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HomeMy WebLinkAboutStaff Report 6.B 01/25/2016Agenda Item #6.8 DATE: January 25, 2016 TO: Honorable Mayor and Members of the City Council through City Manager FROM: Heather Hines, Planning Manager Emmanuel Ursu, Principal Planner SUBJECT: Introduction (First Reading) of an Ordinance for a Zoning Map Amendment to Rezone the North McDowell Commons Property from Residential -4 (R4) to Planned Unit District (PUD) and Adoption of a Resolution Approving a Tentative Subdivision Map (TSM) to Subdivide the Parcel into Nine Lots. RECOMMENDATION It is recommended that the City Council: • Introduce an Ordinance (first reading) for a Zoning Map Amendment to rezone the North McDowell Commons property from Residential -4 to Planned Unit D; and • Adopt a Resolution approving a Tentative Subdivision Map (TSM) to subdivide the parcel into nine lots. BACKGROUND At its May 28, 2013 meeting, the Planning Commission approved Site Plan and Architectural Review (SPAR) and the associated Mitigated Negative Declaration and Mitigation Monitoring Program for the North McDowell Commons project. The project, located between North McDowell Boulevard and Wood Sorrel and Palo Verde Way and Capri Creek, included development of 34 new residential units and rehabilitation of the historic Hansen House. The project includes two parcels, one approximately 2.1 acre site where the 34 new residential units were proposed and a separate 0.14 acre parcel for the Hansen House. Overall project density is 15.62 units per acre. Eight of the new residential units are detached single - family units fronting Wood Sorrel Drive. The remaining new units are made up of 12 duplexes and two detached single - family units with vehicular access from an internal private alley. Resident and guest parking consistent with current code requirements is provided and the project includes a play area and pedestrian and bicycle paths within the development. There are 18 two - bedroom units and 17 three- bedroom units in the development. The new units are all two stories with attached two -car garages and range in size from 1,612 square feet to 1,649 square feet. The Hansen House is a raised single story house that is approximately 1,210 square feet and is on a separate 6,160 sf parcel. The approved Site Plan is in Attachment 10. Grading permits were issued for the project in September 2014 and building permits were issued in July 2015. Construction is scheduled to be completed in late January 2016. In September 2015, the applicant submitted a request for approval of a Tentative Subdivision Map and Zoning Map Amendment. The Tentative Subdivision Map would subdivide the 2.1- acre site on which the new units are being constructed into nine lots creating separate parcels for each of the eight detached single - family homes fronting Wood Sorrel Drive. The remaining 72,140 square foot parcel would include the other 26 new units. The Hansen House would remain on an existing separate parcel and is not a part of the current applications. The requested Zoning Map Amendment would rezone the project site from R4 to a residential PUD. The table below outlines the proposed lot size, the approved structure size, and resulting lot coverage in the project. Table 1: Proposed Lot Size and Approved Home Size Lot '' Proposed Lot �; Approved Structure Approved Lot Coverage j Size_- Size 1 2,612 sf 1,646 955/36.6% 2 2,336 sf I; 1,649 i 951/40.70/o 3 2,336 sf 1,649 951/40.7% 4 2,336 sf �; 1,649 951/40.70/0 5 2,408 sf 1,649 951/39.5% 6 li 2,336 sf 1,649 951/40.7% 7 2,336 sf 1,649 951/40.7% 8 r' 2,432 sf �L 1,649 955/39.3% - - - - - - -- =- -- - -- 9 72,140 sf 41,912 (1,612 /unit) 24,377/33.8% Hansen Lot' 11 6,160 sf 1� � 1,210 1,210/19.6 / (1) Not a part of the proposed subdivision. and ZMA and no change to existing lot size There is no physical change to the approved project proposed. Overall project density, home designs, building envelopes, parking, project amenities, and landscaping would remain as approved. The proposed subdivision would allow the project applicant to sell the single family homes fronting Wood Sorrel Drive while the remaining 26 units would remain on one parcel and be available as rentals. 2 The Zoning Map Amendment to rezone the property to PUD is required because the lot size, lot depth and rear yard setbacks of the eight proposed single - family parcels deviate from the R4 development standards. A summary of the R4 development standards in comparison and contrast to the proposed project is provided in Table 2. The third column in the table ( "Proposed PUD Standards ") indicates the applicant's proposed PUD standards to replace the R4 standards. Standards which deviate from the R4 district are in bold typeface. The last column ( "Lots 1 — 8 ") illustrates how the eight proposed single family lots would comply with the new PUD standards. The draft PUD standards (Attachment 1, Exhibit A) include a provision that prohibits structural additions and accessory structures, as recommended by the Planning Commission and discussed in more detail below. Table 2: R4 Development Standards, Proposed PUD Standards, Proposed Lots I - 8 Development Feature 1, R4 District Standards Proposed PUD Standards !I Lots l - 8 Lot Size Minimum area 3,500 sf 2,300 sf 2,336 Minimum width Interior lot 35 ft 35 ft 49 ft Corner lot 45 ft 45 ft 56 ft Minimum depth j 70 ft l 48 ft 48 ft Setbacks Front i 10 ft loft 1 fI 13.5 t Side - Interior 0$ 3 ft 3 ft Side- Street 10 ft �L- 10 ft jL 10,5 ft - - -- Rear loft 6 ft 6.3 ft Garage front JL i 20 ft 20 ft !, 20.f - - - _ - -- - - - -- -- -: _ - - - - -- - -J Max. Site CoveraLye Primary structure 60% — 60% 36:6% to 40.7% Height Limit I { i I Principal Building 35 ft 35 ft - 25.8 ft Useable Open Spac 300 sf/unit jC 300 sf/unit 300+ sf /unit I 1 DISCUSSION At a public hearing held on December 8, 2015, the Planning Commission deliberated the merits of the applications and approved resolutions (Attachments 4 and 5) recommending that the City 3 Council approve the Zoning Map Amendment and Tentative Subdivision Map. As a condition of its approval, the Commission recommended that the PUD standards be modified to prohibit construction of accessory structures. The draft PUD standards included in Attachment 1 (Exhibit A) reflect the Commission's recommendation. During its deliberations, the Commission also noted that (1) the proposed PUD and subdivision do not result in any physical changes to the SPAR approval granted for the development; (2) owners of the eight single - family homes will have access to, and contribute to the maintenance of, the project amenities including the common play area, landscaped paseo and pedestrian and bicycle paths; and (3) while there is a community need for single - family rental housing, there is also a need in the community for owner- occupied moderately priced single - family homes. According to the project applicant, the eight single- family homes will be sold at prices affordable to households with moderate - income (e.g. no more than 120% of the area median income). Below market rate restrictions are not included in the project proposal and the applicant will meet the City's affordable housing requirement through the payment of in lieu fees at time of occupancy. There was considerable discussion at the Planning Commission hearing about the requested change from a rental project to a mix of for sale and rental units. Although not a majority, a concern was expressed by some Commissioners that the requested subdivision modified aspects of the project that were key to the Commission's original support of the project as a family rental project. In response to Commission inquires, the applicant stated that changes in the housing market since SPAR approval was granted in 2013 have driven the applicant's decision to subdivide and sell the eight single - family homes fronting Wood Sorrel Drive. Additionally, the applicant indicated that although modified, the project would still provide family rentals and provide moderately priced for sale units to meet a significant community need. Several public comments were expressed at the hearing, primarily focused on neighborhood parking issues. One resident expressed concern regarding construction vehicle impacts on the availability of street parking and emergency vehicle access along Wood Sorrel Drive. Owners of a home on Sunrise Parkway (located south of the Capri Creek open space) voiced concern about residents of the Round Walk development west of the subject project parking in the neighborhood and the added impact the North McDowell Commons project would have on parking in the surrounding area. The project applicant committed to working with his contractor to resolve construction vehicle impacts along Wood Sorrel Drive. Additionally, the Commission noted that the project includes adequate on -site parking for all of the units in the North McDowell Commons development, including four parking spaces for each of the single - family homes fronting Wood Sorrel Drive. City staff are working with the Sunrise Parkway residents to address their concerns about existing parking issues. The Planning Commission found the project to be consistent with the City's General Plan as outlined in greater detail in the Planning Commission staff report (Attachment 3), and including policies related to infill development, visual character along major arterials, supporting transit corridors, and encouraging a mix of housing types. Approval of a PUD requires a Zoning Map Amendment and is subject to findings of fact by the Planning Commission and the City Council to support standards of IZO section 19.030, as listed below. M The proposed PUD Standards establish a purpose for the residential district, uses allowed, procedures for implementation of the district standards, provisions for common area maintenance and access, and development standards. Some of the key provisions of the proposed North McDowell Commons PUD include: • Maintenance of overall project design that is consistent with SPAR approval granted in May 2013; • Allowable residential uses, including single - family homes and duplexes; • Prohibition of future modification of any building envelope without amendment of the PUD; and • Common area easements for the owners of Lots 1 — 8 and the Hansen House. Staff analysis of the project as it relates to each standard of IZO section 19.030 is included in italics. 1. The PUD clearly results in a more desirable use of land and a better physical environment than would be possible under any single zoning district or combination of zoning district. (IZO section 19.030). Approval of the PUD will provide greater opportunity for home ownership in that eight single-family homes on separate legal lots will be added to the housing supply. While the proposed subdivision does not result in a physical change to the May 2013 SPAR approval granted under the R4 district standards, the proposed PUD makes the subdivision possible and provides greater housing benefits to both homeowners and renters. The eight single-family home sites in the PUD present a unified and organized arrangement of buildings and parking that are complementary of the existing neighborhood and clustering the eight houses on small individual lots maximizes open space for the use of all residents of North McDowell Commons. While the single-family parcel size and depth and the rear yard setbacks are reduced from the standards for R4 zones, overall project density of 15.62 units per acre is within the density range of 8.1 to 18 units per acre designated in the General Plan for the project site. Private rear yards are included in the design of each home site, adequate separation between structures is provided for landscaping and pedestrian paths, and the appearance of the single-family homes from Wood Sorrel Drive will be consistent with that of the homes in the immediate vicinity of the project. 2. That any PUD is proposed on property which has a suitable relationship to one (1) or more thoroughfares, and that said thoroughfares are adequate to carry any additional traffic generated by the development. (IZO section 19.030.A) North McDowell Boulevard is a major north -south thoroughfare on which the project fronts. Project access to North McDowell Boulevard is provided via Palo Verde Way located along the north side of the site. 3. That the plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby 5 properties and that adequate landscaping and/or screening is included if necessary to insure compatibility. (IZO section 19.0303) The siting of the eight single-family homes along Wood Sorrel Drive is such that residences face the street and maintain a front yard setback consistent with existing residences on adjoining residential streets including Wood Sorrel Drive, Woodside Circle and Capri Avenue. The siting of the residences in this orientation allows for the use of rear yards that benefit the more private interior of the development. This orientation not only allows for acoustical protection from the street for residents but also helps to provide a sense of community. Landscaping, including street trees and trees in front and rear yards and along the property line adjoining the adjacent open space, are included to enhance compatibility with the nearby properties. 4. That the natural and scenic qualities of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan or General Development Plan. (IZO section 19.030.C) Scenic qualities of the site will be protected and enhanced by limiting tree removal to four trees and adding 66 new trees and approximately 540 shrubs. Adequate public and private spaces are provided including a common area playground, private yards and pedestrian access to the Capri Creek open space area adjacent to the project site. 5. That the development of the subject property, in the manner proposed by the applicant, 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 zoning regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. (IZO section 19.030.D) The project is in the best interests of the City in that it adds to the housing supply, consistent with Goal I of the Housing Element of the Petaluma General Plan; is in keeping with the general intent and spirit of the zoning regulations in that the design, layout and density is consistent with the existing surrounding neighborhoods; and the overall density of the project at 15.62 units per acre is consistent with the density range of 8.1 to 18 units per acre specified in the General Plan land use designation for the site. Subdivision of land is governed by the California Subdivision Map Act (SMA) and by Chapter 20 of the Petaluma Municipal Code. The following seven standards are outlined in the SMA (Government Code section 66474) and approval of all subdivisions require a finding of consistency with these standards prior to approval. The Planning Commission found the proposed TSM to be in compliance with the required standards as outlined in greater detail in the Planning Commission staff report (Attachment 3). 1. That the proposed map is consistent with applicable general and specific plans as specified in Section 65451. C 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. 3. That the site is physically suitable for the type of development. 4. That the site is physically suitable for the proposed density of development. 5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Prior to the May 2013 approval of the SPAR application for the North McDowell Commons project, the applicant held a neighborhood meeting attended by approximately nine neighbors. A series of questions about project specifics were posed, many of which involved the proposed modifications to the Hansen House. Other items discussed related to parking, emergency access, ownership structure, and process /timing. Public notice of the December 8, 2015 Planning Commission meeting and the January 25, 2016 City Council meeting was published in the Argus Courier on November 26, 2015 and January 14, 2016, respectively, and mailed to all property owners and occupants within 500 feet of the project site. Comments from residents are summarized above in this report and public correspondence is contained in Attachment 9. A Mitigated Negative Declaration (MND) for the North McDowell Commons was approved by the Planning Commission on May 28, 2013 via Resolution No. 2013 -009 (Attachment 7). The Zoning Map Amendment and Tentative Subdivision Map are consistent with the project analyzed in the approved MND and do not result in any physical change on the site. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to the subject project as conditions of approval. The required mitigation measures are included in Attachment 7. No additional environmental review is required for the following reasons: (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. 7 FINANCIAL IMPACTS The project is subject to cost recovery with all expenses paid by the applicant. The applicant has paid $10,210.03 cost recovery fees to date. ATTACHMENTS 1: Draft Zoning Map Amendment Ordinance Exhibit A: PUD Development Standards and Design Guidelines 2: Draft TSM Resolution Exhibit A: Conditions of Approval 3: Planning Commission Staff Report, December 8, 2015 4: Planning Commission Resolution No. 2015 -23 (ZMA) 5: Planning Commission Resolution No. 2015- 24(TSM) 6: Planning Commission Resolution No. 2013- 10 (SPAR) 7: Planning Commission Resolution No. 2013 -009 (MND) 8: Project Description submitted by the applicant 9: Public Comment 10: Project plans, half size Attachment 1 ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA AMENDING -THE ZONING MAP CONTAINED IN THE IMPLEMENING ZONING ORDINANCE NO. 2300 N.C.S. (IZO), TO REZONE THE PROPERTY LOCATED AT THE SOUTHEASTERLY CORNER OF PALO VERDE WAY AND NORTH MCDOWELL BOULEVARD FROM RESIDENTIAL 4 (R4) TO PLANNED UNIT DISTRICT (PUD) APN: 137 - 061 -026 FILE NO. PLMA -15 -0005 WHEREAS, on May 28, 2013, the Planning Commission adopted a Mitigated Negative Declaration (MND) and approved a Site Plan and Architectural Review application for the development of 34 new single - family and duplex residential rental dwellings on property located at the southeasterly corner of Palo Verde Way and North McDowell Boulevard (APN 137 -061- 026 and rehabilitation of the historic Hansen House on property located at 718 North McDowell Boulevard; and WHEREAS, after construction commenced, on September 1, 2015, the project applicant, Hugh Futrell Corporation/North McDowell Commons, LLC, submitted applications to the City of Petaluma for a Zoning Map Amendment (File No. PLMA -15 -0005) for the property located at the southeasterly corner of North McDowell Boulevard and Palo Verde Way (APN:137 -061- 026) ( "the Project" or the "proposed Project "); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, including the proposed Zoning Map Amendment and PUD Development Standards and Design Guidelines on December 8, 2015, at which time all interested parties had the opportunity to be heard; and WHEREAS, on December 8, 2015 the Planning Commission approved Resolution No. 2015 -23 recommending the City Council rezone the subject parcel (APN 137- 061 -026) from R4 to North McDowell Commons PUD; and WHEREAS, Chapter 19.030 of the IZO provides for the adoption of new residential PUD's; and WHEREAS, Chapter 25.065 of the IZO provides for the amendment to the zoning map; and WHEREAS, on January 25, 2016, the City Council held a duly noticed public hearing to consider the proposed Zoning Map Amendment and PUD Development Standards and Design Guidelines; and WHEREAS, the project is consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 N.C.S. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS: Section 1 — Findings. The City Council approves the Zoning Map Amendment to change the zoning of the property located at the southeasterly corner of North McDowell Boulevard and Palo Verde Way from R4 to North McDowell Commons PUD, based on the findings made below: 1. The proposed amendment to the IZO, to rezone the subject parcel (APN: 137- 061 -026) to PUD is consistent with and implements the Medium Density Residential land use classification of the General Plan that exists for the parcel. The proposed density of 15.62 dwelling units per net acre is within the allowable density range of the Medium Density Residential designation of 8.1 to 18.0 du/acre. The proposed rezoning results in a use that is compatible with the established character of the surrounding neighborhood and the medium - density residential character of the project surroundings. 