HomeMy WebLinkAboutPlanning Commission Resolution 2017-11 06/13/2017RESOLUTION NO. 2017-11
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR 19 SINGLE-
FAMILY HOMES IN THE RIVERFRONT MIXED-USE DEVELOPMENT
LOCATED AT 500 HOPPER STREET
APN 136-690-008
File No: PLSR-16-0026
WHEREAS, on July 11, 2016, Comstock Homes submitted an application to the City of
Petaluma for Site Plan and Architectural Review (SPAR) to develop 19 Single-family homes and
amenities on a portion of Lot 8 of the Riverfront Phase I Final Map, in the Riverfront Mixed-use
development located at 500 Hopper Street ("the Project");
WHEREAS, on July 14, 2014 with approval of Resolution No. 2014-125 N.C.S., the City Council
certified an Environmental Impact Report for the Riverfront Mixed-use development and the Project is
substantially the same as the project analyzed in the Riverfront Mixed -Use development;
WHEREAS, on July 14, 2014, with approval of Resolution No. 2014-127 N.C.S., approving the
Tentative Subdivision Map for the Riverfront Mixed -Use development, the Petaluma City Council
approved warrants pursuant to the Central Petaluma Specific Plan and its implementing Smart Code
to reduce the rear yard setback requirements on 92 single-family lots including 15 of the lots under
consideration in the subject Project;
WHEREAS, Ordinance 2470 N.C.S., adopted by the City Council on July 1, 2013, states in part
that "...Section 4 of the Amended SmartCode, entitled Urban Standards, will not apply to
applications for projects within the Central Petaluma Specific Plan area that are subject to the
Subdivision Map Act (California Government Code §66410 and following) and that are complete
pursuant to the Subdivision Map Act prior to the effective date of the Amended Smart Code, until the
earlier of: six (6) years following the effective date of the Amended SmartCode, or until all buildings of
such projects that require certificates of occupancy are completed and issued certificates of
occupancy;"
WHEREAS, the Riverfront Mixed -Use development had a complete subdivision application at
the time the Smart Code amendments were adopted and the application for the Project is being
considered within six years of the effective date of the Amended SmartCode and therefore, the
Project is not subject to Section 4 of the 2013 Smart Code;
WHEREAS, the Planning Commission held duly noticed public hearings to consider Site Plan
and Architectural Review of the Project, on February 28, 2017 and June 13, 2017, 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.
WHEREAS, at said hearing, the Planning Commission considered the staff reports, dated
February 28, 2017 and June 13, 2017 and all public testimony provided prior to and at the public
hearing.
Planning Commission Resolution No, 2017-11 Page 1
NOW THEREFORE, BE IT RESOLVED THAT:
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
Environmental Impact Report (EIR) certified by City Council on July 21, 2014 via Resolution Nos.
2014-125 N.C.S. and 2014-126 N.C.S. Mitigation Measures approved with the EIR 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 EIR was certified, that has become available.
General Plan
4. The Project is consistent with the City of Petaluma General Plan 2025 and the Central Petaluma
Specific Plan Mixed -Use land use designation in that single-family homes are principally permitted
uses on the Project site.
5. For the following reasons and subject to conditions of approval, the Project is consistent with the
following General Plan policies:
a Policy 1-P-2 states, "Use land efficiently by promoting infill development, at equal or higher
density and intensity than surrounding uses." The proposed project is infill development within
the UGB and within the development intensity criteria specified in the Smart Code.
b. Policy 1-P-6 states, "Encourage mixed-use development, which include opportunities for
increased transit access." Riverfront includes a mix of commercial, residential and recreational
uses within walking distance of the Downtown SMART Station and bus stops (at Lakeville
Street/Caulfield Lane). The proposed project consists of 19 single- family homes that are a part
of the planned mix of uses for the Riverfront development.
c. Policy 5-P-23 states, "Require the provision of pedestrian site access for all new development."
