HomeMy WebLinkAboutPlanning Commission Resolution 2017-23 11/28/2017RESOLUTION 2017 -23
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR
THE MOHAN RESIDENCE AT LOT #18 OF THE STONE RIDGE PUD DEVELOPMENT
(0 RAVENSWOOD COURT)
APN: 019 - 560 -018
File No: PLSR -17 -0011
WHEREAS, Joseph Gorny submitted an application for Site Plan and Architectural Review
approval for a project consisting of the construction of one new single - family residence and associated
site improvements at 0 Ravenswood Court (APN 019- 560 -018) in the Stone Ridge Planned Unit
Development (PUD); and
WHEREAS, pursuant to Implementing Zoning §16.060(B), development proposed under this
application requires Site Plan and Architectural Review approval by the Planning Commission due to its
location within the General Plan's West Hills Planning Subarea; and
WHEREAS, on November 28, 2017, the Planning Commission considered a staff report analyzing
the application, including the California Environmental Quality Act ( "CEQA ") determination included
therein; and
WHEREAS, on November 28, 2017, the Planning Commission held a duly noticed public hearing
to consider the application for Site Plan and Architectural Review; and
WHEREAS, public notice was published in the Argus Courier on November 16, 2017 and mailed to
residents and occupants within 500 feet of the project site, all in compliance with state and local law.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission as follows:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, staff presentation, comments received and the public hearing, the
Planning Commission makes the following findings based on substantial evidence in the record:
California Environmental Quality Act
1. For the reasons stated in the November 28, 2017 Planning Commission staff report, the Project is
categorically exempt from the provisions of the California Environmental Quality Act (CEQA)
under CEQA Guidelines § 15303 (New Construction or Conversation of Small Structures) and is
also not subject to any of the exceptions to the use of a categorical exemption provided at
CEQA Guidelines § 15300.2.
General Plan
2. The Project is consistent with site's General Plan land use designation of Very Low Density
Residential (0.6 -2.5 housing units /net acre) since it consists of a single - family residential use.
3. The Project is, for the reasons discussed in the November 28, 2017 Planning Commission staff
report, consistent with the policies of the Petaluma General Plan.
Stone Ridge PUD Standards
4. The Project is, for the reasons discussed in the November 28, 2017 Planning Commission staff
Planning Commission Resolution No. 2017 -23 Page 1
report, consistent with the guidelines and standards listed at the Stone Ridge PUD Standards.
Hillside Protection: Single Lot Development
5. All required findings for approval of development of a single hillside lot found at Implementing
Zoning Ordinance § 16.060(K) can be made as follows:
a. For the reasons outlined in the November 28, 2017 Planning Commission staff report, the
project meets or exceeds the objectives, standards, and guidelines of the Hillside Ordinance.
b. The design of the project features a mission - inspired architectural design to complement the
existing residences in the neighborhood, which feature a mix or architectural styles. The
project proposes a two story residence, with the second story located behind the first story to
reduce the massing of the structure. The structure and sits within the approved building
envelope for Lot #18 of the Stone Ridge PUD and also complies with the maximum building
height of Implementing Zoning Ordinance §16.060(D)(1). The project exhibits a building
foundation that blends with the natural slope and uses earth tones to better blend in with the
hillside. The project also varies roof forms to reduce bulk and mass. Overhangs are included
to produce shadow. The project avoids bright colors and reflective surfaces. For all these
reasons, the design, scale, massing, height and siting of development is compatible and
complementary with the character and scale of the surrounding developed neighborhood.
c. The project is located on an infill site, which consists of ruderal vegetation. Additionally, no
waterways are identified at the site. The project avoids development on the steepest portion
of the lot. Moreover, the project includes new drought tolerant on -site landscaping, which
will add aesthetic value as well as further limit visibility to the project from neighboring
viewpoints. For these reasons, the design and site layout of the hillside project is respective of
and protects the natural environment to the maximum extent feasible.
d. Grading for the project will occur primarily within the building envelope, with the exception
of driveway and garage access facilities. No trees are present at the site. The proposed
driveway will connect to the existing shared drive off of Ravenswood Court for vehicular
access. On -site parking will be provided within the proposed garage and lower parking
area. As conditioned, no parking signs will be installed along the frontage of the project site
to maintain emergency vehicle access. For these reasons, site grading has been designed to
be as minimal as possible to achieve sensitive hillside design, minimize tree removal and
provide safe site access and required parking.