2. The PUD is proposed on property which has a suitable relationship to North McDowell Boulevard, a major north -south thoroughfare on which the project fronts and which has adequate capacity to carry anticipated traffic generated by the development. Project access to North McDowell Boulevard is provided via Palo Verde Way located along the north side of the site. 3. The plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and adequate landscaping and screening is included to insure compatibility. The siting of the eight single - family homes along Wood Sorrel Drive is such that residences face the streets and maintain a front yard setback that is consistent with existing residences on adjoining residential streets including Wood Sorrel Drive, Woodside Circle and Capri Avenue. The siting of the residences in this orientation allows for the use of rear yards that benefit from the more private interior of the development. This orientation not only allows for acoustical protection from the street for the residents from traffic but also helps to provide a sense of community. In addition, landscaping including street trees and trees in front and rear yards and along the property line adjoining the adjacent open space are included to enhance compatibility with the nearby properties. 4. The natural and scenic qualities of the site are protected, with adequate public and private spaces designated on the Unit Development Plan. Scenic qualities of the site will be protected and enhanced by limiting tree removal to four trees and adding 66 new trees and approximately 540 shrubs. Adequate public and private spaces are provided including a common area playground, private yards and pedestrian access to the Capri Creek open space area adjacent to the project site. 5. The development of the subject property, in the manner proposed by the applicant, 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 zoning regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by I-Z the City. The project is in the best interests of the City in that it adds to the housing supply, consistent with Goal 1 of the Housing Element of the Petaluma General Plan, is in keeping with the general intent and spirit of the zoning regulations in that the design, layout and density is consistent with the existing surrounding neighborhoods and the overall density of the project at 15.62 units per acre is consistent with the density range of 8.1 to 18 units per acre specified in the General Plan land use designation for the site. 6. The requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and the 2013 adoption of a Mitigated Negative Declaration and mitigation measures for the approval of a Site Plan and Architectural Review application for development of 34 dwelling units on the project site. The Tentative Subdivision Map and PUD applications are consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 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 the subject project as conditions of approval. No additional environmental review is required for the following reasons: (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. 7. The project, as conditioned per the resolution approving the Tentative Subdivision Map (Resolution No. 2016 -24), complies with the applicable provisions of the Municipal Code and the General Plan. 8. The Unit Development Plan for North McDowell Commons Subdivision shall be subject to the applicable conditions of the Tentative Subdivision Map for the project and the May 2013 Site Plan and Architectural Review approval and Mitigation Measures adopted as conditions of approval. Section 2. The Zoning Map contained in the Implementing Zoning Ordinance is hereby amended to modify the zoning district of the property located at the southeasterly corner of North McDowell Boulevard and Palo Verde Way (APN: 137 -061 -026) to Planned Unit District (PUD). 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. I -3 Section 4. 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. INTRODUCED and ordered posted /published this day of , 2016. ADOPTED this day of , 2016 by the following vote: PUD DEVELOPMENT STANDARDS AND DESIGN GUIDELINES NORTH MCDOWELL COMMONS January 25, 2016 I. PURPOSE: Exhibit A A. The purpose of this document is to provide written standards and design guidelines for the development and prospective modifications of the North McDowell Commons Subdivision consistent with the design objectives described below in section I.B. B. Design objectives for the North McDowell Commons are a development that is sensitive to abutting private and public lands, including the historic Hansen House, while providing rental and ownership opportunities for compact one- and two - bedroom, community- oriented homes with pedestrian and bicycle connections to established trails and with open space and playground amenities. These objectives are accomplished by a compact, pedestrian friendly community with clustered homes. The homes are both single - family detached and multifamily attached units, where eight of the detached units are on lots that differ in size from R4, medium density zoning specifications. This clustering of varied housing types, along with the restoration of the historic Hansen House to 2013 CA Buildings Code, achieves a pedestrian oriented neighborhood by orienting homes around a landscaped paseo. Duplexes, two detached single - family homes and the Hansen House are connected via a private alley named Hansen Way and an interior landscaped paseo. Eight detached single - family homes front Wood Sorrel Drive and are designed to complement and enhance the scale and design characteristics of existing homes on Wood Sorrel Drive, Capri Avenue and Woodside Circle. C. The Planned Unit District (PUD) provides a more community- oriented design than that provided by traditional R4 lots. D. 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. E. 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. II. USES: All uses shall conform to the following: A. PERMITTED PRINCIPAL USE: 1. Single- Family detached dwellings on Lots 1 through 8 ��S 2. Twelve duplexes and two detached single - family dwellings on Lot 9. B. ACCESSORY USES: 1. Private garages and off - street parking areas. 2. Commons playground as gathering space for use by residents and guests only. 3. Home occupations consistent with Petaluma Implementing Zoning Ordinance. 4. Short-term vacation rentals consistent with the Petaluma Implementing Zoning Ordinance. 5. Pedestrian and bicycle paths. C. PROHIBITED USES AND STRUCTURES: 1. All prohibited uses shall be in accordance with Residential 4 (R4) 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. Accessory structures. III. PROCEDURES A. The developer shall complete construction of the project, including site layout, architecture, landscaping and other site amenities consistent with Site Plan and Architectural Review approval granted on May 28, 2013 by the Planning Commission. B. Minor modifications to the PUD Development Plan may be approved in accordance with Section 19.040.E.4 of the Implementing Zoning Ordinance. C. No modification of a building envelope (i.e. addition) is permitted without amendment of the PUD per the requirements of the IZO. D. Future repair, maintenance and replacement of any exterior improvements shall be consistent with the SPAR plans approved by the Planning Commission on May 28, 2013, including colors and materials. Changes to exterior improvements, excluding additions, may be approved by the Planning Manager, or at the discretion of the Planning Manager, may be referred to the Planning Commission. E. 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 Implementing Zoning Ordinance. W IV. GRADING, DRAINAGE, ACCESS, PARKING, ARCHITECTURAL DESIGN, LANDSCAPING AND AMENITIES All grading, drainage, roads, parking, architectural design, landscaping, fencing and amenities (e.g. playground and pedestrian and bicycle trails) shall conform to the Master Plan which received SPAR approval (13SPC0082) by the Planning Commission on May 28, 2013. V. COMMON AREA MAINTENANCE AND ACCESS A. All improvements, including landscaped areas and paving and walkways within Lots 1 -8 shall be maintained by the individual owners of those lots. B. All improvements, including landscaped areas, play area, parking, and paving and walkways on Lot 9 shall be maintained by the owners of Lot 9. C. Owners of Lots 1 -8 and of the Hansen House (APN: 137 -061 -035) shall have access to the landscaped paseo, interior walkways and play area on Lot 9. In addition, the owner of the Hansen House shall have vehicular access over the private roads on Lot 9. D. As a condition of the tentative subdivision map, covenants, conditions and restrictions (CC &Rs) shall be recorded against all lots of the project prior to recordation of the final subdivision map. The CC &Rs shall provide owners of Lots 1 -8 and of the Hansen House access to the landscaped paseo, interior walkways and play areas. In addition, the CC &Rs shall grant vehicular, pedestrian and bicycle access over the private roads on Lot 9 to the owner of the Hansen House. The CC &Rs may provide for a roughly proportional reimbursement of maintenance and replacement costs of the landscaped paseo, interior walkways and play areas from the owners of Lots 1 -8 and the Hansen House to the owner of Lot 9 and of the private roads from the owner of the Hansen House to the owner of Lot 9. VI. LOT SITING, SETBACKS, HEIGHT AND BULK Development I Single family Parcels Alley Access Parcels Feature i, fronting Wood Sorrel Dr. 2,300 sf 35 ft 1. 3;500 sf j u 35 ft i Corner lot 45 ft 45 ft Minimum depth ; 48 ft if 70 ft r 1 -`7 Development ;> Single family Parcels Alley Access Parcels ' Feature 1 fronting Wood Sorrel Dr. 1•, Setbacks ,..Front -. - -- - 1' lo ft loft -- - -- -. -- - ' n Side - Interior 3 ft 0 ft 1 loft Side - Street 10 ft Rear 6 ft loft Garage front 20 ft a` 20 ft Site Coverage Primary structure 1'60% 60% 'Height Limit = C � i -- Principal Building 35 ft 35 ft Useable Open Space 300 sf /unit 300 sf /unit I VII. 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. M F. Any use which has the potential to create public health, fire or explosion hazard in the opinion of the City Fire Marshal. G. Excessive noise defined as that exceeding the decibel levels established in the City of Petaluma General Plan and Implementing Zoning Ordinance. H. Excessive emissions of smoke, stream, or particular matter, defined as exceeding the standards established by the Bay Area Air Quality Management District. I. Vehicle repair. XI. EXCEPTIONS TO STANDARDS After adoption of the PUD standards, and during construction or upon completion, whenever the standards contained in the PUD program do not address an aspect of physical development or use within the development, the Planning Manager may approve minor modifications in unit architecture or site design per Chapter 19.040.E.4. The Manager may also refer such questions of modifications of development standards and /or uses to the Planning Commission, the body charged with site plan and architectural review, for a decision. Significant modifications to the approved PUD, shall be made only by resolution of the City Council. Any decision by the Manager or Planning Commission may be appealed to the City Council through standard appeal procedures contained in the Implementing Zoning Ordinance. Attachment 2 RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL APPROVING A TENTATIVE SUBDIVISION MAP FOR THE NORTH MCDOWELL COMMONS PROJECT LOCATED AT THE SOUTHEASTERLY CORNER OF PALO VERDE WAY AND NORTH MCDOWELL BOULEVARD WHEREAS, on May 28, 2013, the Planning Commission adopted a Mitigated Negative Declaration ( "MND ") and approved a Site Plan and Architectural Review application for the development of 34 new residential rental dwellings consisting of both detached single - family and duplex units, on property located at the southeasterly corner of Palo Verde Way and North McDowell Boulevard (APN: 137 - 061 -026) (herein "Project Site') and rehabilitation of the historic Hansen House on property located at 718 North McDowell Boulevard; and WHEREAS, after construction commenced, on September 1, 2015, the Project applicant, Hugh Futrell Corporation/North McDowell Commons, LLC, submitted applications to the City of Petaluma for a Zoning Map Amendment and Tentative Subdivision Map (File No. PLMA -15- 0005) to rezone the property to residential PUD and subdivide the 2.14 -acre Project Site into nine parcels ( "the Project" or the "proposed Project "); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, including the associated Zoning Map Amendment and PUD Development Standards and Design Guidelines on December 8, 2015, at which time all interested parties had the opportunity to be heard; and WHEREAS, at said hearing the Planning Commission found that the Project is consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by the Planning Commission on May 28, 2013 via Resolution No. 2013 -009 and adopted Resolution No. 2015 -24 recommending the City Council approve the Tentative Subdivision Map for the Project, subject to conditions; and WHEREAS, on January 25, 2016, at a duly noticed public hearing, the City Council considered all written and oral public testimony, the Planning Commission recommendation, and the administrative record for the Project and approved the Tentative Subdivision Map. NOW, THEREFORE, BE IT RESOLVED that the City Council approves the Tentative Subdivision Map for the Project based on the findings made below and subject to the conditions of approval attached as Exhibit A hereto and incorporated herein by reference: The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20 of the Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act. a. The proposed map is consistent with the General Plan in that it is on property designated for Medium Density residential use in the General Plan Land Use Map with a density range of 8.1 to 18 dwelling units per acre. The Project has an overall density of 15.62 dwelling units per acre. The proposed subdivision, 2-( together with provisions for its design and improvements, 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. In addition, the Project is consistent with the policies of the Petaluma General Plan as described in detail in the January 25, 2016 City Council staff report. b. As designed, the subdivision is consistent with the General Plan in that the Project density is consistent with the General Plan and for the reasons stated in the previous standard. c. Physically, the site is well suited for residential development in that it is relatively flat, rectangular in shape, adequate in size, has direct access to North McDowell Boulevard, a major thoroughfare, and is surrounded by residential uses and structures of a similar density and scale. d. Physically, the site is suitable for the density of the proposed development in that the proposed density of 15.62 dwelling units per acre is within the density range specified in the General Plan for the site and the site can accommodate reasonably sized homes with adequate private and public open space, parking, landscaping and amenities including a playground and pedestrian and bicycle paths. e. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. As documented in the Mitigated Negative Declaration (MND) adopted by the Planning Commission on May 28, 2013 in conjunction with the Site Plan and Architectural Review application for the development of 34 homes on the Project Site, the Project will not cause substantial environmental damage or substantially any avoidably injure fish or wildlife or their habitat. f. The design of the subdivision and the residential improvements in the subdivision are not likely to cause serious public health problems in that the Project will not expose inhabitants of the homes to any known hazards. g. The design of the subdivision does not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Existing easements for public utilities, pedestrian access, public lighting and public water facilities which traverse the site will remain in place and will be unimpeded by the subdivision. 2. Mitigation measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to the subject Project as conditions of approval. No additional environmental review is required for the following reasons: (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 Z- Z information, which was not known and could have been known at the time the MND was approved, that has become available. 3. The applicant will contribute to the provision of below- market -rate housing consistent with Program 4.3 of the 2015 -2023 Housing Element (Chapter 11 of the Petaluma General Plan 2025). EXHIBIT A TENTATIVE SUBDIVISION MAP CONDITIONS OF APPROVAL NORTH MCDOWELL COMMONS SOUTHEASTERLY CORNER OF PALO VERDE WAY AND NORTH MCDOWELL BOULEVARD APN: 137 -061 -026 File No.: PLMA 15 -0005 Planning Division 1. All conditions of approval of the Site Plan and Architectural Review Number 13 SPCO082 granted for the construction of 34 residences on the Project Site and the rehabilitation of the historic Hansen House on the adjoining parcel at 718 North McDowell Boulevard remain in effect and are not changed by the approval of the subject Tentative Subdivision Map. 2. The applicant shall contribute to the provision of below - market -rate housing consistent with Program 4.3 of the 2015 -2023 Housing Element (Chapter 11 of the Petaluma General Plan 2025). 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 applicant of any such claim, action or proceeding concerning the Project. 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. Public Works Section 20.16.420 of the Subdivision Ordinance specifies that the City Engineer shall prepare a written report of recommendations on the tentative map in relation to the public improvement requirements of the Subdivision Ordinance and the provisions of the Map Act. All conditions of approval shall be addressed on the subdivision improvement plans and final map or as otherwise noted. All on -site and off -site improvements previously required as part of Site Plan and Architectural Review Application Number 13 SPC0082, shall be completed as required per previous project approvals. 2. The proposed private sanitary sewer and storm drain systems shall generally be constructed as shown on the tentative map. All sanitary sewer lines and storm drain lines on private property, with the exception of the existing public storm drain line, shall be designated privately owned and maintained. a -� 3. All proposed lots shall have individual water services and meters, per City Standards. 4. All improvement work shall be completed prior to issuance of a final inspection/certificate of occupancy for the last 20% percent of subdivided units. 5. Maintenance agreements or CC &R's shall be required for the proposed shared private sewer line, shared drainage and shared pedestrian facilities and shall be recorded concurrently with the final map. The agreements or CC &R's shall identify the facilities to be maintained, the parties responsible for maintenance and the funding mechanism for maintenance, replacement and repair. The agreements or CC &R's shall be reviewed and approved by the City prior to recordation of the final map. Maintenance agreements shall be recorded concurrently with the final map. 6. All necessary easements, including the proposed private sewer, private drainage, private pedestrian and public emergency vehicle access easement shall be dedicated on the final map. The proposed emergency vehicle access easement shall be dedicated to the City of Petaluma. 7. Public utility easements (PUE) shall be provided adjacent to and parallel to both sides of the public right -of -way. Any proposed PUE's less than 10 feet wide shall be approved by the responsible public utility agencies. Additional PUE's may be required as determined by the City and public utility companies. 8. Submit a final map application to the City of Petaluma. Prepare the final map 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. 9. All previously approved improvements shall be completed prior to recordation of the final map. Alternately, the developer may submit a subdivision agreement package including City standard surety bonds and insurance to ensure the required subdivision improvements are completed. The subdivision agreement shall be signed by all parties prior to recordation of the final map. 2 -S ATTACHMENT 3 DATE: December 8, 2015 TO: Planning Commission FROM: Emmanuel Ursu, Principal Planner REVIEWED BY: Heather Hines, Planning Manager SUBJECT: NORTH MCDOWELL COMMONS 750 North McDowell Boulevard APN: 137 - 061 -026 RECOMMENDATION It is recommended that the Planning Commission approve the following resolutions: • Recommending the City Council approve a Zoning Map Amendment to rezone the parcel from Residential 4 (R4) to Planned Unit District (PUD) and approve the Unit Develop- ment Plan and PUD Development Standards and Design Guidelines (Attachment A). Recommending the City Council approve the Tentative Subdivision Map (TSM) to sub- divide a 2.1 -acre site into one multi - family lot and eight single - family lots. (Attachment B). BACKGROUND Project Back round At its May 28, 2013 meeting, the Planning Commission approved on a 4 -0 vote (Miller and Elias absent) Site Plan and Architectural Review (SPAR) and adopted the associated Mitigated Nega- tive Declaration and Mitigation Monitoring Program for the development of 35 residential dwell- ing units including rehabilitation and reuse of the existing historic Hansen House on two parcels located east of North McDowell Boulevard between Palo Verde Way and Capri Creels. The 34 new units were proposed on a single 2.1 -acre site and the Hansen House is located on a separate 0.14 -acre site. Overall project density is 15.62 units per acre. When the applicant obtained SPAR approval, the project site was vacant except for the existing Hansen House. As a part of the project approvals four trees, including two palm trees, a fig tree and a plum tree were preserved in place, two palm trees were approved to be relocated on the project site closer to the Hansen House and five trees (four Pines and one Redwood) were ap- proved to be removed. 