Pedestrian access is provided to the proposed homes along sidewalks that will be installed on
both sides of the streets. In addition, pedestrian access will be provided to the recreational
and shopping areas in the mixed-use Riverfront development including to the play fields via a
pedestrian path to be located east of Lot 1-1 and the Class I trails along the perimeter of the
Riverfront development.
d Policy 5-P-31 states, "Make bicycling and walking more desirable by providing or requiring
development to provide necessary support facilities throughout the city. Require projects
subject to discretionary approval to install public benches where appropriate." As noted
above, there are multiple pedestrian access points to the project site. In addition, bicycle
parking is provided in each garage and public seating will be provided on benches in the
central green and Riverfront Park.
e. Policy 9-P-12 states, "Maintain and expand Downtown as a hub of commercial and retail
activity with residential opportunities." The project will provide single-family housing in proximity
to Downtown and, in doing so, will facilitate patronage as directed by this policy.
Planning Commission Resolution No. 2017-11 Page 2
Central Petaluma Specific Plan
For the reasons described in the February 28, 2017 and June 13, 2017 Planning Commission Staff
Reports, and subject to conditions of approval, the Project is consistent with the following goals,
objectives and policies of the Central Petaluma Specific Plan: Goal 2 (Mix of New Uses); Goal 3
(Intensification Appropriate to the Area's Central Location); Objective 5 (Center of Employment,
Mixed Use and Region -serving Commercial Activity); and Policy
5.3 (intense Mixed-use Development on Land Not Utilized for Industrial Purposes).
7. Subject to conditions of approval, the Project is consistent with all applicable development
standards of the General Urban (T-4) District contained in Section 4 -Urban Standards of the 2003
SmartCode including but not limited to lot coverage, setbacks (as warranted by City Council
Resolution No. 2014-127 N.C.S.), frontage type, frontage length, height, landscaping, parking
location of parking, quality of building materials, and environmental sustainable design, and all
other applicable sections of the 2013 SmartCode and the Implementing Zoning Ordinance.
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. As designed, the project uses stucco, cementitious siding, board and batten siding,
wood corbels, wood knee braces, composition roof shingles, and standing seam metal
roofing. 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.
b. The architectural style is appropriate for the project, and compatible with the overall
character of the neighborhood. The project consists of 19 two-story, single-family homes in
four styles that use design elements of traditional American home design. The design choices
are appropriate in that they provide visual interest to the streetscape, are sufficiently varied to
avoid a cookie -cutter appearance and achieve a primary objective of the Riverfront project
to create a pedestrian friendly environment with useable front porches.
c. The siting of the structure on the property as compared to the siting of other structures in the
immediate neighborhood is appropriate. While the proposed homes are the first single-family
residential structures proposed in the immediate neighborhood, the standards of the
SmartCode ensure compatibility in structure siting. The SmartCode establishes standards for
building placement, frontage types, minimum building frontage widths, and maximum
building setbacks with which the proposal, as conditioned complies.
d. No signage is proposed under this 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. As
proposed, the project complies with applicable bulk and height standards of the SmartCode.
The proposed color schemes will be used for other single-family homes in the Northbank
project and are compatible with a wide range of colors and thereby do not impose
unreasonable constraint on color scheme selection for future development proposals on the
Planning Commission Resolution No. 2017-11 Page 3
mixed-use and townhome sties to the north.
Landscaping to approved City standards is proposed on the site in keeping with the
character and design of the site. The project site has no existing trees and proposes a
landscape plan including 39 trees planted from 24 -inch box containers consisting of 15 Marina
Strawberry, 6 Western Redbud, and 18 Crape Myrtle. In addition to the trees, 492 five -gallon
shrubs plus ground cover plantings and vines are proposed. All plant material proposed is in
the Low category of the Water Use Classification of Landscape Species (WUCOLS). As a
condition of project approval, the applicant shall obtain Tree Advisory Committee approval
for the species of all street trees proposed in the parkway strips along the streets in the
Northbank neighborhood.
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. Plans pertaining to pedestrian,
bicycle, or automobile circulation were routed to the Pedestrian Bicycle Advisory Committee
(PBAC) for review and recommendation. As a part of the Tentative Map process, the
circulation system was reviewed and approved for the entire Riverfront project, including the
subject single-family portion of the site. The pedestrian, bicycle and automobile circulation
plan included with the subject proposal is consistent with the plan reviewed and approved by
the City Council during the Tentative Map stage of the project and which was found to
promote safety and convenience.
9. Based on its review of the entire record herein, including the February 28, 2017 and June 13, 2017
Planning Commission Staff Reports, all supporting referenced, and incorporated documents and
all comments received and foregoing findings, the Planning Commission hereby approves Site
Plan and Architectural Review for the Project, subject to the conditions of approval attached
hereto as Exhibit A.