Site Plan and Architectural Review
6. All the required findings for Site Plan and Architectural Review found at Implementing Zoning
Ordinance §24.010 (G)(1) can be made, as follows:
a. The proposed project includes building elevations that are of simple massing in a mission -
inspired contemporary design with stucco exterior and the roof. Roofs have a 5/12 pitch with
gable ends and modest overhangs, with the exception of the first floor roof to the north of
the garage, which has 2/12 shed roof. Substantial fenestration is provided along each
elevation. The front fapade is further articulated with wood paneled bays. Windows are
aluminum -clad, wood windows in a bronze color. Roof material is concrete, mission -style "S-
tiles" in a soft red color. A stone base will be incorporated to soften the edge between the
hillside and the residence. The limited ornamentation is appropriate for the architectural
style. Taken as a whole, these design features present the use of quality materials in a way
that is in harmony and proportion with the overall design.
b. The architectural style is appropriate and compatible and adheres to the Stone Ridge PUD
Standard III.N which states, "Architectural design shall reflect a 'custom' appearance which
Planning Commission Resolution No. 2017 -23 Page 2
is sensitive to lot- specific topography and site design issues." The project site is located within
the West Hills Subarea which is noted by the General Plan for its rural character, including
adjacency to agricultural land uses. The project includes a mission - inspired style that is
custom for this lot, and that is appropriate for the neighborhood, which includes structures in
the same architectural design.
c. The project conforms to the pertinent building envelope as well as the 30 foot height
maximum. The residence is positioned in such a way to maximize views of Petaluma and the
eastern hills beyond. Therefore, the siting of the new structure is compatible with the siting of
existing structures in the immediate neighborhood.
d. As the project excludes signage, this finding is not applicable.
e. The project includes a residence broken up into separate, simple forms and generally follows
the natural slope. Understory walls are finished with earth materials such as stone. The
elevation varies, and the second story is stepped back so that a difference in wall planes is
visible. Overhangs are included to produce light and shadow. Two -story wall planes are
primarily avoided. Varying building wall materials are included to reduce expansive,
continuous planes. The proposed residence adheres to the height maximum for buildings in
the hillside area. The project includes the use of earth tones and natural materials and avoids
reflective surfaces. For all these reasons, the project's bulk, height, and color is compatible
with the immediate neighborhood.
The project proposes landscaping at the project site that is consistent with City standards
and which are drought tolerant and suitable for the climactic conditions of Petaluma. The
plan proposes a number of trees, grasses and ground cover around the site, which will have
moderate, low and very low watering needs. The project site does not include any existing
trees; therefore tree removal is not required for this project. Altogether the plan proposes
five trees, three succulents, four shrubs, eleven grasses, and two perennials. Native and low -
water usage ground covers are also proposed, including in between stepped retaining walls.
The proposed landscape plan also includes a diverse palette of hardscape materials for all
paved surfaces around the residence. Proposed materials include concrete for the rear
patio and colored concrete for the driveway. Retaining walls around the driveway will be
stucco to match the residence, and drystack stone walls. Boulders will also be utilized as tree
planting wells. A rear pathway leading to an existing pathway beyond the southern property
line includes decomposed granite pathway with boulder steps and metal edging.
g. The project will be accessed through Ravenswood Court, which is a local street that provides
access to residences within the Stone Ridge development. The project will be directly
accessed through a twenty foot drive which is currently shared between three existing
residences. The 12 foot wide proposed driveway along the (west) side property line will
provide access to the residence. The project proposes three (3) covered and two (2)
uncovered dedicated parking spaces to fulfill the minimum required parking of five (5)
spaces as required by Stone Ridge PUD Standard III.S. The project does not propose any
pedestrian or bicycle facilities which would require review from the PBAC.
C. Based on its review of the entire record herein, including the November 28, 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 -23 Page 3
ADOPTED this 281h day of November, 2017, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember
Albertson
X
Chair Benedetti-
Petnic
X
Alonso
X
Bauer
X
Gomez
X
Marzo
X
Vice Chair Wolpert
X
Gina Benedetti - Petnic, Chair
ATTEST: APPROVED AS TO FORM:
Hines, Co+mission Secretary Lisa Tennenbaum, Assistant City Attorney
Planning Commission Resolution No. 2017 -23 Page 4
Exhibit 1
CONDITIONS OF APPROVAL
Mohan Residence SPAR
0 Ravenswood Court
APN 019 - 560 -018
File No. PLSR -17 -0011
Planninq Division
Standard Conditions of Approval
1. The plans submitted for building permit review shall be in substantial conformance with plans on file
with the Planning Division and date stamped November 7, 2017, except as may be modified by the
following conditions.
2. The colors and materials shall be in substantial conformance with those noted on the plan set and
the color board in the project file, except as may be modified by the following conditions.
3. All applicable standards adopted in conjunction with the Stone Ridge PUD, shall be in full effect and
are incorporated herein by reference as conditions of approval.
4. Prior to the issuance of any construction permits, these conditions of approval shall be included with
the plan set. A copy of the approved plans shall be maintained on -site when construction activities
are occurring.
5. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted other than typical bulk materials, i.e., lumber, appliances, window systems, etc.,
temporarily stored through the normal course of construction.
6. The applicant shall be subject to all applicable development impact fees. Said fees are due prior to
the issuance of a certificate of occupancy; other pertinent fees that may be applicable to the
proposed project may be required.
7. All planting shall be maintained in good growing condition. Such maintenance shall include, where
appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular
watering. Whenever necessary, planting shall be replaced with other plant materials to insure
continued compliance with applicable landscaping requirements. Per Stone Ridge PUD Standard
VI.K, all turf, groundcovers, and shrubs shall be kept a minimum of two feet from the base of newly
planted trees. 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. Construction activities shall comply with the following measures and all shall be noted on
construction documents:
a. Construction Hours /Scheduling: Per Stone Ridge PUD Standard VILG, Noise - generating activities
at the construction site shall be between 7:00 a.m. and 7:00 p.m. Monday through Friday,
except that indoor work may be conducted on Saturdays provided that noise levels generated
are acceptable to nearby residents. Construction is prohibited on Sundays and all holidays
recognized by the City of Petaluma.
b. Construction Equipment Mufflers and Maintenance: All construction equipment powered by
Planning Commission Resolution No. 2017 -23 Page 5
internal combustion engines shall be properly muffled and maintained.
c. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary
idling of internal combustion engines is prohibited.
d. Equipment Location and Shielding: All stationary noise - generating construction equipment,
such as air compressors, shall be located as far as practical from the adjacent homes.
Acoustically shield such equipment when it must be located near adjacent residences.
e. Quiet Equipment Selection: Select quiet construction equipment, particularly air compressors,
whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working
order.
f. Staging and Equipment Storage: The equipment storage location shall be sited as far as possible
from nearby sensitive receptors.
g. Generators: No generators shall be utilized during nighttime hours (i.e., sunrise to sunset) to
power equipment (e.g., security surveillance) when normal construction activities have ceased
for the day, All such equipment should be powered through temporary electrical service lines.
9. Per PUD Standard VIII.A, all grading and major dust generating activities shall be conducted in a
manner that contains dust within the immediate boundaries of the construction site.
10. Construction Plan: The permittee shall prepare a construction plan identifying the schedule for major
noise - generating construction activities. The construction plan shall identify a procedure for
coordination with the owner /occupants of nearby noise - sensitive land uses so that constitution
activities can be scheduled to minimize noise disturbance.
11. Noise Disturbance Coordinator: The permittee shall designate a "noise disturbance coordinator" who
will be responsible for responding to any local complaints about construction noise. This individual
would most likely be the contractor or a contractor's representative. The disturbance coordinator
would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and
would require that reasonable measures warranted to correct the problem be implemented. The
telephone number for the disturbance coordinator shall be conspicuously posted at the
construction site.
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. The contractor(s) shall implement basic and additional air quality construction measures set forth by
Bay Area Air Quality Management District (BAAQMD), including the following:
a. Water all active construction areas (staging, parking, soil piles, graded areas, unpaved
driveways, etc.) at least twice daily.
b. Cover all haul trucks transporting soil, sand, or other loose materials offsite.
c. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas.
Sweep streets daily (with water sweepers) if visible soil material is deposited onto adjacent roads.
Planning Commission Resolution No. 2017 -23 Page 6
d. Limit traffic speeds on any unpaved roads to 15 mph.
e. Suspend construction activities that cause visible dust plumes that extend beyond the
construction site.
f. A certified mechanic shall verify that equipment used for construction purposes is properly tuned
and maintained in accordance with manufacturer specifications.
g. Idling times shall be limited to 5 minutes or less pursuant to the "no idling" rule for in -use off -road
diesel - fueled vehicles. During construction, signage shall be posted at the construction site
indicating the idle time limitation.
h. All diesel - powered off -road equipment larger than 50 horsepower and operating at the site for
more than two days continuously shall meet U.S. EPA particulate matter emissions standards for
Tier 2 engineer or the equivalent.
i. Diesel- powered generators or air compressors shall not be used on -site for more than two days
continuously, unless under emergency conditions.
j. Post a publicly visible sign with the telephone number of designated person and person to
contact at the City of Petaluma regarding dust complaints. This person shall respond and take
corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure
compliance with applicable regulations.
14. If, during the course of ground disturbing activities, including, but not limited to excavation, grading
and construction, a potentially significant prehistoric or historic archeological resource is
encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed
sufficient for a qualified and city- approved cultural resource specialist to adequately evaluate and
determine significance of the discovered resource and provide treatment recommendations.
Should a significant archeological resource be identified, a qualified archaeologist shall prepare a
resource mitigation plan and monitoring program to be carried out during all construction activities.