3-- 1 The approved development consists of the rehabilitation of the historic Hansen House and the development of 34 new homes. Eight of the new homes are detached single - family units front- ing Wood Sorrel Drive and the remaining new units are made up of 12 duplexes and two de- tached single - family units with vehicular access from an internal private alley. Resident and guest parking consistent with current code requirement is provided and the project includes a play area and pedestrian and bicycle paths. There are 18 two- bedroom units and 17 three - bedroom units in the development. The new units are two stories with two -car garages and range in size from 1,612 square feet to 1,649 square feet. The Hansen House is one story and approxi- mately 1,210 square feet and is on a separate 6,160 sf parcel. Additional detail about the ap- proved project is available in the May 28, 2013 Planning Commission Staff Report (Attachment Q and the approved Site Plan is provided in Figure 1. lmullft nom- uM u�u �l Pe■�=T�!=•�I14 MEN; MIm�Mf!! am 3' im�'��[�I`Gib 1 ra a va r •• •a �a I POPOMOUS Pavers - .. 1(iriTl In�wLr —~ IrtRrvl ( W - — Gate—Al ry - fI h N.M6DOWELLBLVD. �;�, - -- _ % - - - - -- Figure I Grading permits were issued for the project in September 2014 and building permits were issued in July 2015. According to the project applicant, construction is scheduled to be completed in January 2016. Photos of the site taken on November 2, 2015 are provided in Figures 2 — 5. 3- 2 Figure 2 - View from corner of N. McDowell Blvd and Palo Verde Way Figure 4 - View from corner of Palo Verde Way and Wood Sorrel Drive Figure 3 - View from southwest corner ofproject site Figure 5 - View of Paseo from Palo Verde Way Project Descri ption In September 2015, the applicant submitted a request for approval of a Tentative Subdivision Map and Zoning Map Amendment. The Tentative Subdivision Map would subdivide the 2.1- acre site on which the new units are being constructed into nine lots creating separate parcels for each of the eight detached single- family homes fronting Wood Sorrel Drive and one 72,140 square foot parcel for the remaining 26 units. The Hansen House would remain on the existing separate parcel and is not a part of the current applications. The requested Zoning Map Amend- ment would rezone the project site from R4 to a residential PUD. Table One lists the proposed lot size, the approved structure size, and resulting lot coverage in the project and Figure 6 is a portion of the first sheet of the Tentative Map application with blue highlight added to the existing property lines and yellow highlight to the proposed property lines. 3- Table One: Proposed Lot Size and Approved Home Size Lot Proposed Lot Approved Structure Approved Lot Coverage Size Size (sf / %o) 1 2,612 sf 1,646 955/36.6% 21 2,336 sf I 1,649 951/40.7% 3 2,336 sf 1,649 951/40.7% 4 2,336 sf - 1,649 951/40.7% 5 2,408 sf 1,649 951/39.5% 6 2,336 sf 1,649 951/40.7% 7 2,336 sf 1,649 951/40.7% 8 2,432 sf 1,649 955/39.30/0 9 72,140 sf 41,912 (1,612 /unit) 24,377/33.8% Hansen Lot'; 6,160 sf 1,210 1,210/19.6% (1) Not a part of the proposed subdivision and ZMA and no change to existing lot size No physical change to the approved project is proposed with the current applications. Overall project density, home designs, building envelopes, parking, project amenities, and landscaping would remain as approved. The proposed subdivision will allow the project applicant to sell the single family homes fronting Wood Sorrel Drive. As approved in 2013, the single - family homes may be rented but not sold. The remaining 26 units will be on one parcel and will be made available for rent. A PUD with associated development regulations for the project is required in that the lot size, lot depth and rear yard setbacks of the eight proposed single - family parcels do not comply with the _3 — 4 R4 development standards. A comparison of the R4 development standards to the proposed project is provided in Table Two. The third column in , the table indicates the applicant's proposed PUD standards to replace the R4 standards and the last column ( "Lots 1 — 8 ") indicates the proposed measurements of the development features for the proposed lots. For instance, the proposed minimum lot area and lot width standards of the PUD are 2,300 square feet and 35 feet, respectively and the proposed lots will have a minimum area of 2,336 square feet and be no less than 49 feet wide. As the applicant does not intend to construct any additions to the units after initial construction of the project, an option the Commission may wish to consider is establishment of PUD standards that are consistent with the measurements of the proposed development features. The draft resolution includes a recommended condition of approval that prohibits additions without amendment of the PUD. Table Two: R4 Development Standards, Proposed PUD Standards, Proposed Lots 1 - 8 Development 1 R4 District Proposed PUD Lots 1- 8 Feature Standards Standards Lot Size Minimum depth 70 ft Setbacks ;'Front loft loft 13.5 ft Side - Interior O ft 3 ft 3 ft Side - Street loft 10 ft 10.5 ft Rear loft 6 ft 6.3 ft Garage front l- 20 ft 20 ft _ 20_ft Max. Site Coverage Primary structure 60% Accessory structure, 10% of the required detached setback area or 500 sf, whichever is greater ' 48 ft 48 ft 60% 34% , 10 % of the required None setback area of 500 sf, whichever is greater 3- 5 HeiLyht Limit Principal Building 35 ft 3S ft 25.8 ft Accessory Structure 25 ft 25 ft None Accessory Dwelling 21 ft 21 ft None Useable Open Space 300 sf /unit 300 sf /unit East Land Uses Residential uses predominate the project surrounds. Land, uses and zoning designations of property surrounding the project site are listed in Table Three. Table Three: Surround Zoning Districts and Land Uses Direction Zoning District Existing Use North Residential 5 (R5) Adobe House Residential Care Northeast Mobile Home (MH) Manufactured Home Park East Planned Unit District (PUD) Single - family detached homes South Open Space and Park (OSP) Capri Creek open space Southwest Mobile Home (MH) Mobile Home Park West Planned Unit District (PUD) Multi- family homes "rc rrTC CrnrT General Plan Consistency The General Plan Land Use designation for the project site is Medium Density Residential (8.1 to 18.0 dwelling units per net acre) and the proposed project density is 15.62 dwelling units per acre. Goals, policies and programs of the 2025 General Plan applicable to the proposed subdivision and PUD are listed below followed by a staff analysis. 1 -P -1: Promote a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). The proposed project is infill development within the UGB and within the density range designated in the General Plan. 3- 6 1 -P -2: Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. The proposed subdivision represents efficient use of land in that it is infill development on underutilized property designated for medium density residential development along one of the city's major arterials. The density of the project is consistent with existing zoning and General Plan designation and has been designed to mirror development characteristics of surrounding properties. Single family detached units are included along Wood Sorrel to relate to the more traditional single family neighborhood on the eastern side of Wood Sorrel Drive. 1 -P -3: Preserve the overall scale and character of established residential neighborhoods. The project has been designed with sensitivity to the existing Hansen House as well as surrounding residential uses. Single family detached units front onto Wood Sorrel Drive to more closely mirror the single family neighborhood to the north and east and extending up Capri Avenue. A more dense housing design is located at the interior of the development and fronting North McDowell Boulevard. A private play area borders Capri Creek and connects with existing bike and pedestrian paths. The proposed subdivision will not change the character of the SPAR approvals granted for the development and the PUD establishes development standards that will allow future changes within the development to mirror the overall scale and character of the established neighborhoods in that the PUD deviates from the existing zoning standards in a manner that will not be highly perceptible from public vantage points. The reduction in the parcel depth and rear yard setbacks of the eight new single-family homes sites do not affect the appearance of the homes when viewed from Wood Sorrel Drive. 2 -P -5: Strengthen the visual and aesthetic character of the major arterial corridors. North McDowell Commons is designed with duplex units fronting on North McDowell to engage the streetscape and to not compete with the location of the Hansen House by maintaining increased setback on either side, keeping similar massing, and preserving the existing notable palm trees. Fencing necessary for sound attenuation has been set back to not create a solid wall effect along the frontage and front porches have been incorporated into the design of the units along the McDowell Boulevard frontage. The proposed subdivision application and PUD will not affect these design characteristics of the project and architectural review standards to ensure future modifications to the project are also consistent with these design characteristics are included in the PUD. 3-7 4 -P -6: Improve air quality through required planting of trees along streets. Trees, both in the public right -of -way and on private property along North McDowell Boulevard, Palo Verde Way, Wood Sorrel Drive, and Capri Creek have been incorporated into the project's landscape design. 5 -P -43: Support efforts for transit oriented development around the Petaluma Depot and along the Washington Street, Petaluma Boulevard, McDowell Boulevard, Lakeville Street, and other transit corridors. SPAR approval of the development includes a requirement for installation of a bus shelter on the existing bus stop pad on McDowell Boulevard near Capri Creek. This improvement will support efforts to maintain and enhance North McDowell Boulevard as a transit corridor. Additionally, the location and design of the new residential units along the transit corridor are an asset for future residents of the project. The proposed subdivision and PUD will maintain the bus shelter requirement. 11- P -1.1: Promote residential development within the Urban Growth Boundary. Page 9 The North McDowell Commons project provides residential development on land within the Urban Growth Boundary that is designated and zoned for medium density housing densities. 11- P -1.2: Encourage the development of housing on underutilized land. Prior to SPAR approval of the North McDowell Commons development, the site was underutilized, with the vacant Hansen House being the only development on the 2.24 acres. The subdivision will allow the approved development to include a mix of rental - occupied and homeowner- occupied housing on the site within the Urban Growth Boundary and at a density designated in the general plan. 11- P -2.1: Encourage a mix of housing design types. The North McDowell Commons development includes a mix of single family detached and duplex units. The proposed subdivision and PUD will perpetuate the mix of housing design types by creating eight separate single-family parcels. Within the development there is a mixture of housing types and sizes with onsite amenities and easy connection to transit, bike, pedestrian, and vehicular facilities. 11- P -6.6: Promote the construction of rental units for larger families. The proposed subdivision will create eight separate parcels which may be sold and occupied by homeowners or by renters. The remaining 26 duplexes will provide rental housing capable of accommodating larger families in a mix of two and three bedroom units approximately 1, 600 sf in size. 11 -P -10.1: Promote the use of energy conservation features in the design of residential development. The proposed subdivision will not result in any physical changes to the approved SPAR application for the North McDowell Commons development. As approved and permitted, the development will be compliant with Calgreen Tier One requirements. Additionally, the applicant has indicated that the project will achieve a minimum of 100 greenpoints as outlined in the draft checklist. Zoning Map Amendment Approval of a PUD requires a Zoning Map Amendment and is subject to findings of fact by the Planning Commission and the City Council to support standards of IZO section 19.030, as listed below. The proposed PUD establishes a purpose for the district, uses allowed, procedures for implementation of the district standards, provisions for common area maintenance and access, and development standards. Some of the key provisions of the PUD include: project design that is consistent with that approved in the May 2013 SPAR, residential use in single- family homes and duplexes, prohibition on modification of any building envelope without amendment of the PUD, and access for the owners of Lots 1 8 and of the historic Hansen House to the common areas located on Lot 9. Staff analysis of the project as it relates to each standard of IZO section 19.030 is included in italics. 1. The PUD clearly results in a more desirable use of land and a better physical environment than would be possible under any single zoning district or combination of zoning district. (IZO section 19.030). Approval of the PUD will provide greater opportunity for home ownership in that eight single-family homes on separate legal lots will be added to the housing supply. While the proposed subdivision results in no physical change to the May 2013 SPAR approval granted under the R4 district standards, the proposed PUD makes the subdivision possible and the benefits of the project become available to homeowners as well as to renters. The eight single-family homes sites in the PUD present a unified and organized arrangement of buildings and parking that are complementary of the existing neighborhood and clustering the eight houses on small individual lots maximizes open space for the use of all residents of North McDowell Commons. Lastly, while the single - family parcel size and depth and the rear yard setbacks are reduced from the standards for R4 zones, overall project density of 15.62 units per acre is within the density range of 8.1 to 18 units per acre designated in the General Plan for the project site, private rear yards are included in the design of each home site, adequate separation between structures is provided for landscaping and pedestrian paths and the appearance of the single-family homes from Wood Sorrel Drive will be consistent with that of the homes in the immediate vicinity of the project. 3- 9 2. That any PUD is proposed on property which has a suitable relationship to one (1) or more thoroughfares, and that said thoroughfares are adequate to carry any additional traffic generated by the development. (IZO section 19.030.A) North McDowell Boulevard is a major north -south thoroughfare through the City of Petaluma on which the project fronts. Project access to North McDowell Boulevard is provided via Palo Verde Way located along the north side of the site. 3. That the plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that adequate landscaping and/or screening is included if necessary to insure compatibility. (IZO section 19.030:13) The siting of the eight single-family homes along Wood Sorrel Drive is such that residences face the street and maintain a front yard setback consistent with existing residences on adjoining residential streets including Wood Sorrel Drive, Woodside Circle and Capri Avenue. The siting of the residences in this orientation allows for the use of rear yards that benefit the more private interior of the development. This orientation not only allows for acoustical protection from the street for residents but also helps to provide a sense of community. Landscaping, including street trees and trees in front and rear yards and along the property line adjoining the adjacent open space, are included to enhance compatibility with the nearby properties. 4. That the natural and scenic qualities of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan or General Development Plan. (IZO section 19.030.C) Scenic qualities of the site will be protected and enhanced by limiting tree removal to four trees and adding 66 new trees and approximately 540 shrubs. Adequate public and private spaces are provided including a common area playground, private yards and pedestrian access to the Capri Creek open space area adjacent to the project site. 5. That the development of the subject property, in the manner proposed by the applicant, 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 zoning regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. (IZO section 19.030.D) The project is in the best interests of the City in that adds to the housing supply, consistent with Goal I of the Housing Element of the Petaluma General Plan, is in keeping with the general intent and spirit of the zoning regulations in that the design, layout and density is consistent with the existing surrounding neighborhoods and the overall density of the project at 15.62 units per acre is consistent with the density range of 8.1 to 18 units per acre specified in the General Plan land use designation for the site. 3--10 Tentative Subdivision Map Subdivision of land is governed by the CA Subdivision Map Act (SMA) and by Chapter 20 of the Petaluma Municipal Code. There are seven standards in the SMA (Government Code section 66474) by which subdivisions are evaluated. The SMA standards are listed below followed in italics by staff analysis of the project as it relates to each standard. a. That the proposed map is consistent with applicable general and specific plans as specified in Section 65451. The proposed map is consistent with the general plan in that it is on property designated for Medium Density residential use in the General Plan Land Use Map with a density range of 8.1 to 18 dwelling units per acre. The project has an overall density of 15.62 dwelling units per acre. Furthermore, the proposed subdivision, together with provisions for its design and improvements 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. Lastly, as detailed in the General Plan Consistency section of this report (pp. 5 - 7), the proposed map is consistent with the applicable general plan policies. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. As designed, the subdivision consistent with General Plan in that the project density is consistent with that of the General Plan and for the reasons stated in the previous standard. c. That the site is physically suitable for the type of development. Physically, the site is well suited for residential development in that is relatively flat, rectangular in shape, adequate in size, has direct access to North McDowell Boulevard, a major thoroughfare, and is surrounded by residential uses and structures of a similar density and scale. a. That the site is physically suitable for the proposed density of development. Physically, the site is suitable for the density of the proposed development in that the proposed density of 15.62 dwelling units per acre is within the density range specified in the general plan for the site and the site can accommodate reasonable sized homes with adequate private and public open space, parking, landscaping and amenities including a playground and pedestrian and bicycle paths. b. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 3 -11 As documented in the Mitigated Negative Declaration (MND) adopted by the Planning Commission on May 28, 2013 in conjunction with the Site Plan and Architectural Review application for the development of 35 homes on the project site, the project will not cause substantial environmental damage or substantially any avoidably injure fish or wildlife or their habitat. Furthermore, since the May 2013 adoption of the MND, (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. c. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and the residential improvements in the subdivision are not likely to cause serious public health problems in that the project will be not expose inhabitants of the homes to any known hazards. d. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The design of the subdivision does not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Existing easements for public utilities, pedestrian access, public lighting and public water facilities which traverse the site will remain in place and unimpeded by the subdivision. INTERDEPARTMENTAL REVIEW As required by the City's subdivision ordinance, the City Engineer prepared a written report to the Planning Commission with recommended conditions for approval of the Tentative Subdivision Map (TSM). Those recommendations along with recommended conditions of approval from the Planning Division, and Building Division are incorporated into the draft TSM Resolution (Attachment B, Exhibit A). PUBLIC COMMENT Prior to the May 2013 approval of the SPAR application for the North McDowell Commons project, the applicant held a neighborhood meeting attended by approximately nine neighbors at which a series of questions about project specifics were posed, many of which involved the proposed modifications to the Hansen House. Other items discussed related to parking, emergency access, ownership structure, and process /timing. Public notice of the December 8, 2015 Planning Commission meeting was published in the Argus Courier on November 26, 2015, and mailed to all property owners and occupants within 500 feet of the project site. As of the writing of this staff report, one nearby homeowner contacted staff with questions about the amount of parking provided in the development. 3_ 12 ENVIRONMENTAL REVIEW The Tentative Subdivision Map and PUD applications are consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 N.C.S. (Attachment D) Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to the subject project as conditions of approval. The required mitigation measures are included in Attachment E. No additional environmental review is required for the following reasons: (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. ATTACHMENTS Attachment A: Draft ZMA Resolution Recommending Council approval Exhibit A: Draft ZMA Ordinance Exhibit B: PUD Development Standards and Design Guidelines Attachment B: Draft TSM Resolution Exhibit A: Conditions of Approval Attachment C: Planning Commission Staff Report, May 28, 2013 Attachment D: Planning Commission Resolution No. 2013- 10 (SPAR) Attachment E: Planning Commission Resolution No. 2013 -009 (MND) Attachment F: Project Description submitted by the applicant Attachment G: Public Comment (letters, emails, voicemail) Attachment H: Project plans, half size 3-13 ATTACHMENT 4 RESOLUTION NO. 2015 -23 CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF A ZONING MAP AMENDMENT TO REZONE THE PROPERTY LOCATED AT 750 NORTH MCDOWELL BOULEVARD FROM RESIDENTIAL 4 (114) TO PLANNED UNIT DISTRICT (PUD) AND RECOMMENDING APPROVAL OF UNIT DEVELOPMENT PLAN AND PUD DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR NORTH MCDOWELL COMMONS PUD APN 137 - 061 -026 File No.: PLMA -15 -0005 WHEREAS, on May 28, 2013, the Planning Commission adopted a Mitigated Negative Declaration and approved a Site Plan and Architectural Review application for the development of 34 new residential rental dwellings consisting of both detached single - family and duplex units, on property located at 750 North McDowell Boulevard (APN: 137 - 061 -026) and rehabilitation of the historic Hansen House on property located at 718 North McDowell Boulevard; and WHEREAS, after construction commenced, on September 1, 2015, the project applicant, Hugh Futrell Corporation /North McDowell Commons, LLC, submitted applications to the City of Petaluma for a Zoning Map Amendment (File No. PLMA -15 -0005) to change the zoning on the 2.14 - acre property located at 750 North McDowell Boulevard (APN: 137 - 061 -026) from R4 to PUD ( "the Project" or the "proposed Project "); and WHEREAS, the Planning. Commission held a duly noticed public hearing to consider the Project, including an associated Tentative Subdivision Map on December 8, 2015, at which time all interested parties had the opportunity to be heard; and . WHEREAS, at said hearing, the Planning Commission considered the staff report dated December 8, 2015, including the related Tentative Subdivision Map and the Mitigated Negative Declaration adopted on May 28, 2013; and WHEREAS, at said hearing the Planning Commission found that the project is consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 N.C.S. WHEREAS, Chapter 19.030 of the IZO provides for the adoption of new residential PUD's; 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 (APN 137- 061 -026) from R4 to North McDowell Commons PUD based on the findings made below and subject to the provisions of the North McDowell Commons PUD Development Standards and Design Guidelines, attached as Exhibit A hereto and incorporated herein by reference: 1. The proposed amendment to the IZO, to rezone the subject parcel (APN: 137 -061- 026) to PUD is consistent with and implements the Medium Density Residential land use classification of the General Plan that exists for the parcel. The proposed density of 15.62 dwelling units per net acre is within the allowable density range of the Medium Density Planning Commission Resolution No. 2015 -23 Page 1 Residential designation of 8.1 to 18.0 du /acre. The proposed rezoning results in a use that is compatible with the established character of the surrounding neighborhood and the medium - density residential character of the project surroundings. 2. The PUD is proposed on property which has a suitable relationship to North McDowell Boulevard, a major north -south thoroughfare on which the project fronts and which has adequate capacity to carry anticipated traffic generated by the development. Project access to North McDowell Boulevard is provided via Palo Verde Way located along the north side of the site. 3. The plan for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and adequate landscaping and screening is included to insure compatibility. The siting of the eight single - family homes along Wood Sorrel Drive is such that residences face the streets and maintain a front yard setback that is consistent with existing residences on adjoining residential streets including Wood Sorrel Drive, Woodside Circle and Capri Avenue. The siting of the residences in this orientation allows for the use of rear yards that benefit from the more private interior of the development. This orientation not only allows for acoustical protection from the street for the residents from traffic but also helps to provide a sense of community. In addition, landscaping including street trees and trees in front and rear yards and along the property line adjoining the adjacent open space are included to enhance compatibility with the nearby properties. 4. The natural and scenic qualities of the site are protected, with adequate public and private spaces designated on the Unit Development Plan. Scenic qualities of the site will be protected and enhanced by limiting tree removal to four trees and adding 66 new trees and approximately 540 shrubs. Adequate public and private spaces are provided including a common area playground, private yards and pedestrian access to the Capri Creek open space area adjacent to the project site. 5. The development of the subject property, in the manner proposed by the applicant, 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 zoning regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. The project is in the best interests of the City in that it adds to the housing supply, consistent with Goal 1 of the Housing Element of the Petaluma General Plan, is in keeping with the general intent and spirit of the zoning regulations in that the design, layout and density is consistent with the existing surrounding neighborhoods and the overall density of the project at 15.62 units per acre is consistent with the density range of 8.1 to 18 units per acre specified in the General Plan land use designation for the site. 6. The requirements of the California Environmental Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and the 2013 adoption of a Mitigated Negative Declaration and mitigation measures for the approval of a Site Plan and Architectural Review application for development of 34 dwelling units on the project site. The Tentative Subdivision Map and PUD applications are consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 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 the subject project as conditions of approval. The required mitigation measures are included in Attachment B. No additional environmental review is required for the following reasons: (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 14-7, Planning Commission Resolution No. 2015 -23 Page 2 new information, which was.not known and could have been known at the time the MND was approved, that has become available. 7. The project, as conditioned per the resolution approving the Tentative Subdivision Map (Resolution No. 2016 -_), complies with the applicable provisions of the Municipal Code and the General Plan. 8. The Unit Development Plan for North McDowell Commons Subdivision shall be subject to the applicable conditions of the Tentative Subdivision Map for the project and the May 2013 Site Plan and Architectural Review approval and Mitigation Measures adopted as conditions of approval. 9. The applicant will contribute to the provision of below- market -rate housing consistent with Program 4.3 of the 2015 -2023 Housing Element (Chapter 11 of the Petaluma General Plan 2025). - 10. The Planning Commission recommends that City Council's approval of the PUD include revision to the PUD standards to prohibit accessory structures in the development. ADOPTED this 8th day of December, 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 Jo ely Lin, ChWr ATTEST: APPROVED AS TO ORM: H her Hines, Co 'r' Sion Secretary Eric W. Danly, City Attotney Planning Commission Resolution No. 2015 -23 11-3 Page 3 EXHIBIT A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA AMENDING THE ZONING MAP CONTAINED IN THE IMPLEMENT- ING ZONING ORDINANCE NO. 2300 N.C.S. (IZO), TO REZONE THE PROPERTY LOCATED AT 750 NORTH MCDOWELL BOULEVARD FROM RESIDENTIAL 4 (R4) TO PLANNED UNIT DISTRICT (PUD) APN: 137- 061 -026 FILE NO. PLMA -15 -0005 WHEREAS, on May 28, 2013, the Planning Commission adopted a Mitigated Negative Declaration (MND) and approved a Site Plan and Architectural Review application for the de- velopment of 34 new single - family and duplex residential rental dwellings and rehabilitation of the historic Hansen.House on property located at 718 and 750 North McDowell Boulevard; and WHEREAS, after construction commenced, on September 1, 2015, the project applicant, Hugh Futrell Corporation/North McDowell Commons, LLC, submitted applications to the City of Petaluma for a Zoning Map Amendment (File No. PLMA -15 -0005) for the property located at 750 North McDowell Boulevard (APN:137- 061 -026) ( "the Project" or the "proposed Project "); and WHEREAS, City's Planning Commission held a duly noticed public hearing to consider the Project, including the proposed Zoning Map Amendment and PUD Development Standards and Design Guidelines on December 8, 2015, at which time all interested parties had the oppor- tunity to be heard; and WHEREAS, on December 8, 2015 the Planning Commission approved Resolution No. 2015 -_ recommending the City Council rezone the subject parcel (APN 137 - 061 -026) from R4 to North McDowell Commons PUD; and WHEREAS, Chapter 19.030 of the IZO provides for the adoption of new residential PUD's; and WHEREAS, Chapter 25.065 of the IZO provides for the amendment to the zoning map; wis WHEREAS, on , the City. Council held a duly noticed public hearing to consider the proposed Zoning Map Amendment and PUD Development Standards and Design Guidelines; and WHEREAS, the project is consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 N.C.S.; and NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS: y -y Section 1 — Findings. The City Council approves the Zoning Map Amendment to change the zoning of the property located at 750 North McDowell Boulevard from R4 to North McDowell Commons PUD, based on the findings made below: 1. The proposed amendment to the IZO, to rezone the subject parcel (APN: 137- 061 -026) to PUD is consistent with and implements the Medium Density Residential land use classification of the General Plan that exists for the parcel. The proposed density of 15.62 dwelling units per net acre is within the allowable density range of the Medium Density Res- idential designation of 8.1 to 18.0 du/acre. The proposed rezoning results in a use that is compatible with the established character of the surrounding neighborhood and the medium - density residential character of the project surroundings. 2. The PUD is proposed on property which has a suitable relationship to North McDowell Boulevard, a major north -south thoroughfare on which the project fronts and which has adequate capacity to carry anticipated traffic generated by the development. Pro- ject access to North McDowell Boulevard is provided via Palo Verde Way located along the north side of the site. .3. The plan for the proposed development presents a unified and organized arrange- ment of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and adequate landscaping and screening is included to insure compatibility. The siting of the eight single - family homes along Wood Sorrel Drive is such that residences face the streets and maintain a front yard setback that is consistent with existing residences on ad- joining residential streets including Wood Sorrel Drive, Woodside Circle and Capri Avenue. The siting of the residences in this orientation allows for the use of rear yards that benefit from the more private interior of the development. This orientation not only allows for acous- tical protection from the street for the residents from traffic but also helps to provide a sense of community. In addition, landscaping including street trees and trees in front and rear yards and along the property line adjoining the adjacent open space are included to enhance compatibility with the nearby properties. 4. The natural and scenic qualities of the site are protected, with adequate public and private spaces designated on the Unit Development Plan. Scenic qualities of the site will be protected and enhanced by limiting tree removal to four trees and adding 66 new trees and approximately 540 shrubs. Adequate public and private spaces -are provided including a common area playground, private yards and pedestrian access to the Capri Creek open space area adjacent to the project site. 5. The development of the subject property, in the manner proposed by the appli- cant, 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 zoning regulations of the City of Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. The project is in the best interests of the. City in that it adds to the housing supply, con- sistent with Goal 1 of the Housing Element of the Petaluma General Plan, is in keeping with the general intent and spirit of the zoning regulations in that the design, layout and density is consistent with the existing surrounding neighborhoods and the overall density of the project 4!5 at 15.62 units per acre is consistent with the density range of 8.1 to 18 units per acre specified in the General Plan land use designation for the site. 6. The requirements of the California Environmental" Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and the 2013 adoption of a Mitigated Negative Declaration and mitigation measures for the approval of a Site Plan and Architec- tural Review application for development of 34 dwelling units on the project site. The Tenta- tive Subdivision Map and PUD applications are consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 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 the subject project as conditions of approval. The required mitigation measures are includ- ed in Attachment B. No .additional environmental review is required for the following rea- sons: (a) there have been no substantial changes to the project; (b) there have been no sub- stantial 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. 7. The project, as conditioned per the resolution approving the Tentative Subdivision. Map (Resolution No. 2016 ---), complies with the applicable provisions of the Municipal Code and the General Plan. 8. The Unit Development Plan for North McDowell Commons Subdivision shall be subject to the applicable conditions of the Tentative Subdivision Map for the project and the May 2013 Site Plan and Architectural Review approval and Mitigation Measures adopted as conditions of approval. Section 2. The Zoning Map contained in the Implementing Zoning Ordinance is hereby amend- ed to modify the zoning district of the property located at 750 North McDowell Boulevard (APN: 137 - 061 -026) to Planned Unit District (PUD). 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 applica- tion 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, subdivi- sion, 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 unconstitu- tional, invalid, or unenforceable. Section 4. This ordinance shall become effective thirty (30) days after the date of its adoption by the Petaluma City Council. q_� 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. INTRODUCED and ordered posted/published this day of , 2016. ADOPTED this day of , 2016 by the following vote: 4-7 Exhibit B PUD DEVELOPMENT STANDARDS AND DESIGN GUIDELINES NORTH MCDOWELL COMMONS December 8, 2015 I. PURPOSE: A. The purpose of this document is to provide written standards and design guidelines for the development and prospective modifications of the North McDowell Commons Sub- division consistent with the design objectives described below in section I.B. B. Design objectives for the North McDowell Commons are a development that is sensitive to abutting private and public lands, including the historic Hansen House, while provid- ing rental and ownership opportunities for compact one- and two- bedroom, community- oriented homes with pedestrian and bicycle connections to established trails and with open space and playground amenities. These objectives are accomplished by a compact, pedestrian friendly community with clustered homes. The homes are both single - family detached and multifamily attached units, where eight of the detached units dre on lots that differ in size from R4, medium density zoning specifications. This clustering of varied housing types, along with the res- toration of the historic Hansen House to 2013 CA Buildings Code, achieves a pedestrian oriented neighborhood by orienting homes around a landscaped paseo. Duplexes, two de- tached single - family homes and the Hansen House are connected via a private alley named Hansen Way and an interior landscaped paseo. Eight detached single - family homes front Wood Sorrel Drive and are designed to complement and enhance the scale and design characteristics of existing homes on Wood Sorrel Drive, Capri Avenue and Woodside Circle. C. The Planned Unit District (PUD) provides a more community- oriented design than that provided by traditional R4 lots. D. All City Council Resolutions and Ordinances approving the Mitigated Negative Declara- tion, Zoning Map Amendment, Planned Unit District (PUD). Development Plan and Standards, Site Plan and Architectural Review (SPAR) approvals shall be referenced for this project. E. The matters addressed herein are intended to supplement the City of Petaluma's Imple- menting Zoning Ordinance (IZO) and building requirements and to promote environmen tally sensitive and logical development of properties within the site. - II. USES: All uses shall conform to the following: I/- 3 A. PERMITTED PRINCIPAL USE: 1. Single - Family detached dwellings on Lots 1 through 8 2. Twelve duplexes and two detached single - family dwellings on Lot 9. B. ACCESSORY USES: 1. Private garages and off - street parking areas. 2. Commons playground as gathering space for use by residents and guests only. 3. Home occupations consistent with Petaluma Implementing Zoning Ordinance. 4. Short-term vacation rentals consistent with the Petaluma Implementing Zoning Ordi- nance. 5. Pedestrian and bicycle paths. C. PROHIBITED USES AND STRUCTURES: 1. All prohibited uses shall be in accordance with Residential 4 (R4) Zoning District Standards as stated in the Implementing Zoning Ordinance, unless otherwise permit- ted by these standards. 2. Conversion of garage spaces to living or storage space. 3. Accessory dwelling unit. 4. Swimming pool, hot tub, spa. 5. Accessory structures. M. PROCEDURES A. The developer shall complete construction of the project, including site layout, architec- ture, landscaping and other site amenities consistent with Site Plan and Architectural Re- view approval granted on May 28, 2013 by the City of Petaluma Planning Commission. B. Minor modifications to the PUD Development Plan may be approved in accordance with Section 19.040.E.4 of the Implementing Zoning Ordinance. C. No modification of a building envelope (i.e. addition) is permitted without amendment of the PUD per the requirements of the IZO. D. Future repair, maintenance and replacement of any exterior improvements shall be con- sistent with the SPAR plans approved by the Planning Commission on May 28, 2013, in- cluding colors and materials. Changes to exterior improvements, excluding additions, may be approved by the Planning Director, or at the discretion of the Planning Director, may be referred to the Planning Commission. E. 