Planning Commission Resolution No. 2017-11 Page 4
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APPROVED AS TO FORAM:
Exhibit A
Planning Division
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 May 30,
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.
Prior to the issuance of any construction permits, these conditions of approval, the conditions of approval
of the Riverfront Tentative Map and the MMRP of the Riverfront EIR 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.
At all times, the site shall be kept cleared of garbage and debris.
The project shall comply with all performance standards of Implementing Zoning Ordinance Chapter 21
unless addressed in the Conditions of Approval of the Riverfront Tentative Subdivision Map or in the
Mitigation Measures of the Riverfront EIR, in which case the Riverfront COAs and Mitigation Measures
shall govern.
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.
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.
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.
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.
10. 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 PlanningManager.
H. 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.
Planning Commission Resolution No. 2017-11 Page 6
12. , All applicable Conditions of Approval of the Riverfront Tentative Subdivision Map and the mitigation
measures of Resolution No. 2014-125 N.C.S. certifying the Riverfront Mixed -Use development
Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) (herein
"Riverfront Approvals") are incorporated by reference and made conditions of approval. In the event
there is a conflict between the Riverfront Approvals and these conditions, the more restrictive shall govern.
Special Conditions of Approval
Planning Division
13. City Council approval and recordation of Northbank Phase I Final Map shall be completed prior to
issuance of any Building Permits.
14. Plans submitted for Building Permit shall incorporate, at a minimum, proposed green building measures
as represented in Project plans approved by the Planning Commission on June 13, 2017. This includes the
following clarifications of plans presented including: (a) functioning equipment for electric vehicle
charging shall be provided in all garages; (b) tankless water heaters shall be provided for all homes; and
(c) Solar thermal water heaters are not required to be installed, although, at the applicant's discretion they
may be installed.
16. The front yard setback on Lot No. 1-14 shall be reduced to meet the 15 -foot maximum setback standard.
17. The alley setback on Lot Nos. 1-9 and 1-10 shall be increased to comply with the 15 -foot minimum
setback standard.
18. Vinyl or plastic shall not be used for gutters or downspouts. All gutters and downspouts shall be
aluminum, copper, steel, galvanized steel, zinc or other non -plastic material, subject to review and
approval by the Planning Manager.
19. Final window selection may include vinyl clad windows and shall be subject to Planning Manager review
and approval to ensure that the quality and detail of the windows selected are appropriate for theproject.
20. 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.
21. The Tree Advisory Committee shall review and approve all street trees. All street trees in shall be planted,
prior to occupancy of the 16`x' home, consistent with Condition of Approval #78 of the Riverfront Mixed-
use Tentative Subdivision Map.
22. Recommendations of the February 16, 2017 Illingworth and Rodkin acoustical report to attenuate noise
through use of mechanical ventilation shall be implemented.
23. The applicant may prepare plans with master bedroom suites and laundry rooms on the first floor for the
Court -3, Court -4, SFD-2 and SFD-3 plan types. The plans shall be subject to Planning Manager review
and approval and shall comply with all applicable setback, height, lot coverage and all other applicable
quantitative standards.
24. All building -mounted lighting is proposed to be dark sky compliant and shall conform to the glare
standards at Implementing Zoning Ordinance §21.040(D).
25. Building addressing shall not be illuminated, if permitted by the Fire Department, and, to the extent
feasible, be located at a consistent height from home to home.
Planning Commission Resolution No. 2017-11 Page 7
26. Prior to framing inspection for the first home, the Planning Commission shall review and approve
decorative asphalt paving at common driveway areas. Such information shall be presented to the Planning
Commission for final approval on the consent agenda.
Department of Public Works and Utilities
27. 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),
Fire DeUartment.
28. Fire hydrants sewing each phase of subdivision development shall be installed, inspected, tested, and
accepted prior to delivery of any combustible building materials for that phase of development. Required
fire apparatus access shall be maintained throughout construction. Combustible building materials shall
be stored within 250 feet of fire hydrants and within 150 feet of fire accessroads.
29. Required off-site Emergency Vehicle Access shall be constructed with Phase I of subdivision development
and shall be inspected, tested and accepted prior to delivery of combustible building materials for Phase 2
of subdivision development.
Planning Commission Resolution No. 2017-11 Page 8