HomeMy WebLinkAboutPlanning Commission Resolution 2016-20 11/08/2016RESOLUTION 2016-20
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL OF A ZONING MAP AMENDMENT TO
REZONE THE PROPERTY LOCATED AT 360 CORONA ROAD FROM RESIDENTIAL 4 (R4)
AND RESIDENTIAL 5 (R5) TO PLANNED.UNIT DISTRICT (PUD) AND RECOMMENDING
APPROVAL OF UNIT DEVELOPMENT PLAN
APN 137-061-040
File No PLMA-15-0007
WHEREAS, on November 30, 2015, the project applicant, DeNova Homes, LLC submitted
applications to the City of Petaluma for a Zoning Map Amendment (File No. PLMA-15-0007) to change
the zoning on the 15.93 -acre property located at 360. Corona Road (APN: 137-061-040) from R4 and R5
to PUD ("the Project" or the "proposed Project"); and
WHEREAS, on November 8, 2016, the Planning Commission reviewed the California Environmental
Quality Act (CEQA) evaluation and by Resolution No. 2016-19 dated November 8, 2016, recommend to
the City Council adoption of a Mitigated Negative Declaration (MND) in accordance with CEQA; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider the Project,
including the proposed Zoning Map Amendment on November 8, 2016, 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
November 8, 2016, analyzing the Project, including the related Tentative Subdivision Map and the
Mitigated Negative Declaration; 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
NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends the City
Council rezone the Project site from R4 and R5 to Brody Ranch PUD based on the findings of IZO section
19.030 made below and subject to the provisions of the Brody Ranch PUD Development Standards and
Design Guidelines, attached as Exhibit 1 hereto and incorporated herein by reference:
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 in that
approval of the PUD will allow preservation of the primary wetlands areas on the southern side of
the site and a buffer between the railroad and housing while maintaining the density range
envisioned in the General Plan for the property. Two key differences between the existing R4
zoning on the site and the Brody Ranch PUD are (1) a minimum lot size of 3,000 instead of 3,500
square feet and (2) a minimum front yard setback of 5 feet instead of 10 feet. A reduction of the
lot size and front yard setback criteria allow development of the site at 10.7 du/ac in the MDR
portion of the site where the permitted density range is 8.1 to 18.0 du/ac. (IZO section 19.030)
2. The PUD is proposed on property which has a suitable relationship to one or more thoroughfares
that are adequate to carry additional traffic generated by the development. Sonoma Mountain
Parkway and Corona Road are two thoroughfares that front the project site. Primary vehicular
access is from Sonoma Mountain Parkway .with secondary access from a local residential street
Planning Commission Resolution No. 2016-20 Page 1
that feeds into Sonoma Mountain Parkway, Wellington Place. As documented in the Traffic
Impact Study prepared by W -Trans, May 26, 2016, there is adequate roadway capacity of the
roadways in the project vicinity to carry additional traffic generated by the development. (IZO
section 19.030.A)
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 landscaping and/or screening is included as necessary to insure compatibility. Structures in
the Brody Ranch PUD are organized to provide inhabitants access to outdoor living spaces,
pedestrian and bicycle paths, parking, and convenient vehicular circulation. On the Sonoma
Mountain Parkway and Corona Road frontages, where traffic volumes are high, the
development is buffered with landscaping, the sides of buildings, and wood fencing screened
with landscaping. Along the Wellington Place frontage where traffic volumes are low, homes
front the street. (IZO section 19.030.13)
4. Natural and scenic qualities of the site will be protected and enhanced and adequate public
and private spaces provided by limiting tree removal in the southwestern corner of the site and
along Corona Road where several mature redwood trees exist; by planting 140 trees and over
1,800 shrubs; by outdoor living areas with seating among the multi -family buildings; and by a 3.7 -
acre open space with a playground/picnic area, Class 1 multi -use path and wetland
preservation area. In addition, convenient pedestrian and bicycle access is provided to the
existing multi -use path along Corona Creek. (IZO section 19.030.C)
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 in that it adds to
the housing supply, consistent with Goal 1 of the Housing Element of the Petaluma General Plan,
it provides 25 on-site affordable housing units with a mix of one-, two- and three bedrooms, 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 density of the project is
consistent with the HDR and MDR density ranges specified in the General Plan land use
designations for the site. (IZO section 19.030.D)
The requirernents of the California Environmental Quality Act (CEQA) have been satisfied
through the preparation of an Initial Study and the drafting of a Mitigated Negative Declaration
to avoid or reduce to a level of insignificance, potential air quality and noise impacts generated
by the proposed project. In compliance with the requirements of the California Environmental
Quality Act, an Initial Study was prepared for the PUD rezoning of the property. Based upon the
Initial Study, a determination was made that no significant environmental impacts would result.