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. �'/ IV. GRADING, DRAINAGE, ACCESS, PARKING, ARCHITECTURAL DESIGN, LANDSCAPING AND AMENITIES All grading, drainage, roads, parking, architectural design, landscaping, fencing and amenities (e.g. playground and pedestrian and bicycle trails) shall conform to the Master Plan which re- ceived SPAR approval (13SPC0082) by the Planning Commission on May 28, 2013. V. COMMON AREA MAINTENANCE AND ACCESS A. All improvements, including landscaped areas and paving and walkways within Lots 1 -8 shall be maintained by the individual owners of those lots. B. All improvements, including landscaped areas, play area, parking, and paving and walkways on Lot 9 shall be maintained by the owners of Lot 9. C. Owners of Lots 1 -8 and of the Hansen House (APN: 137 - 061 -035) shall have access to the landscaped paseo, interior walkways and play area on. Lot 9. In addition, the owner of the Hansen House shall have vehicular access over the private roads on Lot 9. D. As a condition of the tentative subdivision map, covenants, conditions and restrictions (CC &Rs) shall be recorded against all lots of the project prior to recordation of the final subdivision map. The CC &Rs shall provide owners-of Lots 1 -8 and of the Hansen House access to the landscaped paseo, interior walkways and play areas. In addition, the CC &Rs shall grant vehicular, pedestrian and bicycle access over the private roads on Lot 9 to the owner of the Hansen House. The CC &Rs may provide for a roughly proportional reimbursement of maintenance and replacement costs of the landscaped paseo, interior walkways and play areas from the owners of Lots 1 -8 and the Hansen House to the owner of Lot 9 and of the private roads from the owner of the Hansen House to the owner of Lot 9. VI. LOT SITING, SETBACKS, HEIGHT AND BULK Development Single family Parcels Alley Access Parcels Feature fronting'Wood Sorrel Dr. Lot Size Minimum area 2,300 sf 3,500 sf /-f,-/O Degelopment -Single family Parcels Alley Access Parcels Feature` fronting Wood Sorrel Dr.. Minimum width Interior lot : 35 . 35 ft Corner lot 45 ft 45 ft Minimum depth 48 ft Setbacks Front 10 ft 10 ft Side - Interior 3 ft 0 ft Side - Street 10 ft 10 -ft Rear 6 ft loft Garage front 20 ft ' 20 ft Site Coverage Primary structure 60% 6,0% Height Limit Principal Building 35 ft 35 ft Useable, Open S ace 300 sf /unit 300 sf /unit_ VII. 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 residen- tial inhabitants of adjacent property. B. Visible storage of junk, trash, mechanical. equipment or non - operational vehicles; unper- mitted 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 com- fort 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, micro- wave, 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. VIII. EXCEPTIONS TO STANDARDS After adoption of the PUD standards, and during construction or upon completion, whenever the standards contained in the PUD program do not address an aspect of physical development or use within the development, the Planning Manager may approve minor modifications in unit ar- chitecture 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 Direc- tor or Planning Commission may be appealed to the City Council through standard appeal proce- dures contained in the Implementing Zoning Ordinance. '1-tom ATTACHMENT 5 RESOLUTION NO. 2015-24 CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL OF A TENTATIVE SUBDIVISION MAP FOR THE NORTH MCDOWELL COMMONS PROJECT LOCATED AT 750 NORTH MCDOWELL BOULEVARD APN 137 - 061 -026 File No.; PIMA -15 -0005 WHEREAS, on May 28, 2013, the Planning Commission -adopted a Mitigated Negative Declaration ( "MND ") and approved a Site Plan and Architectural Review application for the development of 34 new residential rental dwellings consisting of both detached single - family and duplex units, on property located at 750 North McDowell Boulevard (APN: 137 - 061 -026) and rehabilitation of the historic Hansen House on property located at 718 North McDowell Boulevard; and WHEREAS, after construction commenced, on September 1, 2015, the project applicant, Hugh Futrell Corporation /North McDowell Commons, LLC, submitted applications to the City of Petaluma for a Zoning Map Amendment (File No. PLMA -15 -0005) to subdivide the 2.14 -acre property located at 750 North McDowell Boulevard (APN: 137 - 061 -026) into nine parcels ( "the Project" or the "proposed Project "); and WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project, including an associated Zoning Map Amendment and PUD Development Standards and Design Guidelines on December 8, 2015, at which time all interested parties had the opportunity to be heard; and WHEREAS, at said hearing the Planning Commission found that the project is consistent with the project analyzed in the Mitigated Negative Declaration (MND) adopted by Planning Commission on May 28, 2013 via Resolution No. 2013 -009 N.C.S. NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends the City Council approve the Tentative Subdivision Map for the Project based on the findings made below and subject to the conditions of approval attached as Exhibit A hereto and incorporated herein by reference: 1. The Tentative Subdivision Map, as conditioned, is consistent with the provisions of Title 20 of the Petaluma Municipal Code (Subdivision Ordinance) and the California Subdivision Map Act. a. The proposed map is consistent with the general plan in that it is on property designated for Medium Density residential use in the General Plan Land Use Map with a density range of 8.1 to 18 dwelling units per acre. The project has an overall density of 15,62 dwelling units per acre. Furthermore, the proposed subdivision, together with provisions for its design and improvements 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. Planning Commission Resolution No. 2015 -24 5 -1 Page 1 b. As designed, the subdivision is consistent with General Plan in that the project density is consistent with that of the General Plan and for the reasons stated in the previous standard. c. Physically, the site is well suited for residential development in that is relatively flat, rectangular in shape, adequate in size, has direct access to North McDowell Boulevard, a major thoroughfare, and is surrounded by residential uses and structures of a similar density and scale. d. Physically, the site is suitable for the density of the proposed development in that the proposed density of 15.62 dwelling units per acre is within the density range specified in the general plan for the site and the site can accommodate reasonable sized homes with adequate private and public open space, parking, landscaping and amenities including a playground and pedestrian and bicycle paths. e. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. As documented in the Mitigated Negative Declaration (MND) adopted by the Planning Commission on May 28, 2013 in conjunction with the Site Plan and Architectural Review application for the development of 34 homes on the project site, the project will not cause substantial environmental damage or substantially any avoidably injure fish or wildlife or their habitat. f. The design of the subdivision and the residential improvements in the subdivision are not likely to cause serious public health problems in that the project will not expose inhabitants of the homes to any known hazards. g. The design of the subdivision does not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Existing easements for public utilities, pedestrian access, public lighting and public water facilities which traverse the site will remain in place and unimpeded by the subdivision. 2. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to the subject project as conditions of approval. No additional environmental review is required for the following reasons; (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. 3. The applicant will contribute to the provision of below- market -rate housing consistent with Program 4.3 of the 2015 -2023 Housing Element (Chapter 11 of the Petaluma General Plan 2025) . Planning Commission Resolution No. 2015 -24 S - 'Z Page 2 ADOPTED this 8th day of December, 2015, by the following vote: Commissidii.2 mber,_ Aye No Absent Councilmember Barrett X Vice Chair Benedetti - Petnic X Gomez X Chair Lin X Marzo X Pierre X Wolpert X ATTEST: He -her Hines, C fission Secretary Joc Lin, air APPROVED M-TO FORM: Eric W. Dan l , ity Attorney 5 -3 Planning Commission Resolution No. 2015 -24 Page 3 ATTACHMENT 6 RESOLUTION NO. 2013-10 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE NORTH MCDOWELL COMMONS PROJECT AND INCLUDING REHABILITATION OF THE HANSEN HOUSE LOCATED AT 718 AND 750 NORTH MCDOWELL BOULEVARD APNs: 137- 061 -035 AND 137 -06T -026 File No.: 13 -SPC -0082 WHEREAS, Hugh Futrell Corporation submitted an application for Site Plan and Architectural Review for the purposes of developing. a 2.24 acre property with 34 new residential units and the rehabilitation of the existing Hansen House to be called North McDowell Commons, "the Project "; and, WHEREAS, on May 9, 2013, a Notice Intent to Adopt a Mitigated Negative Declaration and Notice of Public Hearing was published in the Argus Courier, posted with the Sonoma County Clerk and mailed to all residents and property owners within 500 feet of the- project and all individuals on the interested party list for the project; and; WHEREAS, the Planning Commission and Historic and Cultural Preservation Committee held a properly noticed public hearing on May 28, 2013, in accordance with the City of Petaluma Implementing Zoning Ordinance,. Section 24.030; and, WHEREAS, at said hearing the Historic and Cultural Preservation Committee reviewed the proposed rehabilitation of the Hansen House and made a recommendation to the Planning Commission; and, WHEREAS, at said hearing the Planning Commission adopted a Mitigated Negative. Declaration and Mitigation Monitoring Program for the North McDowell Commons project in compliance with requirements of the California Environmental Quality Acf, NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site Plan and Architectural Review for the Project and authorizes site improvements for Project contained in said plans based on the findings made below and subject to the conditions of approval attached as Exhibit A hereto and-incorporated herein by reference: 1. "The proposed project is consistent with the following goals, policies and programs of the 2025 General Plan: 1 -P -1 Promote d range of land uses at densities and intensifies-to serve the community needs within the Urban Growth Boundary (UGB ), The proposed project preserves the existing historic Hansen House in its original single family land use and incorporates infill development within the density range designated in the General.Plan. 4 -1 Planning Commission Resolution No. 2013 -10 Page 1 1 -P -2 Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. The North McDowell Commons project is infill development on an underutilized property designated for medium density residential development along one of the city's major arterials. The density of the project is consistent with existing zoning and General Plan designation and has beers designed to mirror development characteristics of surrounding properties. Single family detached units are included along Wood Sorrel to relate to the more traditional single family neighborhood on the eastern side of Wood Sorrel. A more dense housing design is utilized at the interior of the lot,and along North McDowell. 1 -P -3 Preserve the overall scale and character of established residential neighborhoods. The project has been designed with sensitivity to the existing Hansen House as well as surrounding residential uses. Single family detached units front onto Wood Sorrel to more closely mirror-the single family neighborhood to the east and extending up Capri Avenue. A more dense housing design is located at the interior of the lot and fronting North McDowell Boulevard. The private play area has been located to border Capri Creek and connect with existing bike and pedestrian connections in that area. 2 -P -3 Maintain landmarks and aspects of Petaluma's heritage that foster its unique identity. During previous.review the Historic and Cultural Preservation Commission has clearly found the Hansen House to be of local importance based on its connection to Petaluma's history. Despite years of vacancy and damage from a fire, the Hansen House retains its importance in Petaluma's heritage. 'The rehabilitation and designation of the Hansen House as a part of the North McDowell Commons project is consistent with the City's desire to maintain and honor the city's heritage and identity. 2 -P -5 Strengthen the visual and aesthetic character of the major arterial corridors. The project has been designed to front units on North McDowell to engage the streetscope and be sensitively designed to not compete with the location of the Hansen House on McDowell by maintaining increased setback on either side, keeping similarrrlassing, and preserving the existing notable palm trees: Fencing necessary for sound attenuation has been set back to not create a solid wall effect along the frontage and front porches have been incorporated into the design of the units along the McDowell frontage. 3 -P -1 Protect historic and archaeological resources for the aesthetic, cultural, educational, environmental, economic, and scientific contribution they make to maintaining and enhancing.Pet alum a's character, identity'and quality of life. � -2 Planning Commission Resolution No. 2013 -10 Page 2 The proposed project incorporates rehabilitation and reuse of the Hansen House. Additionally, the applicant has voluntarily agreed to local designation of the Hansen House to continue to protect the locally significant resource in perpetuity. 3 -P -5 The protection of historic resources shall be a key consideration and an.equal component in the development review,process. The applicant has incorporated protection of the Hansen House into'the larger North McDowell Commons project through proposed rehabilitation, reuse, and designation of the house. Additionally, the larger has been designed with sensitivity to setbacks, landscaping, and massing so as not to negatively.impact the Hansen House or its prominence along North McDowell Boulevard. 3-P-7 Recognize landscape features, including trees in both their urban and natural environment as part of Petaluma's identity and part of1he character of defining features of the City's historic district. The existing Canary Palm trees in front of the Hansen House have been identified as an important contextual feature of the Hansen House and are proposed for preservation. Additionally, these .trees have been identified as a character defining feature of the historic Hansen House in-the recommendation for designation. 4 -P--6 Improve air quality through required planting of trees along streets. Trees, both in the public right -of -way and on private property along North McDowell Boulevard, Palo Verde Way, Wood Sorrel Drive, and Capri Creek have beeh incorporated into the project's landscape design. 5 -P -43 Support efforts for transit oriented development around the Petaluma Depot and along the Washington Street, Petaluma Boulevard, McDowell Boulevard, Lakeville Street, and other transit corridors, The proposed project has been conditioned to install a bus shelter on the existing bus stop pad on McDowell Boulevard near Capri Creek. This improvement will support efforts to maintain and enhance North McDowell Boulevard as a transit corridor. Additionally, the location and design of the new residential units along the transit corridor facilitates use of the nearby bus stop for future residents of the project. 11 -1' -1 .l Promote residential development within the Urban Growth Boundary. The North McDowell Commons project provides residential development on land within the Urban Growth Boundary that is designated and zoned for medium density housing densities. 6_3 Planning Commission Resolution No. 2013 -10 Page 3 11 -P -1.2 Encourage the'development of housing on underutilized land. The existing site is underutilized, with the vacant Hansen House being the only development currently on the-2.24 acres. The project will provide additional housing on underutilized land within the Urban Growth Boundary that is designated and zoned for medium density housing. Additionally, the project has been designed with sensitivity to the historic Hansen House and the surrounding residential uses. i 1 -P -2.1 Encourage a mix of housing design types. The North McDowell Commons project proposes a mix of single family detached and duplex units on a single lot, The project offers a mixture of housing types and sizes with onsite amenities dnd easy connection to trdnsit, bike, ped, and vehicular facilities. 11 -P -6.6 Promote the construction of rental units for larger families. All of the 34 new residential units will be rentals, Housing unit sizes are approximately 1,200 square feet and include 18 two bedroom units and 17 three bedroom units. 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. minimum of 1'00 greenpoints as outlined in the draft checklist. 2. The Project, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of 'the community because it conforms to the Petaluma Implementing Zoning Ordinance ("IZO"). The project is zoned R4 proposed residential uses for the Project are permitted in the R4 zoning district. The project landscape plan and provisions for tree preservation are consistent with IZO Chapters 14 and 17, respectively. Onsite Parking is consistent with the provisions outlined in IZb Chapter 11. Rehabilitation of the Hansen House is consistent with the requirements of Chapter] 5 of the IZO. 3. The proposed project is consistent with the development standards of the R4 zoning designation, including setbacks from property lines, height limitations, and lot coverage. 4. The rehabilitation o f f he Hansen House has been reviewed for compliance with the Secretary of the Interior's Standards as follows: A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, feafures; spaces, and spatial relationships. The rehabilitation and reuse of the Hansen House will be as a single family home which is its historical use and will not necessitate modification to any distinctive material, feature, or spaces of the landmark. The larger North McDowell Commons project will result in changes to the spatial relationship of the Hansen House, but this context has already been Planning Commission Resolution No. 2013 -10 G -`f Page 4 significantly altered by residential development of the area and the new proposal has been designed with sensitivity to the importance of the. Hansen House. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. The proposed rehabilitation will retain and enhance the historic character of the Hansen House. The most significant modification to- the building is the replacement of the front picture window which is a more recent modification that is inconsistent with the character of the early 20th century design. All materials will be refurbished or replaced in kind as necessary. No modification to the footprint orroofline is proposed. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. No changes are proposed that create a false sense of historic development: The rehabilitation will return the Hansen House to its pre -fire appearance and will remove the incompatible window replacement on the front facade of the house, returning the front window design and placement to a more compatible layout consistent with the early 20th century architectural design. Distinctive materials, features, finishes, and construction techniques. or examples of craftsmanship that characterize a property will be preserved. The character defining features as identified in the resolution recommending landmark designation (v- rustic siding, massing, !lipped root porch cutout and column, attached water tower, window design, palm trees) are all proposed to be preserved and enhanced through the rehabilitation. Deteriorated historic features will be' repaired rathef than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features, will be substantiated by'documentary and physical evidence. All existing materials will be refurbished if possible and replaced with inkind materials when necessary. New features will match the old in design, texture, and materials to the maximum extent possible. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. The proposed rehabilitation of the Hansen House repair and replace all materials in kind. Unique architectural features such as the attached water tower and porch design have been retained. No new massing is proposed. New additions and "adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Planning Commission kesolution No. 2013 -10 Page 5 No structural addition to the Hansen House is proposed. The surrounding development as part of the project is all detached from the landmark structure and designed with sensitivity to the Hansen House. 