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HomeMy WebLinkAboutPlanning Commission Resolution 2017-13 07/11/2017RESOLUTION 2017-13 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR 59 SINGLE-FAMILY HOMES, A DUPLEX AND 138 MULTI -FAMILY RESIDENCES IN THE BRODY RANCH DEVELOPMENT LOCATED AT 360 CORONA ROAD APN: 137-061-042 File No. PLMA-15-0007 WHEREAS, on June 29, 2016, DeNova Homes, LLC submitted an application, on behalf of the property owner, Allan Brody, to the City of Petaluma for Site Plan and Architectural Review (SPAR) to develop 59 detached single-family homes, two attached homes and nine multi -family buildings with 138 units and amenities on a 15.92 -acre site located at 360 Corona Road ("the Project"); WHEREAS, on January 9, 2017, with approval of Resolution No. 2017-011 N.C.S., the City Council adopted a Mitigated Negative Declaration (MND) for the Project; WHEREAS, on January 9, 2017, with approval of Ordinance No. 2594 N.C.S., the City Council amended the Zoning Map for the Project site from Residential 4 (R4) and Residential 5 (R5) to Brody Ranch Planned Unit District; WHEREAS, on January 9, 2017, with approval of Resolution No. 2017-012 N.C.S., the City Council approved the Brody Ranch Planned Unit District and Development Standards and Design Guidelines for the Project; WHEREAS, on January 9, 2017, with approval of Resolution No. 2017-13 N.C.S., the City Council approved a Tentative Subdivision Map for the Project, including landscaping and fencing around the perimeter of the site; WHEREAS, on July 11, 2017, the Planning Commission held duly noticed public hearings to consider Site Plan and Architectural Review of the Project at which time all interested parties had the opportunity to be heard; WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Argus -Courier and mailed to residents and occupants within 500 feet of the Project site in compliance with state and local law; and WHEREAS, on July 11, 2017, the Planning Commission considered the staff report dated July 11, 2017, analyzing the application, including the California Environmental Quality Act (CEQA) determination included herein. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS FOLLOWS: 1, The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission finds as follows: California Environmental Quality Act 3. This Site Plan and Architectural Review application is consistent with the project analyzed in the Planning Commission Resolution No. 2017-13 Page 1 MND adopted by City Council on January 9, 2017 via Resolution Nos. 2017-011 N.C.S. Mitigation Measures approved with the MND reduce potentially significant environmental effects below the threshold of significance, and those mitigation measures continue to apply to this application as conditions of approval, as provided below. No additional environmental review is required since: (a) there have been no substantial changes to the project; (b) there have been no substantial changes to the circumstances under which the project is being undertaken; and (c) there is no new information, which was not known and could have been known at the time the MND was adopted, that has become available. General Plan 4. The Project is consistent with the General Plan Land Use Map designations of High Density and Medium Density which permit single-family and multi -family uses. For the following reasons and subject to conditions of approval, the Project is consistent with the following General Plan policies: a. Policy 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 ranges designated in the General Plan. There are 10.7 du/ac proposed on the portion of the site designated MDR and 27.8 du/ac in the portion of the site designated HDR. b. Policy I -P-2: Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. The proposed project represents efficient use of land in that it is infill development on underutilized property designated for medium density residential development and high density residential development at the intersection of two arterials, Sonoma Mountain Parkway and Corona Road, and adjacent to the planned Corona Road SMART Station. The density of the project is consistent with existing zoning and General Plan designation and has been designed to complement development characteristics of surrounding properties and increase density of development closer to the main arterial and future SMART station. Single family detached units are included on the eastern side of the development to relate to the more traditional single family neighborhood on the eastern side of Wellington Place and Corona Creek and north of Sonoma Mountain Parkway. The multi -family portion of the project is on the western side where a greater number of residents will have direct pedestrian access to the adjacent site planned for a SMART Station. c. Policy 2-P-1: As depicted on the land use map, allow for urban development at defined densities and intensities to prevent the need to extend outward beyond the Urban Growth Boundary (UGB). The project is proposed at densities consistent with the General Plan's Land Use Map. d. Policy 2-P-2: For development adjacent to the UGB, the intent of the designated land use is to feather or reduce densities to provide a transition from urban to rural. Property west of the project