A copy of this notice was published in the Argus Courier on September 22, 2016, and provided to
residents and occupants within 500 feet of the site, in compliance with CEQA requirements.
The project, as conditioned per the, resolution approving the Tentative Subdivision Map
(Resolution No. 2016-21), complies with the applicable provisions of the Municipal Code and the
General Plan.
8. The Unit Development Plan for Brody Ranch shall be subject to the applicable conditions of the
Tentative Subdivision Map for the Project and Mitigation Measures adopted as conditions of
approval.
Planning Commission Resolution No. 2016-20 Page 2
ADOPTED this 8t" day of November, 2016, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember King
X
Benedetti-Petnic
X
Chair Gomez
X
Lin
X
Vice Chair Marzo
X
Pierre
X
Wolpert
X
ATTEST:
i
i
r
l �
H ther Hines, Cc mission Secretary
c
oMarzo, Chair
APPROVED AS TO FORM:
Eric Danly, City Attorney
Planning Commission Resolution No. 2016-20 Page 3
Exhibit 1
Brody Ranch Subdivision
Planned Unit District (PUD)
OCTOBER, 2016
Revised 10-13-16
Planning Commission Resolution No, 2016-20 Page 4
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Planning Commission Resolution No. 2016-20 Page 5
Brody Ranch Subdivision
Planned Unit District
Table of Contents
1.0 Brody Ranch PUD
1.1 Purpose
2.0 Definitions
2.1 Purpose
2.2 Definitions of Specialized Terms and Phrases
3.0 Applicability
3.1 Terms
3.2 Location
3.3 Relationship to IZO
4.0 Land Use Districts
4.1 Purpose
4.2 Land Use Districts Established
4.3 Land Use District Map
5.0 Allowed Land Uses and Permit Requirements
6.0 Development Standards
7.0 Access & Parking
7.1 Purpose
7.2 Bicycle Parking
7.3 Vehicle Parking Spaces
7.4 IZO Provisions Not Applicable
8.0 PUD Modifications
9.0 Site Plan and Architectural Review (SPAR)
9.1 SPAR Procedures
10.0 Landscape and Fencing
11.0 Lighting
Exhibit A: Land Use District Map
Planning Commission Resolution No. 2016-20 Page 6
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Planning Commission Resolution No. 2016-20 Page 7
1.0 Brody Ranch PUD
1.1 Purpose: The purpose of the Brody Ranch Planned Unit District ("Brody Ranch
PUD") is to provide a compatible mix of land uses that promotes single household
dwellings, including attached townhomes and multiple dwelling households prioritizing
pedestrian and bicycle access to public transit and public spaces within the community.
2.0 Definitions
2.1 Purpose: To establish the definitions of terms and phrases that are technical,
specialized or that may not reflect common usage.
2.2 Definitions of Specialized Terms and Phrases: All specialized terms and
phrases used in the Brody Ranch PUD are defined at City of Petaluma
Implementing Zoning Ordinance ("IZO") Chapter 27 (Glossary), excepted as
noted herein.
3.0 Applicability
3.1 Terms: These regulations apply to all land uses, subdivisions, and development
within the Brody Ranch PUD in the same manner provided at IZO §1.040
(Applicability of the Zoning Ordinance).
3.2 Location: These regulations are applicable to the property within the PUD as
shown at Exhibit A.
3.3 Relationship to IZO: Except as noted herein, when the Brody Ranch PUD is
silent on a matter, the IZO shall apply. The Brody Ranch PUD shall apply in all
other cases.
4.0 Land Use Districts
4.1 Purpose: To precisely indicate the areas to be used for each particular land use
within the Brody Ranch PUD.
4.2 Land Use Districts Established: The Brody Ranch PUD is divided into three
land use districts:
a) Single Household Dwellings
b) Multiple Household Dwellings
C) Open Space
4.3 Land Use District Map: The boundary of each land use district is shown on
Exhibit A.