5: A seven foot tall fence as shown. on the plan set around outdoor yard areas associated with units 23 -34 is necessary to mitigate noise impacts and satisfy recommendations included in the Illingworth & Rodkin report for the proposed development.. The Commission finds that the location of the residentially designated and zoned property along North McDowell Boulevard is considered a public facility of potentially noxious use and approved the increased fence height consistent with IZO Section 13.025.C. 6. The proposed project as conditioned conforms to the requirements of IZO Section 24.010G, Site Plan and Architectural Review Standards for Review of Applications as follows.. The appropriate-use of quality materials and harmony and proportion of the overall design. The proposed design uses .a variety of materials, including horizontal and vertical wood siding, and HardieShingle siding. The roofing material is ah asphalt shingle and the project includes wood wrapped porch posts, wood rail and balistrade, and metal garage doors. The variety and application of these materials provides visual interest and is compatible with the general design.of the adjacent residential uses and complimentary to the proposed rehabilitation of-the historic Hansen House. The architectural style which should be appropriate for the. project in question, and compatible with the overall character of the neighborhood. The architectural style is appropriate for .the site and is compatible with the adjacent residential structures. The proposed project will enhance the overall character along North McDowell Boulevard by orienting residences that face.the street. The proposed style is compatible with the character of the neighborhood. The siting of the structure on the-property as compared to the siting of other structures in the immediate neighborhood. The siting of-the structures along the project frontage to North McDowell and Wood Sorrell Drive is such that residences face the streets. This orientation is consistent with the orientation of existing residences in the neighborhood. The siting of the residences in this orientation allows for the use of side and rear yards that benefit from the more private interior of the development. This orientation not only allows for acoustical protection from the street for the residents from traffic but also helps to provide a sense of community. The bulk, height, and color of the proposed structures as compared to the bulk, height, and color of other structures in the immediate neighborhood. The proposed 35 -unit development is compatible in bulk, height, and color-with other structures in the immediate neighborhood and is suited for this location. The proposed color palette includes tan and'beige tones with neutral roofing colors, with natural green and deep red accents in earth tones. The proposed colors and materials are compatible with existing residences in the neighborhood. Landscaping shall be in keeping with the character or design of the site. Existing trees shall be preserved wherever possible. The proposed landscape design is in keeping with the residential development being proposed and the surrounding neighborhood. They layout and landscape features provide 6_� Planning Commission Resolution No. 2013 -10 Page 6 private open space for each unit, comm unity pathway such as the laridscape paseo, and at community play area. All but one existing tree is proposed for preservation as part of the development. ingress, egress, internal circulation for bicycles and automobiles, off - street automobiles and bicycle parking-facilities and pedestrian way shall be so designed as to promote safety and convenience, and shall conform to approved standards. The ingress and egress is on Wood Sorrel for vehicular access and on additional access from Palo Verde, North McDowell Boulevard, and from Capri Creek are designed into the project. Bike racks and pedestrian facilities have been incorporated into the design. The project was routed to PBAC for review and comment ohd those comments have been incorporated into recommended conditions of approval for.the project. ATTEST: ADOPTED this 281h day of May, 2013, by the following vote: r Pierre, r APPROVED AS TO FORM: 0 t1ill i �' � /; Q HEblt7her Hines, Com ittee Secretary Eric Danly, City Attorney ('-I Planning Commission Resolution No. 2013 -10 Page 7 Aye ':N6" A laseri #- ;btai:ACommisonMembr: Abercrombie X Elias X Johnson X Council Member Miller X Chair Pierre X Vice Chair Wblpert X r Pierre, r APPROVED AS TO FORM: 0 t1ill i �' � /; Q HEblt7her Hines, Com ittee Secretary Eric Danly, City Attorney ('-I Planning Commission Resolution No. 2013 -10 Page 7 SPAR CONDITIONS OF APPROVAL NORTH MCDOWELL COMMONS 718 and 750 NORTH MCDOWELL BOULEVARD APNs: 137 -061 -035 AND 137- 061 -026 File No.: 13 -SPC -0082 Planning Division EXHIBIT 1 1. This Site Plan and Architectural Review authorizes construction of 34 new residential units and rehabilitation of the existing Hansen House as shown on plans dated stamped March 27, 2013 and located at 718 and 750 North McDowell Boulevard, APNs 137 -061 -035 and 137 -061- 026. 2. Plans submitted for building permit review shall be in substantial conformance with the approved plan set dated stamped March 27,,2013. 3. Prior to issuance of a building permit /grading permit revised plans shall.illustrate the following modifications: a.. All conditions of approval and mitigation measures from the Mitigated Negative Declaration and Mitigation Monitoring Program for the project shall be listed on the first sheet of the office and job site copies of the building permit plans; b. Window specifications shall be submitted for all windows indicating the necessary-sound attenuation ratings are consistent with the acoustic report prepared by Illingworth & Rodkin; c. Tree preservation measures shall be included on the grading and building plans for all trees indicated for preservation, d. Final treatment of bollards at EVA and Palo Verde Way shall not preclude bike and pedestrian access and shall be in keeping with other site design facilities. e. Modifications to the straight edge elevations of units #33 and #34 (on either side of the Hansen House) to provide greater variation and articulation. 4. Prior to the issuance of a building permit /grading permit, revised plans for the rehabilitation of the Hansen House shall illustrate the following modifications: a. Windows on the Hansen House shall be double hung wood, no cladding. b. The opening on the upper level of the water tower on the Hansen House shall be retained. c. Exterior stair tread shall be cedar or redwood, no fir. d. The basement entrance on the lower level of the Hansen House shall be retained. e. The existing chimney shall be stabilized or replaced as necessary-with brick veneer. f. A low wood picket fence similar to that shown for placement along the landscape paseo shall be installed around the Hansen House. g. Rain gutters on the Hansen House shall be- galvanized. 5. The applicant shall work with staff to include subtle detailing in the front door and garage door design in order to achieve variety similar-to that achieved with the approved window design. 6. Prior to approval of site improvement plans, a revised design for the light posts shall be submitted for staff approval to achieve a less industrial look within the development. A speed table shall be incorporated into the site improvements on the private drive at the intersection with the landscape paseo, Planning Commission Resolution No. 2013 -10 Page 8 8. Prior to the issuance of the building permit the project plans shall be reviewed by the Tree Advisory Committee for ultimate discretion on the street tree species, Committee suggestions on the overall project landscape design may be considered by the applicant for incorporation into the final landscape plans, 9. All construction activities shall be limited to Monday through Friday 8:00 a.m. to 6:00 p.m. and Saturdays from 9:00 a.m. to 5:00 p.m., this includes construction related deliveries and equipment maintenance. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma. 10. A lot line adjustment shall be recorded prior to occupancy to allow the Hansen House to be on an independent lot consistent with the boundaries indicated on the site plan. 11. Contingent upon City Council designation of the Hansen House as a local historic landmark, a deed restriction recognizing the structure as an important local historic resource subject to the requirements of the Secretary of the Interior's standards. and applicable preservation requirements of-the City of Petaluma shall be recorded on the Hansen House property.. 12. A final greenpoint checklist shall be submitted with third party verification with the building permit application to verify compliance with a minimum of 100 greenpoints. 13., The project shall be subject to all applicable development impact and other City fees. 14. All mitigation measures as adopted in conjunctiori with the MND and .MMRP are herein incorporated by reference as conditions of project approval. 15. Prior to issuance of a building permit, the plan 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 General Plan policy 4 -P -15D (reducing, emissions). 16. Upon approval of project entitlements, the applicant shall pay the Notice of Determination fee to the Planning Division. The check shall be made payable to the County Clerk. Planning staff will file the Notice of Determination with the County Clerk's office within five days of project. approval. 17. This approval is not inclusive of the community entry sign indicated on the private drive. A separate- sign permit for the community entry sign shall be submitted in compliance with applicable code requirements outlined in IZO Chapter 20. 18. A disclaimer regarding potential flooding of the garage of unit #22 shall be included in all leasing documents and posted ansite inside the garage. 19. Prior to the issuance of a building or grading permit, all plans shall include the following requirements and all construction contracts shall include the same requirements (or measures shown to be equally effective, as approved by Planning), 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 for 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; �_9 Planning Commission Resolufion No. 2013 -10 Page 9 • Use diesel equipment that meets the CARB's 2000 or newer certification standard for off - road heavy -duty diesel engines; and • Limit the Hours. of operation-for heavy duty equipment. 20. Prior to the issuance of a building or grading permit, 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 the construction of the project and in compliance with General Plan Policy 2- P -122 for review by the planning staff. 21. All work within the public right -of -way requires an encroachment permit from the Public Works department. 22. 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. 23. 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 applicant of any such claim, action or proceeding concerning the project. 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. 24. All planting shall be maintained in good growing condition. Such maintenance-shall include where appropriate, pruning, moving, weeding, cleaning, fertilizing, and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with the approved landscape,plan. Fire Marshdl The following- conditions shall be completed prior to submittal of site improvement plans. 25. CA Building Code Occupancy of living units is R -3 and the occupancy of the garages is U. Fire sprinkler systerris' designed and installed in accordance with NFPA 13 -D are required in residential structures; bathrooms over 55 square feet, closets over 24 square feet, or 3 feet deep, and other attached structures. These systems shall be calculated for two -head activation for the most remote two heads. All systems require three sets of plans to be submitted to the Fire Marshal's office for review and approval. This can be a deferred submittal. The rehabilitation /remodeling of the Hansen House that will take place is greater than 50% of the structure and therefore will required 13D sprinklers. 26. The required fire lane turnaround width is provided by including a 3 foot wide "contrast pavement" which appears to be designed to a street standard (see interior driveways, private detail on civil engineering sheet 4 of 4).. Areas included in the "fire truck turnaround" area must be fully, easily mountable by fire department apparatus, and be designed similar to street standards and capable of supporting the weight of our largest fire apparatus. The � -(O Planning Commission Resolution No. 2013 -10 Page 10 design must be approved by the Fire Marshal and City Engineer prior to submittal of site improvement plans. 27. All vehicular parking is prohibited on all North McDowell Commons streets and "contrast pavement" used to make up the 26 foot diagonal section. Streets will either need "no parking" signs meeting our sign standards and /or "red curbing ". All "contrast pavement" must be fully mountable and• drivable throughout this development. Fire apparatus must be able to easily utilize the entire 26 foot wide easement for fire operations and truck outriggers and it shall be constructed as a Street section with compacted Class 2 Aggregate Base and reinforced concrete sufficient to support the imposed load of emergency vehicles. The design. specifics must be approved by the Fire Marshal and City Engineer. 28. Proposed water meter boxes are located in vehicle driving areas and shall have traffic - bearing lids. Verify with Water Department that required fire sprinkler systems do not require above- ground backflow prevention valves between meters and risers (or detail how /where such valves would be installed in a protected location). 29. West end of private alley (driveway curb cut at Palo Verde Way) is indicated to be Emergency Vehicle Access (EVA). The PFD Operations group will accept a bollard type "street restriction" device. Please include specific details of the bollards-and Knox locks you will be installing. Public Works Development Engineering has reviewed the subject application (Civil plans dated March 27, 2013) and requires the following conditions of approval. 1. Frontage improvements shall be installed per the civil engineering site plan set dated March 21, 2013 including, but not limited to, new 10 -foot wide separated sidewalk on North McDowell and 5 -foot wide sidewalk on Palo Verde Way and Wood Sorrel Drive, fire hydrants, LED streetlights and landscaping. 2. Install a bus shelter at the existing ,bus stop pad on McDowell Boulevard near Capri Creek, With solar operated power per City of Petaluma Transit standards. 3. The residence for proposed unit 8 is located in the existing flood zone and shall not be constructed until the new flood insurance rate maps removing it from the flood zone become effective, which -is currently scheduled to occur February 19, 2014. 4. The proposed garage for unit 22 is located within the draft floodplain. The garage shall be designed and constructed in accordance with City of Petaluma floodplain ordinance. requirements. 5. All existing overhead utilities along the project frontage or traversing -the -site shall be placed underground. 6. Grade conforms alohg the project frontage shall conform to the existing street section to the satisfaction of the City Engineer. Striping and pavement marking shall be replaced in kind. 7. The project shall provide for zero net storm water runoff for the 24 hour, 100 -year event per City of Petaluma and Sonoma County Water Agency standards. 8. Sonoma County Water Agency review and approval of final hydrology report /calculation is required prior to the start of any construction. ( _t ( Planning Commission Resolulion No. 2013 -10 Page 1 1 9. Site work shall generally conform to the site improvements as shown on the plans provided with the application. 10. All work shall conform to the latest City standards. 11. All improvements shall be ADA accessible. 12. All existing unused water and sewer mains shall be identified on construction drawings and abandoned per City standards. 13. Joint trench plans are required with the building permit /public improvement plan-submittal. 14. All public improvement work shall be completed prior to issuance of a final inspection /certificate of occupancy for the last 20 %4 percent of units. 15. The on -site sewer and storm drain water detention and treatment system shall be privately owned and maintained. 16. Prior to issuance of a building permit, an operations and maintenance manual is required for the proposed storm water detention and treatment system and shall be submitted with the building permit 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 systems are operating as designed and constructed as well as provisions to make any necessary repairs to the system. A signed and sealed copy of the inspection report shall be provided annually to the Office of the City Engineer. 17. Prior to issuance of a :building permit, the developer shall comply with the City's Phase II storm water management plan and State of California NPDES requirements including submittal of a notice of intent and storm water pollution prevention plan to the.Stafe and City. 18. Prior to issuance of a building permit, a public improvement plan application is required to be submitted and approved for all frontage work and all on -site work within public easements. A public improvement agreement package including necessary bonds and insurance is required. 19. Revise the. grading to eliminate the valley gutter location at the water meters in the..private alley. The water meters cannot be located ih the valley gutters. Reihforced concrete shall not be placed over the public water line easement. 20. Provide a City standard blow off at the end of the public 8 inch water main. 21. Review the free Location in the vicinity of the public fire hydrant at the entrance on Wood Sorrel Drive. The lateral connection shall not be placed under shrubs or trees and the fire hydrant cannot be obstructed to Wood Sorrel Drive. 22. Provide an agreement for review to replace the pervious pavement over the public storm drain in the event the storm drain is repaired or replaced. The agreement shall be recorded prior to certificate of occupancy. 23. Provide the locations or the relocated storm drain catch basins and the manholes in the driveways on Wood Sorrell Drive. 24. Water Resources has a concern regarding the private manhole located in the permeable pavers. As the pavers settle, the -frame assembly may become damaged and lead to inflow G -rz Planning Commission Resolution No. 2013 -10 Page 12 and infiltration. Details shall be provided on the public. improvement 'and building permit plans. 25, All the public improvements shall be designed in accordance with the City of Petaluma Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of Uniform Traffic Control Devices (MUTCD) and Caltrans standards. 26. The main driveway to the project on Wood Sorrell Drive at Capri Avenue shall be controlled by an all -way "Stop" sign. In addition two pedestrian ramps shall. be installed on either side of this driveway so that these ramps properly align with the ramps on the east side of Capri Avenue. 27. The "Community Entry Sign" for this project is proposed to be installed on Wood Sorrel Drive near the main entrance. This sign shall be .located such that it does not obstruct the "sight distance triangle ". The applicant's engineer shall submit a sketch drawn to scale based on AASHTO standards for "meeting the sight distance requirements. 28. The applicant's engineer shall submit a sketch drawn to scale based on AASHTO standards to make sure that sight distance is not obstructed at the intersection of N. McDowell Blvd. and Palo Verde Way and meets sight distance standards. 29. The applica.nt's engineer shall submit- sketches drawn to scale with the help of "truck turning templates" to show that a fire -truck and a garbage truck can easily turn around in the north - south private alley'and exit the project-facing the street. 30. The applicant's engineer shall provide a separate sketch drawn to scale to show how' an ADA van parked in the parking stall near the play area (southern most'stall) can easily move out facing the street, 31. "NO PARKING" signs shall be installed along N. McDowell Blvd. and along the entire length of both east -west and north -south private alley. Both sides curbs shall be pointed red. Pedestrian and Bicycle Advisory Committee 30. Bicycle parking equivalent to 10% of the required automobile parking shall be accommodated on the site. Secure and covered bicycle parking facilities should be provided within all 35 of the residential units of the development and an additional uncovered bicycle parking facility serving no less than six bikes shall be provided at the play structure area. 31. PBAC recommends safe, convenient, and secure bicycle parking. PBAC recommends bike racks that keep the bike upright by supporting the frame in two places, allow the frame and one or both wheels to be secured with a U -lock, be securely anchored or heavy enough that it cannot be stolen, and durable enough to resist being cut or vandalized. 