site is currently outside of the UGB; however, it is identified in the Planning Boundaries exhibit (General Plan Figure i-3) of the Petaluma General Plan as a "Possible UGB Expansion Area." Furthermore, the density proposed in the portion of the site designated HDR is consistent with the density range for the HDR Land Use designation. Feathering of density between existing single-family homes east and north of the project site and the multi -family homes proposed on the western side of the site is accomplished by the single-family homes in the development. Planning Commission Resolution No. 2017-13 Page 2 e. Policy 2-P-5: Strengthen the visual and aesthetic character of the major arterial corridors through orientation towards street. Although the proposed residences will not front Sonoma Mountain Parkway, the visual and aesthetic character of Sonoma Mountain Parkway is maintained through a landscape buffer, generous building setbacks, and building setbacks which increase as the building height increases. f. Policy 2-P-97: The parcel at the corner of Sonoma Mountain Parkway and Corona Road with a split designation of medium density and high density residential shall reflect the intent of providing a mixture of unit types both consistent with the surrounding neighborhoods and the desire for high density housing in proximity to the proposed rail station. Distribution of a mixture of medium and high-density unit types across the property may be permitted. As proposed, the Project will contain a mix of single-family, duplex and multi -family homes with the lower density development in the subdivision closer to existing single-family neighborhoods and the higher density multi -family development near Corona Road and the proposed Corona Road SMART Station. g. Policy 4-P-6: Improve air quality through required planting of trees along streets. A total of 318 trees including street trees are proposed to be planted with the subdivision and SPAR applications for the project. h. Policy 11-P-2013: Continue to require the planting of street and parking lot trees as part of residential projects to provide cooling during the summer months. Seventy-two trees were approved at the Vesting Tentative Map stage of review along the Corona Road, Sonoma Mountain Parkway and Wellington Place frontages. With the subject SPAR application, an additional 178 trees will be planted including 26 trees in compliance with the code standards for parking lot landscaping. Corona Ely Specific Plan 6. For the reasons described in the July 11, 2017 Planning Commission Staff Report, and subject to conditions of approval, the Project is consistent with the following goals, objectives and policies of the Corona Ely Specific Plan: Policy 26 (1-6) (Design of buildings adjacent to Sonoma Mountain Parkway), Policy 100 (Variation in Building Mass, setbacks and height), Policy 101 (Variation in driveways and garages), and Policy 104 (Recreation areas). Brody Ranch Planned Unit District 7. Subject to conditions of approval, the Project is consistent with all applicable development standards of the Single Household Dwellings and Multiple Household Dwellings Districts contained in the Brody Ranch PUD including but not limited to lot coverage, setbacks, height, landscaping, parking, and all other applicable standards. Implementing Zoning Ordinance 8. The Project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and Architectural Review, in that the Planning Commission finds that it meets the standards for Site Plan and Architectural Review as follows: a. There is an appropriate use of quality materials and harmony and proportion of the overall design. Planning Commission Resolution No. 2017-13 Page 3 As designed, the project uses stucco, cementitious siding, wood board and batten siding, wood knee braces, concrete roof tiles and stucco over foam for trim around windows and doors. Generally, the main mass of the buildings, the size and placement of windows, and the use of varied roof forms, building projections, and dormers are in harmony and in proportion with the overall building designs. As a condition of approval, the roof dormers on the rear elevation of Plan 2A (Sheet SF -124) shall be enlarged to be in proportion with the size of the main roof, consistent with the size of the dormers on the rear elevation of Plan 2B (Sheet SF -126) and wood or cementitious trim shall be used around doors and windows rather than stucco over foam. b. The architectural style is appropriate for the project and compatible with the overall character of the neighborhood. The project consists of 59 two-story, single-family homes and a duplex in four architectural styles and nine three-story, multi -family buildings in three architectural styles that use design elements of traditional American home design. With a condition of approval that the front porches on Plan 2 and 2X be increased from 4 feet to 8 feet and that porches in Plan 1 and Plan 3 be extended to wrap around the front first floor bedrooms, the Commission finds that the design choices are appropriate in that they provide visual interest to the streetscape and are sufficiently varied to avoid a cookie -cutter appearance. Existing residential neighborhoods are situated to the north and east of the project site and consist of