform to the building
setback and maximum building height requirements of the R2 zoning district.
Planning Commission Resolution No. 2015-19 Page 2
Those setback and building heights standards are consistent with those
applicable to adjacent properties. The Project includes the use of earth -toned
colors for building walls and the modest use of contrasting colors for
architectural details. Homes in the immediate neighborhood use similar color
schemes. Therefore, given the above, the Project's bulk, height, and colors are
consistent with other structures in the immediate neighborhood.
f) The Project site includes a mature Coastal Redwood tree on Lot 19 that is
considered a protected tree by Implementing Zoning Ordinance §17.040. The
Project would retain this tree and use a pier foundation system to avoid impacts
to tree roots (see Sheet Al.1 of Attachment E). As an additional, long term tree
preservation measure, a condition of approval requiring recordation of a
"Notice of Protected Tree" on Lot 19 is imposed at Exhibit A.
The Project includes front yard landscaping that uses a wide variety of plantings
which are complimented by hardscape, mulch and river rock. The result would
be a unique landscape design palette for each lot which compliments the
diversity of building heights and architecture. The project also groups plant types
into areas of the same water usage; thereby, helping to ensure they thrive and
mature.
g) The Project's primary means of ingress, egress, and internal circulation has been
approved through the site's subdivision map. As a part of the subdivision map
approval process, those features were reviewed and determined to conform to
City standards. The Project provides a number of bicycle and automobile
parking spaces conforming to the Implementing Zoning Ordinance,
C. Based on its review of the entire record herein, including the October 13, 2015 and
November 10, 2015 Planning Commission staff reports, all supporting, referenced, and
incorporated documents and all comments received and foregoing findings, the
Planning Commission hereby approves Site Plan and Architectural Review for the
Project, subject to the conditions of approval attached hereto as Exhibit A.
ADOPTED this 10th day of November, 2015, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember Barrett
X
Vice Chair Benedetti-Petnic
X
Gomez
X
Chair Lin
X
Marzo
X
Pierre
X
Wolpert
X
Planning Commission Resolution No. 2015-19 Page 3
ATTEST:
Heather Hines, CoySecretary
Jocef Jn Lin, Cf 6ir
APPROVED AS TO FORM:
Andrea Visveshwara, Assistant City Attorney
Planning Commission Resolution No. 2015-19 Page 4
Exhibit A
SPAR CONDITIONS OF APPROVAL
Avila Ranch Subdivision
511 Sonoma Mountain Parkway
APN 149-413-023
File PLSR-15-0019
Planning Division
Standard Conditions of Approval
1. The plans submitted for building permit review shall be in substantial conformance with the
plans on file in the Planning Division, date stamped October 22, 2015, including Sheets AS,
ALL through A1.3, A2.1 through A2.3, A3.1 through A3.4, A4.1 through A4.3, A5.1 through
A5.4, AD1, Sl, L-1 through L-5, EX -1, as well as the Color/Materials Schemes 1 through 7,
except as modified by the following conditions.
2. This approval is granted for and contingent upon construction of the project as a whole, in a
single phase, with the construction and/or installation of all features approved and required
herein. Modifications to the project, including but not limited to a change in construction
phasing, shall require Site Plan and Architectural Review in accordance with Implementing
Zoning Ordinance (IZO) §24.010.
3. All tree protection measures within the June 15, 2015 memorandum from Becky Duckles,
Certified Arborist #WE -0796A are incorporated by reference and made conditions of approval.
Minor modifications to these measures may be approved by the Planning Manager.
4. All mitigation measures of Resolution No. 2014-113 N.C.S. approving the Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program are incorporated by reference
and made conditions of approval.
5. All conditions of approval of Resolution No. 2014-114 N.C.S. approving the Tentative
Subdivision Map are incorporated by reference and made conditions of this approval.
6. Prior to the issuance of any construction permits, these conditions of approval and the
Mitigation Monitoring and Reporting Program shall be included with the plan set. A copy of the
approved plans shall be maintained on-site when construction activities are occurring.
7. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted other than typical bulk materials, i.e., lumber, appliances, window systems, etc.,
temporarily stored through the normal course of construction.
8. The applicant shall be subject to all applicable Development Impact Fees. Said fees are due
prior to the issuance of a certificate of occupancy, other pertinent fees that may be applicable to
the proposed project may be required.
9. All exterior lighting shall provide a "soft wash" of light against the wall and shall be hooded
and directed downward with no direct glare into bicyclists' or pedestrians' eyes, and shall
Planning Commission Resolution No. 2015-19 Page 5
conform to Implementing Zoning Ordinance §21.040(D).
10. All planting shall be maintained in good growing condition. 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.
11. Construction activities shall comply with performance standards specified in Implementing
Zoning Ordinance Chapter 21 (Performance Standards), except as modified by the conditions
herein and mitigation measures applicable to the project.
12. Upon the approval of this resolution, the applicant shall provide the Planning Division with the
Notice of Determination fee required by Fish and Wildlife Code Section 711.4(d). The fee
payment shall be made by check payable to the Sonoma County Clerk, in the amount required
and published by the Sonoma County Clerk for such fee.
13. 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.
14. Pursuant to City Council Resolution No. 2005-151 N.C.S., Conditions, Covenants and
Restrictions (CC&R's) for the project, if any, shall not prohibit the installation of roof -mounted
photovoltaic panels.
15. Construction site watering shall be performed in conformance with the City of Petaluma Water
Shortage Contingency Plan Stage 2 provisions. Use of potable water is limited to one truck load
of potable water per day for the purposes of dust control. Additional daily water needs shall be
met with recycled water.
Special Conditions of Approval
16. Prospective home purchasers shall be informed of the option to have roof -mounted solar panels
installed.
17. Prior to building permit issuance, the following architectural details shall be reviewed and
approved by the Planning Manager.
a. External leader heads, downspouts, shoes and splash blocks;
b. Transitions between wall materials of different types;
c. All roof penetrations
Planning Commission Resolution No. 2015-19 Page 6
18. All external downspouts shall be painted to match background building color(s). Scuppers
without drainage pipes may not be installed because of probable staining of walls (overflow
scuppers are exempt).
19. Prior to building permit issuance, the Planning Manager shall approve a final landscape plan
including:
a. Planting locations and numbers;
b. Deciduous trees at the rear of Lot 19, 20 and 21; and
c. Hardscape materials.
Compliance with this condition shall be achieved after verification of compliance with all water
efficiency standards of Municipal Code Chapter 15.17 (Water Conversation Regulations).
20. Prior to occupancy of the home located at Lot 19, the Planning Manager shall approve, and the
applicant shall record, a notice against the property which provides informs property owners
that the Coastal Redwood tree located on this lot is a protected tree subject to the provisions of
Implementing Zoning Ordinance Chapter 17 (Tree Preservation).
21. Exterior lighting at the entrance of each home shall be recessed can lights within the ceiling.
Building Division
22. Prior to building permit issuance, demonstrate to the Chief Building Official or delegate how
the project conforms to the CALGreen Tier 1 requirements with Modified Tier 1 for
construction and demolition.
Planning Commission Resolution No. 2015-19 Page 7