32. The applicant shall install a shared Class I bikeway /pedestrian path along the project's entire North McDowell frontage to continue the condition of the Class 1 facility separated from the road and setback from vehicular traffic as found on McDowell. 33. The applicant shall install a paved multi use Class I path along the southern boundary of the project adjacent to Capri Creek as shown on plans which shall be dedicated to the City and open to the public while being maintained by the project owner. 34. The applicant shall install a crosswalk and ADA compliant curb ramp or both sides of Palo Verde Way (at McDowell and Wood Sorrel). The Public Works Department shall review the (0-(3 Planning Commission Resolution No. 2013 -10 Page 13 appropriateness of installation of a crosswalk at Capri Avenue and Wood Sorrel and if it is determined that such a crosswalk would enhance safety and pedestrian movement to schools in the area then PBAC requests such installation. 35. Applicant shall install sidewalks no less than 5 feet in width along Wood Sorrel and Palo Verde Way. Applicant shall install sidewalks no less than 10 feet in width along North McDowell which shall be set back with a 10 -foot wide planter strip in one section and a 4- foot wide planter strip in a second section, as shown on plans. 36. The applicant shall provide open, ungated through travel from North McDowell through the project {currently shown between units 30 and 31 } along the landscape paseo and private drive as shown on plan to-the intersection with Wood Sorrel, 37. The applicant shall install direction signage where the multiuse path to Capri Creek meets North McDowelll indicating destination of path to alert users to destinations in either direction. The sign design shall be coordinated with the City Engineer for compliance with applicable city standards.. 38. All exterior lighting shall be directed downward to minimize light pollution. 39. The applicant shall install at least one bench or sitting area at the private play area. The applicant shall consider installation of a drinking fountain at the private play area. 6_11Y Planning Commission. Resolution No. 2013 -10 Page 14 ATTACHMENT 7 RESOLUTION NO. 2013-0? CITY OF PETALUMA PLANNING COMMISSION ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE NORTH MCDOWELL COMMONS PROJECT LOCATED AT 718 NORTH MCDOWELL BOULEVARD APN 137- 061 -035 File,No.: 13 -SPC -0082 WHEREAS, the Hugh Futrell Corporation submitted an application for Site Plan and Architectural Review for the North McDowell Commons Project located at 718 North McDowell Boulevard and consisting of 34 new residential units and rehabilitation of the Hansen House ( "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, including but not limited to effects of climate change, water supply, and traffic, the City relied on the' program EIR for the City of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by with 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 EIR; and, WHEREAS, on or'before May 9,2013, the City's Notice of Intent to Adopt a Mitigated Negative Declaration based on the Initial Study, providing for a 20 -day public comment period commencing May 9, 2013 and -ending .May 28, 2013 and a Notice of Public Hearing to be held on May 28, 2013 before the City of Petaluma Planning Commission, was 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; dnd, WHEREAS, pursuant to the analysis in the Initial Study, the Project does not make a considerable contribution to the significant -and unavoidable cumulative traffic and /or noise impacts identified in the General Plan 2025 EIR because of its small.size; and, WHEREAS, pursuant to further analysis in the Initial-Study, including evaluation using the Bay Area Air Quality Management District (BAAQMD) recently adopted CEQA Guidelines and 2010 Clean Air Plan, the Project does not make a considerable contribution to a significant cumulative air quality or greenhouse gas emissions impacts-found to be significant-and unavoidable in the General Plan 2025 EIR, because of the Project's small size and lack-of significant stationary sources of emissions; and, -7- Planning Commission Resolution No. 2013 -09 Page 1 .WHEREAS, the Planning Commission held a public hearing on May 28, 2013, during which the Commission considered the Project , the MND, the Initial-Study and supporting documentation referenced in the Initial Study, a staff report dated May 28, 2013, 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 May 28, 2013, the Planning Commission completed its review of the Project, the MND, and a Mitigation Monitoring Program; and, 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 document's incorporated herein by reference, are available for review in the City Community Development Department at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record of proceedings for the proposed project, File No, 13 -SPC- 0082, is the City of Petaluma Community Development Department, 11 English St. Petaluma, CA 94952, Attention: Heather Hines. NOW THEREFORE BE IT RESOLVED THAT the Planning Commission adopts the Mitigated Negative Declaration and Mitigation Monitoring Program for the North McDowell Commons based*on the following: 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, the 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. ADOPTED this 28th day of May, 2013, by the following vote: ;Commis "sioiS M'eiriki'ert _ - Aye__ : i No> Absefif =Abstain Abercrombie X .Elias X Johnson X Council Member Miller X Chair Pierre X Vice Chair Wolpert X -7-Z Planning Commission Resoluiion No. 2013 -09 Page 2 ATTEST: erPie'rre, ai APPROVED AS TO FORM: Eric Danly, City orney 7-3 Planning Commission Resolution No. 2013 -09 Page 3 EXHIBIT 1 ��A.L U City of Petaluma Community Development Department Planning Division 11 English Street, Petaluma, CA 94952 Project Name: North McDowell Commons File Number: 13 -SPC -0082 Address/Location: 718 & 750 North McDowell Boulevard, Petaluma, CA 94954 Mitigation Monitoring Program This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA Guidelines. This document has been developed to ensure implementation of mitigation measures and proper and adequate monitoring/reporting of such implementation. This MMRP shall be adopted in conjunction with project approval, which relies upon a Mitigated Negative Declaration. It is the intent of this MMRP to: (1) document implementation of required mitigation; (2) identify monitoring /reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible or trustee agency), or a private entity (project sponsor); (3) establish the frequency and duration of monitoring/reporting; (4) provide a record of the monitoring /reporting; and (5) ensure compliance. The City of Petaluma's Planning Commission has adopted those mitigation measures within its responsibility to implement as binding conditions of approval. Implementation The responsibilities of implementation include review and approval by City staff including the engineering, planning, and building divisions. Responsibilities include the following: 1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to issuance of grading permits or approvals of improvements plans. 2. The applicant shall incorporate all applicable code provisions and required mitigation measures and conditions into the design and improvements plans and specifications for the project. 3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the project implementation of mitigation measures and conditions applicable to the project and shall ensure compliance with such measures and conditions. Page 1 of 10 -7-5- 4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that involves on -going operations on the site or long -range improvements, such as the maintenance of the onsite stormwater detention system.. The applicant shall designate a project manager with authority to implement all mitigation measures and conditions of approval and provide name, address, and phone numbers to the City prior to issuance of any grading permits and signed by the contractor responsible for construction. 6. Mitigation measures required during construction shall be listed as conditions on the building or grading permits and signed by the contractor responsible for construction. 7. If deemed appropriate by the City, the applicant shall arrange a pre - construction conference with the construction contractor, City staff and responsible agencies to review the mitigation measures and conditions of approval prior to the issuance of grading and building permits. Monitoring and Reporting The responsibilities of monitoring and reporting include the engineering, planning, and building divisions, as well as the fire department. Responsibilities include the following: 1. The Building, Planning, and Engineering Divisions and Fire Department shall review the improvement and construction plans for conformance with the approved project description and all applicable codes, conditions, mitigation measures, and permit requirements prior to approval of a site design review, improvement plans, grading plans, or building permits. 2. The Planning Division shall ensure that the applicant has obtained applicable required permits from all responsible agencies and that the plans and specifications conform to the permit requirements prior to the issuance of grading or building permits. 3. . Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements shall be subject to inspection by City staff for compliance with the project description, permit conditions, and approved development or improvement plans. 4. City inspectors shall insure that construction activities occur in a manner that is consistent with the approved plans and conditions of approval. MMRP Checklist The following table lists each of the mitigation measures adopted by the City in connection with project approval, the timeframe to which the measure applies, the person/agency /permit responsible for implementing the measure, and the status of compliance with the mitigation measure. Page 2 of 10 m 0 N. ti c� R@ -7-7 R} Cd C�3 O A U 0 � U O r- cd a a pq U o �-t 0 by � 0 � 0 0 z3 0 ° o o° r- cn C, U) a) bb a o U) ;3 Cl) C� ( vi I bn CO O bA p , bA O N ° a' o Cd n O ; d to cd ;. 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MCDOWELL COMMONS SgPTIWIBEg I, Ulf� rwposb of Proposal: The North McDowell Commons project is a My approved protect with the City of Petaluma "and 's uAilef construction as of Spptombex 1,201.5. North McDowell Coma om r6wiv.QdI I ;gu R- i0ift 4'lDes I _ovioW approval as well as Final Design Review approval; the developmont Plah undetwent the necessary Environmental Ags6sknonts; and all building permits have beejj, issued. Azo ='9 ordinance amendment for f1w North McDowell Commons project is proposed to create a PUD district; as the dovelopex desires to subdivid.o. -units 1-8 onto iftdivi&ial lots so that. they maybe sold to homebiiyex8. This subdivision requires aPVD zoning designation applying to those proposed lots. cei-14i4 standards diKreot than in the currently applicable RA district.. tackg,roond of Proposal: The North McDowell Commons currently complips with the R-4 zoning designation. The subdivision of units .14 complies with R-4 aside Rom the lot -size, depth, and rear setbacks, The proposed PUI) standards would allow for a minimum lot depth of 48' (ft) -fpO the minimum area of a lot to fie .3 esignating the North Me-Dowell Commons devolopment as PUD is . 2,3- 6 st Xe;�-d consistent -with the discu- s.8101I and approval of development plans through the entitlement process with -the City of P&W=d, where the intent to subdivide -the development was disclosed at all public meetings and vqblip hearings. A PUD district designation zJlows for the creation of a desirable mix ofhousing typos- while maintaining pedesffian connection to the-Capri Creek open space immediately adjacent to the project. Homes. have been intentionally desig4ed to match with ft, surt:punding- npj^pr.hogds, esp .1 Woods e role. qGially -the liomesplanned Qja Wood Sorrel, Dive -and Wo d d Circle. M., TENTATWE -SUBDIVISION MAP NARRATIVE NORTH MCDOWELL COMMONS SEPTHADER.1, 2015 Purpose: This Tentative 8ubdivislon Map submission 49cofnpanies the applictition, to rezone the North McDowell Cobinions• site to the PUD district. The North McDowell Commoxisproj'oi# is a Wly approved project with the City of Petaluma and is uAdor- construofiou as of Soptom.Ur 1, 201.5. The T6jAkfivb.SvbdMSioii Map includes 686rnonts benofitting lots 1.8, shown on Tentative Map sheet I and listed below: Utility easements o 6' Private sewer easements proposed along Lpndscqp Q 10' private sewer easement proposed for the, privkc -dii-Ve palled Hansen Way, Access o 10' pfivajo pedestrian and dra'ago cascMeAt proposed for the infoxior Lands.6apod Paseo. o A private pedestrian and drainage casoment'is proposed -for the play structure area at the eastern edge of the pxoperty adjacent to the existing pedestrian across easement between the property and -0ab Capri Gre6p open space. The Planned V-hit- Development (PUT)) T)) is proposed- to subdivide units 1-8 onto individual jo!5 so the dcyefoper may sell single&4mily detaffied units separate lots to hom6buyers. This subdivision req*es- a.P-UD zoning degignation applying to lots 1-8 as certain standards With regard to 16t dimensions differ than in the currently applicable RA district. All other units except the Hanson House will remain o4 a single, parcel and - W-, III remaift as rental in ft. A Lot Line Adj-Lidmcnt is currently being recorded to establish the Hansbii House on Ei.gepaxdc lot, shown on T�ntative,.Map sheet f '`Lands of North McDowell Commons, UO. DN 2015 - AP14: 137-061-Q3 5.'! ATTACHMENT 9 Ellis, Evelyn From: Ursu, Emmanuel Sent: Tuesday, December 01, 2015 8:33 AM To: Ellis, Evelyn Subject: FW: North McDowell Commons Project From: Cynthia Huisman [chuisman @cityoflarkspur.org] Sent: Monday, November 30, 2015 4:51 PM To: Ursu, Emmanuel Subject: RE: North McDowell Commons Project Hi Emmanuel, Well, this is a big change from a renting situation to a sale situation. Mr. Futrell was pretty adamant at the meeting that was held at the community center that he was creating these homes for families that have lost their homes to foreclosure to give them the ability to rent something to recreate that sense of home again, as they would probably not be able to buy again any time soon. He said they would not be for sale. So that was a big line of garbage he put out. The difference to me is this: a precedent is being set by allowing less than 3,000 square feet be considered a lot. That is a standard that may work in Oakland but doesn't fit in Petaluma. Zoning R -4 does not fit Petaluma. We are not urban-- - -no matter what progressive agenda is being run by the council or planning commission - -we are not an Urban Corridor. The implication that less than 3,000 square feet is an acceptable lot size is far reaching. As you probably are aware, most people don't care what goes on elsewhere until it lands in their neighborhood. This info needs to be daylighted. R- 4 is a substandard designation in Petaluma. Thank you for the link to the zoning info. However, where is the code? Petaluma and the city I work in both have the same muni code company. Our code is clear as a bell. on our site. It enables the public to get a good understanding of what is and is not permitted. Where is that info on your muni code in Petaluma? I have not found it yet. Thanks for the help. Cynthia Cynthia Huisman, CIVIC Larkspur City Clerk 400 Magnolia Avenue Larkspur, CA 94939 T: 415- 927 -5002 F: 415 - 927 -5022 chuisman @cityoflarkspur.org - - - -- Original Message---- - From: Ursu, Emmanuel [ mailto:EURSU @ci.petaluma.ca.us] Sent: Monday, November 30, 2015 4:36 PM To: Cynthia Huisman < chuisman @cityoflarkspur.org> Cc: Ellis, Evelyn <EELLIS @ci.petaluma.ca.us> Subject: RE: North McDowell Commons Project Hi Cynthia, Yes, as approved in 2013, the homes would be available for rent. The purpose of the current applications is to create separate lots for the eight detached homes fronting Wood Sorrel Drive and thereby make it possible to sell those homes. There' is no physical change to the 2013 approvals proposed with the current applications. The Zoning. Code is available on line at http: / /cityofpetaluma.net /cdd /plan- zoning.htmi Best regards, Emmanuel From: Cynthia Huisman [chuisman @cityoflarkspur.org] Sent: Monday, November 30, 2015 4:21 PM To: Ursu, Emmanuel Subject: RE: North McDowell Commons Project Thank you Emmanuel. Wasn't the project approved with Mr. Futrell renting the eight homes on Wood Sorrel? That is what I think I remember him saying at a community meeting. So he would go from renting them to selling them. Who in their right mind would buy a house so close to other houses? This project was given proper daylight by the commission. This is going to tank the neighborhood values. Once again, if a Planning Commissioner or Councilmember had this kind of density in their neighborhood they would not approve it. I was just blown away by the original density- - but then to see all the additional units on the back of the houses. This is a new low for the City of Petaluma Planning Commission. Really just awful. We had people over for Thanksgiving who could not believe the intensity of this project. I will be at the meeting. Your zoning code needs to go online. To suggest we can go to City Hall and look at it is ridiculous. Cynthia Cynthia Huisman, CIVIC Larkspur City Clerk 400 Magnolia Avenue Larkspur, CA 94939 T: 415 -927 -5002 q— 2 F: 415 -927 -5022 chuisman @cityoflarkspur.org - - - -- Original Message---- - From: Ursu, Emmanuel [ mailto:EURSU @ci.petaluma.ca.us] Sent: Monday, November 30, 2015 3:47 PM To: Cynthia Huisman < chuisman @cityoflarkspur.org> Cc: Ellis, Evelyn <EELLIS @ci.petaluma.ca.us> Subject: RE: North McDowell Commons Project Dear Ms. Huisman, Thank you for your interest in the North McDowell Commons development application. We will provide your email to the Planning Commission with the staff report. The Tentative Subdivision Map and Planned Unit District (PUD) application filed by the project proponent will allow the sale of the eight single - family homes fronting Wood Sorrel Drive. Existing approvals only allow rental of those units as all of the new units in the development are on one parcel. No physical change to the approvals granted for the project in May 2013 are included in the applications the Commission will consider next week and any future proposal for additions would require amendment of the PUD standards proposed for the development. A staff report for the project will be posted to the City's website no later than Wednesday morning at http: / /cityofpetaluma .net /cclerk /archives.htmi Ms. Ellis, copied here, can assist you with accessing the staff report, if necessary. Please feel free to let me know if you have any additional questions or concerns regarding the application. Best regards, Emmanuel Ursu From: Cynthia Huisman [chuisman @cityoflarkspur.org] Sent: Monday, November 30, 2015 1:39 PM To: Ursu, Emmanuel Subject: North McDowell Commons Project Good afternoon, I live around the corner from this project. I received the public hearing notice for a Zoning Map Amendment. Why does Futrell want to rezone from R -4 to a PUD? And how in the world can the city allow a "lot" of less than 3,000 square feet? This project is awful. Has anyone from City Hall gone by? It's the worst possible case of poor planning. An interior row of "homes" with limited light and no view. Just awful. The Planning Commission needs some education on livability. I would like to know why the zoning would be changed and what the pros and cons are. Please forward the staff report at least 72 hours before the meeting. And why isn't your zoning code online? What is up with my hometown? q-3 Cynthia Cynthia Huisman, CIVIC Larkspur City Clerk [CityHaII1908] 400 Magnolia Avenue Larkspur, CA 94939 T: 415- 927 -5002 F: 415 - 927 -5022 chuisman @cityoflarkspur.org 9 —/� VICINITY MAP h N PROJECT TEAM DEVELOPER Hugh Futrell Corporation 200 Fourth St, Suite 250 Santa Rosa CA 95401 707-568-3482 LAND PLANNER Hugh Futrell 200 Fourth St, Suite 250 Santa Rosa CA 95401 707-568-3482 ARCHITECT Hedgpeth Architects 2321 Bethards Drive Santa Rosa CA 95405 707-523-7010 CIVIL ENGINEER BKF Engineers 325 TesconlClrcle Santa Rosa CA 95401 707-583-8500 LANDSCAPE ARCHITECT Quadriga Landscape Architects 1212 Fourth Street, Studio K Santa Rosa CA 95404 707-546-3561 ACOUSTIC CONSULTANT Illingworth & Rodkin, Inc. 505 Petaluma Blvd, South Petaluma CA 94952 707-766-7790 PROJECT DATA PROJECT ADDRESS 718 & 750 North McDowell Blvd Petaluma CA 94954 ASSESSOR PARCEL: APN 137-061-035 (718 N. McDowell) APN 137-061-026 (750 N. McDowell) ZONING: R4 GENERAL