Planning Commission Resolution No. 2016-20 Page 8
5.0 Allowed Land Uses and Permit Requirements
Planning Commission Resolution No. 2016-20 Page 9
P Permitted Use
Table 5.1
C Conditional Use Permit Required
Allowed Land Uses and Permit
S Permit Requirement in Specific Use Regulations
A Accessory Use
Requirements
---- Use Not Allowed
Permit Required by Zone
Specific Use
Single
Multiple
Open
Household
Household
Space
Regulations
LAND USE TYPE
Dwelling
Dwelling
OPEN SPACE
Trails
--- ---
P
Community Playground
--- ---
P
Community Picnic Areas
--- ---
P
RESIDENTIAL
Dwelling, Multiple
--- P
---
Dwelling, Single
P ---
Home Occupation
A A
--- IZO 7.050
Accessory Dwelling
--- ---
---
Planning Commission Resolution No. 2016-20 Page 9
6.0 Development Standards
Planning Commission Resolution No. 2016-20 Page 10
REQUIREMENT BYDISTRICT
DEVELOPMENT FEATURE
SINGLE HOUSEHOLD DWELLINGS
MULTIPLE HOUSEHOLD DWELLINGS
OPEN SPACE
LOT SIZE
Minimum area and width required for each lot in a new subdivision
Minimum Area
3000 sf
NA
NA
35 ft Interior 40 It corner
NA
NA
Minimum Width
Minimum Depth
7011
NA
NA
SETBACKS
Minimum setbacks required
Primary structure
5 ft
0 ft
Front
0 It
0 ft
Side — Interior
loft
0 ft
Side — Street side
Not
Rear
loft
0 ft
Permitted
30 ft. setback. Portions above 15ft in
Same as Single Household Dwellings, except, up
height at 30 ft setback line shall be
to 120 feet of aggregate building width may have a
setback an additional foot for every foot
15 ft setback and portions above 15 ft in height at
Sonoma Mountain Parkway
above 15 feet,
the 15 ft setback shall be setback one additional
(Building Plane Line)
foot for every foot above 15 feet in height.
Minimum setbacks required.
Accessory Structure
Not Permitted
Not Permitted
Front
4 ft
4 ft
Side — Interior
Not
Permitted
5 ft
5 ft
Side —Street
Oft
5 ft
Rear
The percent of the total site area covered by strictures, open or enclosed, excluding uncovered
Site Coverage
steps, patios and terraces.
Maximum Coverage
Primary structure
60%
NA
NA
Accessory structure
detached
10% of the required setback area or
NA
NA
500 sf, whichever is greater
Height Limit
Maxinunn allowable height of structures. See Glossary (Chapter• 27) for height measurement
Maximum Height
requirements, and Chapter 12 for height limit 1nodications.
30 ft
40 ft
Principal Building
Accessory Structure
Not
12 ft
12 ft
Permitted
Accessory Dwelling
25 ft
NA
400 sf/unit
NA
USABLE OPEN SPACE
300 sf/unit
May include common open space
FENCING, LANDSCAPING &
TREE PRESERVATION
See Section 10.0
PARKING
Not Permitted
See Section 7.0
SIGNS
See IZO Chapter 20
Planning Commission Resolution No. 2016-20 Page 10
7.0 Access & Parking
7.1 Purpose: To facilitate public access to the open space and public path through
the provision of on -street parking spaces and access ways for vehicles, bicycles
and pedestrians. To provide adequate on -street parking spaces for the public
and residents at on -street parking spaces within the Brody Ranch PUD.
7.2 Bicycle Parking: Bicycle facilities shall be provided in accordance with IZO
§11.090 (Standards for Bicycle Facilities).
7.3 Vehicle Parking Spaces: Except as provided below, individual uses within the
Brody Ranch PUD are exempt from the requirement to provide off-street parking
facilities. Rather, the Brody Ranch PUD shall, at all times, maintain shared on -
street parking facilities:
Single Household Detached Dwellings: 2 covered and 2 uncovered.
Single Household Attached Dwellings: 2 covered and 1 uncovered.
Multiple Household Dwellings: 99 dedicated covered, 39 dedicated uncovered,
21 visitor/undedicated and 4 accessible.