15. In the event that paleontological resources, including individual fossils or assemblages of fossils, are
encountered during construction activities, all ground disturbing activities shall halt and a qualified
paleontologist shall be procured to evaluate the discovery and make treatment recommendations.
16. In the event that human remains are uncovered during earthmoving activities, all construction
excavation activities shall be suspended and the following measures shall be undertaken:
a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause
of death is required.
b. If the coroner determines the remains to be Native American the coroner shall contact the
Native American Heritage Commission within 24 hours.
c. The project sponsor shall retain a City- approved qualified archaeologist to provide adequate
inspection, recommendations and retrieval, if appropriate.
d. The Native American Heritage Commission shall identify the person or persons it believes to be
the most likely descended from the deceased Native American, and shall contact such
descendant in accordance with state law.
e. The project sponsor shall be responsible for ensuring that human remains and associated grave
goods are reburied with appropriate dignity at a place and process suitable to the most likely
descendent.
Planning Commission Resolution No. 2017 -23 Page 7
17. In the event that the project results in the discovery of a tribal cultural resource during construction,
the Federated Indians of Graton Rancheria shall be contacted immediately upon discovery along
with an archaeologist that meets the Secretary of Interior qualifications. The area of discovery shall
be isolated to protect the cultural resource.
Special Conditions of Approval
18. Building- mounted flood lights shown as "Fixture C" on Sheet P -06 are not approved.
19. Prior to building permit issuance, a revised lighting plan (including a photometric plan) shall be
reviewed and approved by the Planning Manager. All building- mounted lighting shall be shielded,
downward - facing, and conform to the requirements of Implementing Zoning Ordinance §21.040(D)
(Glare).
20. Prior to building permit issuance, the following architectural details shall be reviewed and approved
by the Planning Manager.
a. External leader heads, downspouts, shoes and splash blocks. Per PUD Standard III.P, external
downspouts shall be painted to match background building colors;
b. Transitions between wall materials of different types;
c. All window recesses and trim;
d. Specifications for all doors;
e. The dimension of fly rafters, rafter tails, rakes, and eave length;
f. All roof penetrations;
g. Details of the trash enclosure fence including height and design;
h. Any outdoor lighting including path lights;
i. The rear yard retaining walls may be increased to a maximum height of three (3) feet, six (6)
inches to achieve "no steps" between the living area and the garage.
j. The bay window projection on the East elevation may be eliminated upon review and approval
of revised plans.
21. Proposed trees and landscaping shall not conflict with existing and /or proposed utilities.
22. The subject property does not have an assigned address. The applicant shall submit for an Address
Assignment Application with the Planning Division. Per the Stone Ridge Subdivision addressing
assignment received by the Building Division on September 10, 1998, Lot #18 shall be assigned as
"121 Ravenswood Court."
23. Per Stone Ridge PUD Standard III.T, the address must be posted at or near the main entry door,
minimum four (4) inch letters on contrasting background. An address locator is required to be
posted at or near the driveway entrance. The location and design shall be approved by the Fire
Marshall's office.
24. Per Stone Ridge PUD Standard VI.F, all trees shall be 15 gallon size, and all shrubs shall be a minimum
five gallon size.
Planning Commission Resolution No. 2017 -23 Page 8
Fire Department:
25. The proposed dwelling is in the Wildland -Urban Interface Fire Area (WUI). Construction shall comply
with California Building Code Chapter 7A.
Building Division:
26. Full review of construction plans will be completed at the time of building permit application.
Public Works & Utilities Department: Engineering Division:
27. Submit a completed and signed Construction Erosion and Sediment Control Applicant Package.
28. The existing public water service and meter is located on Ravenswood Court at the entrance to the
shared private road. The applicant shall extend a private water service line to the parcel. A City
standard air gap water pressure booster pump system is required for finished floor areas over 160
feet.
29. Plans submitted for building permit shall include elevations on vertical datum NGVD 1929. An
assumed datum shall not be used.
30. No parking signs shall be installed along the shared private road property frontage.
31. Storm water runoff drainage from the site shall be collected on -site and discharged to an approved
storm drain system. No lot -to -lot drainage is allowed.
32. Runoff from the site, including the bio- retention area, shall be discharged into the existing
underground storm drain system.
33. The existing storm drain inlet proposed to be replaced with a solid lid shall be replaced with a traffic
rated grate and shall be able to collect and discharge storm water runoff to the existing
underground system.
34. Any work within the public right of way requires an encroachment permit application from the
Public Works and Utilities Department.
Public Works & Utilities Department: Environmental Services Division:
35. Landscape and irrigation plans shall comply with Municipal Code Chapter 15.17 (Water
Conservation Regulations). The landscape design plan and irrigation plan shall include a signature
of the licensed landscape architect, landscape contractor, or any other person authorized to
design the landscape and /or irrigation system.
Planning Commission Resolution No. 2017 -23 Page 9