PLAN: Medium Density Residential 8-18 PROJECT PARCEL SIZE: 2.24 Acres NUMBER OF LIVING UNITS: 35 Residences - (34 new, 1 existing) PROJECT DENSITY: 15.6 Units per Acre OCCUPANCY: Living Units: RI Garages: S3 BUILDING TYPE: All new buildings: Type V, sprinklered Hansen House: Type V non-sprinklered PARKING CALCULATIONS: Total parking spaces required: 87 18 two bedrm units x 2 = 36 17 three bedrm units x 3 = 51 Total parking spaces provided: 97 Garage spaces: 68 Open spaces on site: 29 PRIVATE OPEN SPACE: Exceeds 300 square feet per unit COMMON OPEN SPACE: Total 28,271 sq ft (28.9 % of the parcel) PROJECT CALCULATIONS SQUARE FOOTAGES: ATTACHMENT 10 Unit Plan Living Garage Total J Porches ` 1 A WARREN 423 1646 r Hedgpeth 955 2 B AR C H IT E C T S 48*'LW051 x Santa Rosa, c a 911 40 r ,�.'a, 3 B 1226 Phone 7015237010 1649 911 Fax 707 5112 2328 951 4 B 1226 423 � x 40 951 5 B 1226 423 1649 911 40 951 6 B 1226 423 1649 911 40 951 7 B -JM a 423 1649 911 M n 951 8 A OE 8� 423 1646 Q, 56 955 9 C 1188 424 1612 a PROJECT CALCULATIONS SQUARE FOOTAGES: LOT COVERAGE: Unit Plan Living Garage Total Footprint Porches Total 1 A 1223 423 1646 899 56 955 2 B 1226 423 1649 911 40 951 3 B 1226 423 1649 911 40 951 4 B 1226 423 1649 911 40 951 5 B 1226 423 1649 911 40 951 6 B 1226 423 1649 911 40 951 7 B 1226 423 1649 911 40 951 8 A 1223 423 1646 899 56 955 9 C 1188 424 1612 870 210 1080 10 C 1188 424 1612 870 27 897 11 C 1188 424 1612 870 16 886 12 C 1188 424 1612 870 16 886 13 C 1188 424 1612 870 16 886 14 C 1188 424 1612 870 16 886 15 C 1188 424 1612 870 16 886 16 C 1188 424 1612 870 16 886 17 C 1188 424 1612 870 16 886 18 C 1188 424 1612 870 16 886 19 C 1188 424 1612 870 16 886 20 C 1188 424 1612 870 16 886 21 C 1188 424 1612 870 16 886 22 C 1188 424 1612 870 16 886 23 D 1188 424 1612 870 206 1076 24 D 1188 424 1612 870 78 948 25 D 1188 424 1612 870 78 948 26 D 1188 424 1612 870 78 948 27 D 1188 424 1612 870 78 948 28 D 1188 424 1612 870 78 948 29 C 1188 424 1612 870 78 948 30 C 1188 424 1612 870 78 948 31 D 1188 424 1612 870 78 948 32 D 1188 424 1612 870 78 948 33 E 1188 424 1612 870 210 1080 34 E 1188 424 1612 870 210 1080 35 Hansen 1210 None 1210 1210 Included 1210 TOTALS 41,90014,408 56,308 31,094 2109 33,203 LOT COVERAGE CALC: 2.24 acres x 43,560 = 97,574 33,131 / 97,574 = 0.34 (34%) SHEET INDEX # SHEET NAME Architectural sheets prepared by Hedgpeth Architects: Title Architectural Title Sheet Map Aerial Context Map Site Architectural Site Plan, Privacy Fencing Detail SSI Streetscape Elevations Landscape Architectural sheet prepared by Quadriga: L-2.1 Landscape Planting Plan and Legend CL 0 z o w Z x L4 `z o w Ilk: s 1— [L Vr RCN. 70__,15 Revisions Job Number 1230 Project Architect PAUL OLDER urawn my PAUL GILGER Date FEBRUARY 2013 Sheet TITLE or - ©ws+c,Ik,AN;sw w A R R E 11 Hedgpeth A R C H I T E C T S 2321 Baba*Oris Sorsa Rosa, 95405 Rv* 707 5237010 Fax 707 (A2 2328 to O o WU n� O E 0 X: n. 5 O z = CL Q E X W w z O v J Q W W a ROVISionS Job NUMber 1230 Project Architect PAUL OLGfF Drawn By PAUL GILGER Date FEBRUARY 2013 Sheet MAP of- W > L&7 0 u L LJ WOOD SORREL DRIVE ff COMMUNITY � ,� ( � � V / f?,lTF`i'51GtJ b r"VIOU5 rAVfP5 24' "I JU-1 S 54WO7' E 1911W 54W6'r ±W 229,7t, SIDMAV, 51 L , t_ N 4 •r--1• 41'J 46' 34' �0 Oil 1,01' ri 00 7-, 1 iT I I. ol 4 r N- 6 49 Ttttiu. 49'0" L-1❑ U nn 49'Itil(,52, 5lTF AGC EzA(-T,---1' LO Ut I Ll > Y11 >[ > FLN( JLC W U-) r1l fF �1, I ri 11, j I I 'J,❑ Wry 5- 1 I I Lj i.- - t, I, �, �, �t, ),- - �!" � U, '00 L� L W A ... ... ... .. --A i5o, PRIVATE ALL( y O (N PRIVATE ALLEY J > Uj co 41 g. t IJJ; 77 7 i r lit9 � ( I �_,r t rt 1}� p"'� ,', if t i El LA 35 (C) 1 )Hansen 0 Eli- House W L - -- ` 1w -5 5" — 01 J Io -1 fTj,l� I (QTPEE 1% PM,207 INDEPARCE 51MINALK 2 27 -JI LT'� I E $54W1191 19&7r 718 N. MCDOWELL BLVD (f)TIRVE —1 It FY LINE ...... . .... - — ----- %,,\LK APN 137-061 —035 750 N. MCDOWELL BLVD AP M 137-061-026 b S -7�11 ACIF51 N. McDOWELL BLVD. 1A -J —J U U Z U ARCHITECTURAL SITE PLAN 0 0, 20' 40eo' 60' 80, 1001 - ! DRAW NG W,'. v A R R E 11 Hedgpeth A R C H I T E C T S 2,121801W Fi Me SOW RQS3, Wwo 45406 Prom 107 523 7010 Fax 707 542 2328 (n z 0 DO m M 0 U 5 -1 m LIJ U 0 0 E 0 as U— M CL, 5 ix :r 0 L9 z RCN: 1015 v /11\ P' -,n 0-,oc, 1s-69,17 Project Architect Al t ltG,P, Drawn By PAUL GILGEF Date SITE of- Isin loan PALO VERDE WAY 423 024 425 826 427 428 4" 430 1 431 432 433 7135, HANSEN I IOUSF 434 NORTH McDOWELL BOULEVARD STREETSCAPE U- xv x 0- 01 -- 0 Z IJ8 47 tic, )IS PRIVATE DRIVE 821 1 WOOD SORREL DRIVE STREETSCAPE M 10 fill ■ W R R E 11 Hedgpeth A R G H I T E C T 8 2321 ti Wcls My Sana Rosa, Caldwia LANDSCAPED PASEO STREETSCAPE IM IM WOOD SORREL DRIVE M h9 PRIVATE ALLEY 423 PALO VERDE WAY STREETSCAPE N McDONVELL 13LVD Revisions Job Number 1230 Project Architect PAUL GiLREP FEBRUARY 2013 Sheet ss.1 of- 0 U —A— 2F LU U 0 E U- xv x 0- 0 Z LANDSCAPED PASEO STREETSCAPE IM IM WOOD SORREL DRIVE M h9 PRIVATE ALLEY 423 PALO VERDE WAY STREETSCAPE N McDONVELL 13LVD Revisions Job Number 1230 Project Architect PAUL GiLREP FEBRUARY 2013 Sheet ss.1 of- WOOD SORREU DRIVE QUADRIGA V4, V'd I T ti . . . . . . .... U% El r# �'a �. 13 2 -1 4,*6 CL =00 4- -',SL04CL� AMU n ina\ f'. tO DUCA-PhON VAtt 54 Bf Racks it 1tl IT 17 19 20 0 21 22 X Ln El T— U ht (T ri ry 7 U X F 0 Cl -i --� El 23 24 El 25 26 0 27 28 I 34 CL < 33 29 30 31 32 E] -17 7- El L I IT i ( '1-..ot4' - l'` _ i'7.() �\ I I 2'LigInt Standard (lyp) {c (2) Existing Canary Wand Palms to Remain 4y NORTH MCDOWELL BOULEI ARD PLANT LIST PLANT LIST (continued) FURNISHINGS -LIGHTING -FENCING 5 3• square concrete pavers SYMBOL BOTANICAL NAME COMMON NAME SIZE QTY SPACING WATER USE SYMBOL BOTANICAL NAME COMMON NAME SIZE QTY SPACING WATER USE I' square concrete pavers SHRUBS TREES Cotpenterla califomIca Bush Anemone 5 Gal 26 As Shown Low � Kim •'UnIverse'Series Ginkgo'Ptinceton Sentry' Princeton Sentry Ginkgo 15 Gal min 4 As Shown Medium corron1vory Belts' Ivory Bells Correa k 5 Gal 46 As Shown Low Lighliog 10' O/C,'Cfescente Alba', FX Lumlnoi(e Dodoneo v,'Sotatogo' Saratoga Hopsacd If 5 Gal 26 As Shown Low �i Bench - Timber Form 2016 -6 -ADA - surface Mount / -al Collnus *Grace' Grace Smoke Tree 15Gal min 9 As Shown Low Ilex v.'Stokes' Stokes Dwarf Youpon' SG 60 As Shown Low foropetalum, c.'Rozzlebeai' Razzleben! Loropetall1 5 Gal 80 As Shawn Low 36'- 42'Wood Picket Fence - Detail 6/L-2,2 Chitalp. lashkQntensis Chitalipo 15 Gal min 8 As Shown Low Myrtus C.Vorlegata' Variegated Myrtle �l 5 Gal 89 At Shown Low Sound Fence (See Archilecloral) Nandino domostica Heavenly NandIna i 5 Gal 33 As Shown Low Privacy Fence (See Architectural) Poseo Fence (See Architectural) I.Q9eistroemlo'lonto' Crepe Myrtle 15 Gal min 7 As Shown Low Phormlum'Jack Sprott' JackSpiall Flax 5 Gal 45 As Shown Low Mytico colifomica California myrtle 15 Gal min 8 As Shown Low I i Sollya heterophylla Avs1rolan Blue Boll 5 Gal 86 As Shown Low 5 Gal 50 As Shown Low 15 Gal min 7 As Shown Low GROUNDCOVER Laurus nobifis 'Saratoga' Saratoga Bay Lautel P;stacla chtnensis pistache , r . I Dodium chiysanthern Clone's Bill 4" min 693 2' O/C Low Plotankis'Columbia' Columbia Plane free 15 Gal min 10 As Shown Low i 1 MahQn1a repens Creeping Mahonia C 4" min 541 2* O/C Low Sophora loponica Pagoda Tree 15 Gal min 4 As Shown Low Noodina'Hotbor Dwarf' Harbor Dwarf Nondin 4" min 1296 2'0/C Low Ulmus polvilolia'Allee' Aline Chinese Elm 15 Gal min 7 As Shown Low Ceratosligma plurnboglnoic!0 Dwarf Plumbago 4" mIn 319 2' O/C Low Myopotum p,'Burguridy Carpet' Burgundy Myopotum, N' rWj,, 192 3' O/C Lew Existing Trees to Remain -- T(achelospermum josm0oldes Star Jasmine 4" min 324 3' OIC Low ----------- Carex 1109olifera Fountain sedge 4" Min 290 2- o/c Trees to be removed el X Itis vsico or Blue Flag 4'Mixed : mn 291 Medium (Soo Civil Engineers Plans) Grey R Juncus patens .1h 4 min 290 y. Mulch Only Phoenix coneriensis (E) Existing Canary N/A 2 As Shown Island Pain s ronsplontod) WE 31, FW03TCtr, 11 I.", LANDSCAPE PLANTING PLAN AND LEGEND L-2.1 0Of LIJ 0 u �7 0 Z WE 31, FW03TCtr, 11 I.", LANDSCAPE PLANTING PLAN AND LEGEND L-2.1 A TENTATIVE UAP NOTES THE PROPOSED DEVELOPUE14T WILL BE IN CONFORMANCE WITH THE CITY OF PETALUMA ZONING. CODE, GENERAL PLAN RID DESIGN & CONSTRUCTION STANDARDS OR AS MODIFIED BY THIS TENTATIVE UAP AND AS APPROVED BY THE REVIEWING AGENCY. WATER SUPPLY ...... -...... -------C1Ty OF PETALUMA SEWAGE DISPOSAL ----------------- --CITY OF PETALUMA PRESENT ZONING ........ .... ............R4 PROPOSED ZONING ----- --- -- ----------PLANNED UNIT DEVELOPUENT THIS SUBDIVISION IS HOT WITHIN AI! AREA DESIGNATED AS A HIGH FIRE SEVERITY ZONE. GRADING SOILS ON THIS SITE ARE NOT ANTICIPATED TO PRDHIBIT THIS TYPE OF DEVELOPMENT. THE ENGINEER AND DEVELOPER ARE NOTAWAREOF HAZARDOUS MATERIALS ON THIS SITE. FEUA FLOOD IVY$ REVEAL THAT A PORTION OF THIS SUBDIVISION (SEE DELINEATIONI LIES WITHIN 'ZONE AE' DESIGNATED AS SPECIAL FLOOD WIZARD AREA, BASE FLOOD ELEVATIONS DETERMINED. FLOOD ZONE SHOWN HEREON. BOUNDARY INDICATING SPECIAL FLOOD HAZARD AREA, ZONE AE BASE ELEVATIONS St0YN. STREET TREES WILL HE PROVIDED IN ACCORDANCE WITH THE MUNICIPALITY STANDARDS. PROVISIONS FOR EROSION CONTROL WILL BE INCORPORATED INTO THIS PROJECT. UTILITIES EXISTING SEWER AND WATER SERVICES WOCH WILL NOT BE USED WITH THESE SUBDIVISION IMPROVEUENTS WILL BE ABANDONED AT THE MAIN IN ACCORDANCE WITH THE CITY OF SANTA ROSA DESIGN AND CONSTRUCTION STANDARDS. EXISTING SEPTIC SYSTEMS WILL BE ABANDONED INACCORDANCE WITH PERMITS FROM THE CITY BUILDIIIG DEPARTMENT AND THE SONOMA COUNTY PERMIT AND RESOURCE MANAGEMENT DEPARTMENT. EXISTING WELLS WILL BE ABANDONED (UNLESS .OTHERWISE NOTED ON THESE DRAWINGS) IN ACCORDANCE WITHCITYI%fLl ORDINANCE AS ADMINISTERED BY THE CITY BUILDING OFFICIAL. ELECTRICAL SERVICE FOR THIS SUBDIVISION WILL BE UNDERGROUND. GENERAL MAP INFORMATION TOPOGRAPHICINFORMATION SHO'di HEREON WAS OBTAINED FROM CINOUINNI AND PASS"INO, 1NO, AND SUPPLEMENTED BY A FIELD SURVEY DY WENGINEERS ON JUNE 5, 2013. DISTANCES AND ELEVATIONS ARE .SHOWN IH FEET -AND DECIMALS THEREOF. BOUNDARY INFORMATION SHOWN HEREON WAS OBTAINED FROM PUBLIC RECORD AND DOES NOT CONSTITUTE A FORMAL BOUNDARY DETERMINATION. BENCHMARK: CENTERLINE 114TERSEOTIVI MONUMENT AT SUNRISE PARKWAY AND NORTH McDO,YFLL SGULEVARD. ELEVATION: 33.90 (DATUM! NAVO BB'). BASISOrBEARINGS: PARCEL LAP ID, 207 FILED UNDER 383 OF MAPS AT PAGE 37-38, SON= OQLNITY RECORDS. LOT SIZE SUMMARY SMALLEST LOT! 2,336 SF (LOTS 2,3,4,6,7)_ LARGEST LOT: 72,140 SF (PARCEL -9) TYPICAL LOT: 2,136 SF PARKING SUMMARY GARAGE AND 011 -SITE. PARKING; 93 STREET PARKING: 12 !#i0tl7_toD.d.4 ba E% PBIC 1 IX 10 PUE R UGH1 353 MAPS, 37-38 PUE R-20' 32 't I Ex SYS 7 35' 13.5 SG 49`,' i iJ:S #3.5 Tab' 3 6 UI ( i > I f < a U' PRVT -SEWER FSM7 3 5 5.r7 1 6.r 5.3' -49' 49' - 4tIs, IV r 10.5' ( f -Ex 1 wATITt E 11 APN 193 u, WOOD SORREL DRIVE0. EX PBLC WATER ET 1 SM11 �r 73.6' <9' 49` 13. 4:5 rJ 3' [ y, 5` PAYT SEWER ES, 50' u 49' — 49 7 I I '14" HRVT PLDESNBANr� 11 1 PEP EX FELD WRIER ESMT PARCEL 8 N54'00 07 E JIBS' EX 10' LDC: - 3 MAP 37-35 1L !SY ''10.7'— _ -� S54'0007E .1;I-()-Or- 10 1. W — - t0 PUEN3559 3 6 5 } NAPS. 37-38 EK t` 6WE N. MCDOwELL BLVD. SYMBOLS & LEGEND '07'E e' EXISTING PROPOSED S OF NORTH NORTH MCDO'NELL COUNIONIS, LLO, 1wjAC0f� CENTERLINE MONUMENT .IL ( BLOW OFF „. i DATE VALVE TI x FIRE HYDRANT 200 FOURTH STREET, SUITE 300 FIRE HYDRANT TYP FIRE HYDRANT�LIttE UB REDUCER 'T- PH; 1707) 583-8500 STREET SIGN FAX; (707j 583.8539 ARCHITECT: STREET LIGHT 'yam 2321 BETNARDS DRIVE UTILITY POLE - GUY ANCHOR \ as FAX: (707) 542.2320 TREE — - - — — - > — PROPERTY LINE — — — SANTAROSA, CA 95404 EASEMENT - — OF CENTPALIN€ .GEOTECHNICAL _.-..-.-_-__ GRADE BREAK 1305 NORTH DUTTON AVENUE .-• FLOW LINE >-. --3E % - FENCE FAX: (707) 544.1082 TREE PROTECTION FENCE MAXIMUM FACE OF CURB CONCRETE SANITARY SEWER 4 -INCH SANITARY SEWER LATERAL - :572E' SO -LENGTH` MAR L==- VEGETATED SWALE STORY DRAIN FOR ----- SIDEWALK UNDERDRAIN __- w t£itOnt WATER d WATER LATERAL AND PETER 13 TWO WATER LATERALS AND DETERS �)t( FIRE HYDRANT ASSEUSLY 116 APN,:43 "--350 ` i'- 1 I ABBREVtA7i0NS . ' j to " "N ST• x7' ! ; MORE OR LESS MIN MINIMUV 4I7" 21'�i6.7'`x_.,,. I - AS AGGREGATE BASF ON OVERHEAD -li- AC ASPHALT CONCRETE ;I P COC POLO PUBLIC APN ASSESSOR'S PARCEL NUMBER PG&E PACIFIC GAS & ELECTRIC E ;75 554n079 E,_, 50 - - - - -' -- •--- DC DECINNINO OF CURVE PCC POItIT OF CONFOUND CURVE --- - - ---- -�-- -- RW BACK OF 'WALK PRC POINT OF REVERSE CURVE - -- E03- BP SACKFLOV DEVICE PVC POLYVINYL CHLORIDE PIPE - E% mi: * - I - - SM BENCHMARK PL PROPERTY LINE !!! SO BLONOFF PSSE PRIVATE SANITARY SEWER BASEMENT BLRD BOLLARD PRVT PRIVATE BLDG .BUILDING PUE PUBLIC UTILITY EASEMENT �.'Z - "-` OR CATCH BASIN R RADIUS CL CEItTfRLINE ACP REINFORCED CONCRETE PIPE CONG CONCRETE SS 'SANITARY SEWED v L CY CUBIC YARD SSCO SANITARY SEWER CLEAN OUT n OR CURB RETURN SSYH SANITARY SEWER MANHOLE CT CURB TRANSITION S SLOPE DIA DIAMETER SF .SQUARE FEET DW DRIVEWAY SFHA SPECIAL FLOOD HAZARD AREA - ' - - - - DI DROP INLET STD STANDARD EDEND OF CURVE STA STATION ESUT EASEMENT SO STORM DRAIN EP EDGE OF PAVEMENT SDE STORM DRAIN FASEMENT E ELECTRIC SDMH STORM DRAIN MANHOLE EO EXISTING GRADE SILT STREETLIOHT EL ELEVAT TOM SW SIDEWALK EX EXISTING T TELEPHONE EVAE EMERGENCY VEHICLE TD TOP OF BOX .SYMBOLS & LEGEND '07'E e' [ Vr554 LA S OF NORTH NORTH MCDO'NELL COUNIONIS, LLO, 1wjAC0f� LLL COMMONS, .IL LLC. 2015- „. 116 APN,:43 "--350 ` i'- 1 I ABBREVtA7i0NS . ' j to " "N ST• x7' ! ; MORE OR LESS MIN MINIMUV 4I7" 21'�i6.7'`x_.,,. I - AS AGGREGATE BASF ON OVERHEAD -li- AC ASPHALT CONCRETE ;I P COC POLO PUBLIC APN ASSESSOR'S PARCEL NUMBER PG&E PACIFIC GAS & ELECTRIC E ;75 554n079 E,_, 50 - - - - -' -- •--- DC DECINNINO OF CURVE PCC POItIT OF CONFOUND CURVE --- - - ---- -�-- -- RW BACK OF 'WALK PRC POINT OF REVERSE CURVE - -- E03- BP SACKFLOV DEVICE PVC POLYVINYL CHLORIDE PIPE - E% mi: * - I - - SM BENCHMARK PL PROPERTY LINE !!! SO BLONOFF PSSE PRIVATE SANITARY SEWER BASEMENT BLRD BOLLARD PRVT PRIVATE BLDG .BUILDING PUE PUBLIC UTILITY EASEMENT �.'Z - "-` OR CATCH BASIN R RADIUS CL CEItTfRLINE ACP REINFORCED CONCRETE PIPE CONG CONCRETE SS 'SANITARY SEWED v L CY CUBIC YARD SSCO SANITARY SEWER CLEAN OUT n OR CURB RETURN SSYH SANITARY SEWER MANHOLE CT CURB TRANSITION S SLOPE DIA DIAMETER SF .SQUARE FEET DW DRIVEWAY SFHA SPECIAL FLOOD HAZARD AREA - ' - - - - DI DROP INLET STD STANDARD EDEND OF CURVE STA STATION ESUT EASEMENT SO STORM DRAIN EP EDGE OF PAVEMENT SDE STORM DRAIN FASEMENT E ELECTRIC SDMH STORM DRAIN MANHOLE EO EXISTING GRADE SILT STREETLIOHT EL ELEVAT TOM SW SIDEWALK EX EXISTING T TELEPHONE EVAE EMERGENCY VEHICLE TD TOP OF BOX .SYMBOLS & LEGEND VIUIIVI I L mhit' or TIE NOT TO SCALE -. 3 NORTH MCDO'NELL COUNIONIS, LLO, { = ( MAN =NA�E61.AND ' SMT 200 FOURTH STREET, SUITE 240 .IL I7 EX PEDES EXISTING PROPOSED ACm �EEASEUD41 i FO FAX; 1707) SOB -3457 CIVIL ENGINEER: BKP ENGINEERS OVERHEAD ITIILZTX LINE 200 FOURTH STREET, SUITE 300 FIRE HYDRANT TYP FIRE HYDRANT�LIttE UB SANTA ROSA, CA 85401 'T- PH; 1707) 583-8500 G FAX; (707j 583.8539 ARCHITECT: HEDGPETH ARCHITECTS UNDERGROUND ELECTflIC LIRE 2321 BETNARDS DRIVE OAS DETER UP SANTA ROSA,CA 95405 PH! 1707) 523.7010 \ as FAX: (707) 542.2320 LANDSCAPE OUADRIGA LANDSCAPE ARCHITECTURE 2 1212 4TH STREET, STUDIO K r SANTAROSA, CA 95404 � CIV'4 r e # uttt� PH: (707) 645.3561 OF FAX: (707) 627-7S48 .GEOTECHNICAL 116 APN,:43 "--350 ` i'- 1 I ABBREVtA7i0NS . ' j to " "N ST• x7' ! ; MORE OR LESS MIN MINIMUV 4I7" 21'�i6.7'`x_.,,. I - AS AGGREGATE BASF ON OVERHEAD -li- AC ASPHALT CONCRETE ;I P COC POLO PUBLIC APN ASSESSOR'S PARCEL NUMBER PG&E PACIFIC GAS & ELECTRIC E ;75 554n079 E,_, 50 - - - - -' -- •--- DC DECINNINO OF CURVE PCC POItIT OF CONFOUND CURVE --- - - ---- -�-- -- RW BACK OF 'WALK PRC POINT OF REVERSE CURVE - -- E03- BP SACKFLOV DEVICE PVC POLYVINYL CHLORIDE PIPE - E% mi: * - I - - SM BENCHMARK PL PROPERTY LINE !!! SO BLONOFF PSSE PRIVATE SANITARY SEWER BASEMENT BLRD BOLLARD PRVT PRIVATE BLDG .BUILDING PUE PUBLIC UTILITY EASEMENT �.'Z - "-` OR CATCH BASIN R RADIUS CL CEItTfRLINE ACP REINFORCED CONCRETE PIPE CONG CONCRETE SS 'SANITARY SEWED v L CY CUBIC YARD SSCO SANITARY SEWER CLEAN OUT n OR CURB RETURN SSYH SANITARY SEWER MANHOLE CT CURB TRANSITION S SLOPE DIA DIAMETER SF .SQUARE FEET DW DRIVEWAY SFHA SPECIAL FLOOD HAZARD AREA - ' - - - - DI DROP INLET STD STANDARD EDEND OF CURVE STA STATION ESUT EASEMENT SO STORM DRAIN EP EDGE OF PAVEMENT SDE STORM DRAIN FASEMENT E ELECTRIC SDMH STORM DRAIN MANHOLE EO EXISTING GRADE SILT STREETLIOHT EL ELEVAT TOM SW SIDEWALK EX EXISTING T TELEPHONE EVAE EMERGENCY VEHICLE TD TOP OF BOX .SYMBOLS & LEGEND VIUIIVI I L mhit' NOT TO SCALE ONNER: NORTH MCDO'NELL COUNIONIS, LLO, 200 FOURTH STREET, SUITE 240 FINISHED FLOOR TG SANTA ROSA, CA 95404 EXISTING PROPOSED PH: 17071588.3482 FO FAX; 1707) SOB -3457 CIVIL ENGINEER: BKP ENGINEERS OVERHEAD ITIILZTX LINE 200 FOURTH STREET, SUITE 300 FIRE HYDRANT TYP FIRE HYDRANT�LIttE UB SANTA ROSA, CA 85401 'T- PH; 1707) 583-8500 G FAX; (707j 583.8539 ARCHITECT: HEDGPETH ARCHITECTS UNDERGROUND ELECTflIC LIRE 2321 BETNARDS DRIVE OAS DETER UP SANTA ROSA,CA 95405 PH! 1707) 523.7010 \ as FAX: (707) 542.2320 LANDSCAPE OUADRIGA LANDSCAPE ARCHITECTURE ARCHITECT: 1212 4TH STREET, STUDIO K GRATE INLET W SANTAROSA, CA 95404 � CIV'4 r e # uttt� PH: (707) 645.3561 OF FAX: (707) 627-7S48 .GEOTECHNICAL RGH CONSULTANTS ENGINEER: 1305 NORTH DUTTON AVENUE INVERT - BOTTOM INSIDE OF PIPE NAA SANTA ROSA, CA 05401 D PERMEABLE PAVERS PH: (707) 544.1072 WATER RAINSERVCE YARD DRAIN FAX: (707) 544.1082 116 APN,:43 "--350 ` i'- 1 I ABBREVtA7i0NS . ' j to " "N ST• x7' ! ; MORE OR LESS MIN MINIMUV 4I7" 21'�i6.7'`x_.,,. I - AS AGGREGATE BASF ON OVERHEAD -li- AC ASPHALT CONCRETE ;I P COC POLO PUBLIC APN ASSESSOR'S PARCEL NUMBER PG&E PACIFIC GAS & ELECTRIC E ;75 554n079 E,_, 50 - - - - -' -- •--- DC DECINNINO OF CURVE PCC POItIT OF CONFOUND CURVE --- - - ---- -�-- -- RW BACK OF 'WALK PRC POINT OF REVERSE CURVE - -- E03- BP SACKFLOV DEVICE PVC POLYVINYL CHLORIDE PIPE - E% mi: * - I - - SM BENCHMARK PL PROPERTY LINE !!! 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OAS DETER UP UTILITY POLE UNDERGROUND GAS LIME \ as GRADE BREAK UT UTILITY TRENCH '_- --- UNDERGROUND TELEPHONE. LINE N\ GI GRATE INLET W WATER � CIV'4 r e # uttt� AUGUST 2015 OF GARAGE FINISHED FLOOR WLE WATER LINE EASEMENT 0 ASPHALT INV INVERT - BOTTOM INSIDE OF PIPE NAA WATER METER D PERMEABLE PAVERS IRRTG LATERIRRIGAL YD LAT. LATERAL YD WATER RAINSERVCE YARD DRAIN MAX MAXIMUM CONCRETE VALLEY GUTTER TENTATIVE MAR VEGETATED SWALE FOR V e J 810RETENTION AREA 30 D ==3L-60 NORTH McDOWELL COMMONS °`°° t• = 30' 1at BOUNDARY SHEET 8 SINGLE FAMILY RESIDENTIAL LOTS AND 1 MULTI -FAMILY RESIDENTIAL LOT BEING A SUBDIVISION OF OF THE LANDS OF NORTH UCDOAELL COMMONS, LLC. RECORDED UNDER DOMIE14T HUMBER 2016* SOIDMA COUNTY RECORDS. BkF PRELIMINARY NOT FOR CONSTRUCTION59 ° F c, ��' yg4 750 McDOVIIELL BLVD, PETALUMA, CALIFORNIA �g" 08/20/2015 a APN 173-061-026 Erx7rti:.sis, suA.Ero6sr Pu,s; DATE: * * CONTAINING 2.10 ACRES t Ei3 le°cua Qai s4rtA A Et sN°1 04a 9d1 -4s FA4 Hwa al " RICHARD F. 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R1CpOV4ELL BLVD,_ � ` �*� 150 1 , Aim! �'- xt�sa ,� ... _ S2tOG_. _-." - - 42t5P _ 43toP �- _ <xso" _ - u+e0 _ _ ut-�u0 -�-- �":.. ,�t� - - _ _� 48'1'x-,_ CL CL I 4' ,YP. 16' 0 29.6z' A6' Lm, Y� CL TENTATIVE MAP 9.5®1�t0' - V 20.32' �. x6'-zRt' FOR 9 I �9 9,� /-CURB WHERESIRMONPLAN V NORTH MGDOWEI.L COMMONS 2% 2Z ,8 m/ Cao• ASPHA l CONCRETE 3' ' s GRADING SHEET ?z - 8 SINGLE FAMILY RESIDENTIAL LOTS AND ` 4--6 aseBT 1 MULiI-FAMILY RESIDENTIAL LOT BEING A sue07vTstaN OF Of THE LANDS OF NORTH WOONTLL COMNS, LLD. 12. saEcT nLL 8220 0.95' AGGREGATE BASE ( P, 95' A,GMEGATE BASE RECORDED WRIER 6000UENT 140MBER 2015- Sa2GBA COUNTY RECORDS, CWPAOIED TO 950 SCARIFY UPPER 6' OF 9JBWADE t2' 1;91 T FP_L Rt2O L.ARIFY UPPER 6' OF SURCRAD£ 0.95' AGGREGATE 13M a� F� g. 750 McDOWELL BLVD. AND AECWPACT IN ACCORDANCE COMPACT® 70 95% 12• SELECT FRL R22D T- VATH GEOTECHNICAL STUDY AND RECOMPACT IN ACCORDANCE COMPACTED TO 959 �ARBY UPPER 6' OF 5UBGRAnt PRELIMINARY h9 R0 Cq y4 RECWMENDATK)NS NTH GEOTECHNICAL STUDY AND RECONPACT IN ACCORDANCE .rl` { RECOMIGNDATION5T.1..6.6 VATH GEOTECHNICAL STUDY �� Not FOR CONSTRUCTION y 4 m R PETALUMA, CALIFORNIA STA I+ss± TO 2+761 a REaG"'+EN°Au°Ns �a 08/20/2015 R. 6>' a APN 173-061-026 STA 4+a0* 10 STA 6+29± STA 2+76* TO 4+Oft STA 1+00 TO STA 1+631 PRIVATE ALLEY PRIVATE ALLEY PRIVATE DRIVE Euaas,su EnRs+Puz w DAM CONTAINING 2.10 ACRES ae�`iaoo� rs"`ACAtun` " RICHARD F. CARLILB C 57885 �'?P`.RUra AUGUST 2015 "awaT_�an,4.4 HD SCALE NO 5CA4E -. - No SCALL .7D8 N0. 20729007 SHEET 2 OF 3 SHEETS i t»oor.mira.s 4 TENTATIVE MAP FOR NORTH McQOWELL COMMONS UTILITY SHEET 8 SINGLE FAMILY RESIDENTIAL LOTS AND 1 MULTI -FAMILY RESIDENTIAL LOT 05ING A SUBDIVISION OF OF THE LANDS OF NORTH VZMVELL COUVONS, .LLC. tss -�, RECORDED UNDER DOCWENT ROUSER 2015 S0NWA COUNTY RECORDS. PRELIMINARY �°a4 F �; � 750 McDOWELL BLVD, F NOT FOR CONSTRUCTION � �" �� PETALUMA, CALIFORNIA nor 0$/2Q/2015� "` APN 173-061-026 e,c L , sun u s wn DATE: *: CONTAINING 210 ACRES i°fcwa°E iR RICHARD F CARL u C 57885 �'? o -u 51 r AUGUST 2015 -.- .JOB N0. 20128007. SHEET S OF S SHEETS