two-story, suburban development with traditional American architectural design, with similar building massing, siting and orientation to the street. In addition, consistent with the existing homes in the neighborhood north of Sonoma Mountain Parkway, the nine homes in Brody Ranch which are adjacent to Sonoma Mountain Parkway are setback at least 30 feet from the parkway and portions above 15 feet in height are setback an additional foot for every foot above 15 feet. c. The siting of the structure on the property as compared to the siting of other structures in the immediate neighborhood is appropriate. Siting options on the single-family lots are limited by the small parcel sizes. Consistent with other homes in the immediate neighborhood to the east, homes are set relatively close to the street and have small side yard setbacks. Homes to the neighborhood to the north are on larger lots and therefore, have larger setbacks from all property lines. d. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. No signs are proposed with the subject application. Therefore, this finding is not applicable. e. The bulk, height and color of the proposed structures is appropriate as compared to the planned bulk, height, and color of other structures in the immediate neighborhood. Structures in the immediate neighborhood consist of single-family residences in established residential subdivisions to the north and east, a mix of industrial and mobile home development to the south, industrial and business park uses to the southwest and rural farming to the west. The proposed single-family homes are adjacent to existing single-family homes in the subdivisions to the north and east of the project site and are compatible in bulk, height and color to the homes in the adjacent subdivisions. The nine proposed multi -family buildings are on the west side of the project site closer to the larger non-residential structures located on properties to the south and southwest. Adjacent property south of the project site is planned for a SMART train station and property to the west of the project site is outside the Urban Growth Boundary and identified as a "Possible UGB Expansion Area." The proposed bulk, height and color of the multi -family structures is Planning Commission Resolution No. 2017-13 Page 4 compatible with the existing development to the south and southwest and appropriate as compared to the future development of the SMART station and transit -oriented development in the possible UBG expansion area. f. Landscaping to approved City standards is proposed on the site in keeping with the character and design of the site. The project site has 82 existing trees of which 50 will be preserved and proposes a landscape plan including 178 trees planted from 15 -gallon, 24 -inch and 36 -inch box containers consisting of a variety of native and non-native species. In addition to the trees, shrubs, ground cover plantings and vines are proposed throughout the development. All plant material proposed is in the Low or Moderate category of the Water Use Classification of Landscape Species (WUCOLS). With approval of the Vesting Tentative Map for Brody Ranch, 32 trees were approved for removal, including six trees protected by the Implementing Zoning Ordinance. No additional trees are proposed for removal with the subject approval. g. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and bicycle parking facilities and pedestrian ways are designed as to promote safety and convenience, and conform to approved City standards. As a part of the VTSM process, the circulation system was reviewed and approved by the City Council and the pedestrian, bicycle and automobile circulation plan included with the subject proposal is consistent with the Tentative Subdivision Map. In addition, consistent with the requirements for bicycle parking, a lighted, covered and secured bicycle enclosure is provided in the multi -family parking lot. 9. Based on its review of the entire record herein, including the July 11, 2017 Planning Commission Staff Report, all supporting referenced, and incorporated documents and all comments received and foregoing findings, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. Planning Commission Resolution No. 2017-13 Page 5 ADOPTED this 11 th day of July, 2017, by the following vote: Commission Member Aye No Absent Abstain Councilmember Albertson X Chair Benedetti- Petnic X Gomez X Alonso X Marzo X Bauer X Vice Chair Wolpert X ATTEST: Bill Wolpert, Vice Chair APPROVED AS TO FORM: Hines, ComAission Secretary Lis6l'fennenbauo, Assistant City Attorney Planning Commission Resolution No. 2017-13 Page 6 BRODY RANCH SITE PLAN & ARCHITECTURAL REVIEW CONDITIONS OF APPROVAL Planning Division Exhibit 1 1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial conformance with the plans and color/material board on file with the Planning Division and date stamped June 15, 2017, except as modified by these conditions of approval. 2. At building permit issuance, the applicant shall provide the City with an electronic copy of final/approved construction documents in portable document (PDF) format. 