On -Street: 125 visitor/undedicated spaces
On -Street: 9 public parking spaces
7.4 IZO Provisions: The following IZO standards shall not apply in the Brody Ranch
PUD:
a) §11.030(6) (Off -Street Parking Facilities to Serve One Use)
b) §11.030(C) (More Than One Use on a Site)
G) §11.060 (Number of Bicycle Parking Spaces Required)
8.0 PUD Modifications
8.1 Modification Procedures: From time to time, it may be necessary and desirable
to modify the Brody Ranch PUD. Modifications shall be in accordance with IZO
Chapter 19 (Planned Unit District and Planned Community District).
9.0 Site Plan and Architectural Review (SPAR)
9.1 SPAR Procedures: All new development or changes to the exterior of existing
structures or site features shall require Site Plan and Architectural Review in
accordance with IZO Chapter 24 (Administrative Procedures). The Director may
grant administrative Site Plan and Architectural Review for minor additions or
modifications to existing buildings and/or site features.
9.2 SPAR Findings: All new development or changes to the exterior of existing
Planning Commission Resolution No. 2016-20 Page 11
structures or site features shall, in addition to the findings required by IZO
§24.010(G)(1), also be found to be substantially consistent with the building form,
materials and architectural style of existing buildings at the Brody Ranch PUD.
10.0 Landscaping and Fencing
10.1 Private landscape areas within the interior fence boundaries of the single family
residential lots are not subject to the following PUD restrictions.
10.2 Overall project landscaping and fencing maintenance shall follow an approved
landscape maintenance manual provided for the project by the Landscape
Architect. The governing HOA shall use the submitted manual as a guide for
landscape maintenance requirements throughout areas designated to be
maintained by the HOA per the approved improvement plans.
10.3 All landscaping, fencing, landscape structures and related hardscaped areas
that are to be maintained by appointed HOA or Landscape Assessment District
shall maintain consistency with the approved landscape plans design and intent.
10.4 Other landscape areas not to be maintained by HOA or individual home owners
will be maintained by a Landscape Assessment District governed by the City of
Petaluma. These areas include landscaping along the wetland/ multi -use path,
landscaping along Corona Rd, Sonoma Mountain Parkway and landscape strips
located between Wellington Street and the sidewalk at lots 56-61.
10.5 Owners of single family residences can make alterations to their front yard
landscapes so long as they follow the PUD guidelines and receive approval by
the appointed HOA.
10.6 Landscape areas along the delineated wetland shown on the approved
landscape construction drawings shall not negatively impact the wetland habitat
or natural characteristics and shall comply with the recommendations provided
by Monk and Associates Biological Assessment Report.
10.7 Trees shown on the approved subdivision map to remain shall be retained and
best arboricultural practices shall be used in their care. Tree mitigation
requirements shall follow the City of Petaluma's Tree Preservation Section of the
IZO as necessary to mitigate future removal of any protected trees shown on the
approved landscape construction plans.
10.8 All landscaping and irrigation shall comply with the current City of Petaluma
adopted water ordinance.
10.9 Future replacement of plants may be allowed if plants used are from the
proposed plant lists as shown on said plan. The Planning Director must approve
modifications to the approved plant list.
10.10 All fence replacement must match design and detail shown in the approved
landscape construction plans. Modifications to the approved fence design may
be approved in accordance with Section 19.040.E.4 of the Implementing Zoning
Ordinance as well as the requirements of the CC&R's.
10.11 Fencing height and location of all fencing facing public streets and SMART shall
comply with recommendations provided in the Environmental Noise Assessment
by Illingworth and Rodkin, Inc. All other fencing shall comply with the City of
Petaluma IZO for fencing height and location restrictions.
10.12 Minor entry features associated with fences shall be subject to the City of
Petaluma Zoning Ordinance requirements for minor entry features.
Planning Commission Resolution No. 2016-20 Page 12
11.0 Exterior Lighting
11.1 Lighting shall be maintained in such a manner as to provide safety and comfort
for occupants of the development and the general public.
11.2 Lighting design shall be such as not to produce hazardous and annoying glare to
motorists and building occupants, adjacent residents, or the general public.
11.3 Lighting shall be oriented away from the properties adjacent to the PUD and
sensitive habitats such as wetlands, creeks and open space areas where lighting
is not proposed to be used.
11.4 Exterior lighting fixtures design and locations shall maintain consistency with the
SPAR approved light fixtures and lighting plan.
Planning Commission Resolution No. 2016-20 Page 13