3. Prior to the issuance of any construction permits, these conditions of approval, the conditions of approval of the Brody Ranch Tentative Map and the MMRP of the Brody Ranch Mitigated Negative Declaration shall be included with the plan set. A copy of the approved plans shall be maintained on-site when construction activities are occurring. 4. Prior to the certificate of occupancy being issued for each home, all applicable development impact fees shall be paid. 5. At all times, the site shall be kept cleared of garbage and debris. 6. The project shall comply with all performance standards of Implementing Zoning Ordinance Chapter 21. 7. All plantings shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition • with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 8. Herbicides/pesticides shall not be applied in areas used by pedestrians/bicyclists within the project without first providing appropriate signs warning of the use of chemicals. The project shall utilize Best Management Practices (BMPs) regarding pesticide/herbicide use and fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 9. All tree stakes and ties shall be removed within one year following installation or as soon as trees are able to stand erect without support. 10. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable hours of construction and contact information for complaints. Proof of sign installation shall be provided to the Planning Manager prior to construction commencing. 11. All standpipes, check valves, and other utilities shall be placed underground or fully screened from view by decorative screening structures or landscaping to be reviewed and approved by the Planning Manager. Planning Commission Resolution No. 2017-13 Page 7 12. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. 13. All applicable Conditions of Approval of the Brody Ranch Vesting Tentative Subdivision Map and the mitigation measures of Resolution No. 2017-011 N.C.S. adopting the Brody Ranch Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP) are incorporated by reference and made conditions of approval. Special Conditions of Approval Planning Division 14. City Council approval and recordation of the Brody Ranch Final Map shall be completed prior to issuance of any Building Permits. 15. Subject to review and approval of the Planning Manager, the applicant shall revise the north (Sonoma Mountain Parkway) elevations of the multi -family buildings (Building Nos. 1 and 2) to provide greater articulation and architectural interest and to reduce the perceived appearance the mass and bulk as viewed from Sonoma Mountain Parkway, consistent with Policy 26.1 and 26.2 of the Corona -Ely Specific Plan. 16. Roof dormers on the rear elevation of Plan 2A (Sheet SF -124) shall be enlarged to be in proportion with the size of the main roof, consistent with the size of the dormers on the rear elevation of Plan 2B (Sheet SF -126). 17. Stucco over foam trim shall only be used around exterior doors and windows in stucco walls. Where the exterior wall finish is a material other than stucco, wood or cementitious trim shall be used. 18. Prior to issuance of a building permit the applicant shall present revised plans illustrating an increase in the number of single family homes with porches to the maximum extent feasible. All porches shall be a minimum of six feet in depth and precaution shall be taken to ensure that a variety in front yard setbacks is maintained. 19. All windows shall be true divided light windows or simulated divided light windows with grids on the exterior side of the windows. Windows with grids only between the interior/exterior glass panes are prohibited. 20. All building -mounted lighting shall be dark sky compliant and shall conform to the glare standards at Implementing Zoning Ordinance §21.040(D). 21. The house proposed on Lot 54 shall be shifted back to comply with the 5 -foot front yard setback requirement. Planning Commission Resolution No. 2017-13 Page 8 Department of Public Works and Utilities 22. Prior to the issuance of a building permit, the applicant shall submit landscape and irrigation plans demonstrating compliance with Municipal Code Chapter 15.17 (Water Conservation Regulations). 23. The applicant shall provide written notice to buyers of all single-family homes and the duplex units as follows; "Prior to installing rear yard landscaping, City of Petaluma approval of a landscape and irrigation plan is required and the plans shall comply with the water conservation requirements of Municipal Code Section 15.17." 24. Lot 62 was created for condominium purposes through the Brody Ranch Vesting Tentative Subdivision Map and the necessary condominium plan and CC&R's shall be submitted and approved through the Bureau of Real Estate process. 25. Individual water services and meters shall be installed for each condominium unit per City standards. Dedicate the necessary public water main easements on the condo parcel prior to the issuance of the first condominium certificate of occupancy. Fire Department. 26. To mitigate limited access, the three-story multi -family buildings shall be equipped with a Class 1 Standpipe in each shared stairwell, and the buildings' sprinkler systems shall be designed per NFPA 13 with a 4 head calc. for Residential Occupancies (to include an FDC and sprinkler coverage in attics, garages, bathrooms, closets, and covered porch areas). Planning Commission Resolution No. 2017-13 Page 9