HomeMy WebLinkAboutPlanning Commission Resolution 2018-04 01/23/2018RESOLUTION 2018-04
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR 72 SINGLE-FAMILY HOMES AND
WARRANT APPROVAL FOR RELIEF FROM (1) REAR YARD SETBACK STANDARDS ON LOT NOS. 2-45,
2-46,2-47 and 2-48 AND (2) FRONT YARD SETBACK STANDARDS ON LOT NOS. 2-45 AND 2-48 IN
THE RIVERFRONT MIXED-USE DEVELOPMENT LOCATED AT 500 HOPPER STREET
APN 136-690-008
File No: PLSR-16-0026
WHEREAS, on August 15, 2017 Comstock Homes submitted applications to the City of Petaluma
for Site Plan and Architectural Review (SPAR) for development of 72 two-story, single-family homes and
Warrants for relieve from the rear yard setback standards on Lot Nos. 2-45, 2-46, 2-47 and 2-48 and front
yard setback standards on Lot Nos. 2-45 and 2-48 on a portion of the Riverfront Phase I Final Map, in the
Riverfront Mixed-use development located at 500 Hopper Street ("the Project");
WHEREAS, on July 14, 2016, 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 70 of the lots under
consideration in the subject Project;
WHEREAS, Ordinance 2470 N.C.S., adopted by the City Council in June 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 a duly noticed public hearing to consider Site Plan and
Architectural Review of the Project, on January 23, 2018, 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 report, dated January
23, 2018 and all public testimony provided prior to and at the public hearing.
Planning Commission Resolution No. 2018-04 Page 1
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. The Project is substantially the same as the project analyzed in the Environmental Impact Report
certified by the City Council for the Riverfront Mixed -Use development.
General Plan
a. 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.
b. For the following reasons and subject to conditions of approval, the Project is consistent with
applicable General Plan policies:
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.
ii. 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 72 single-family
homes that are a part of the planned mix of uses for the Riverfront development.
iii. 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
2-6 and the Class I trails along the perimeter of the Riverfront development.
iv. 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.
v. 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.
Central Petaluma Specific Plan
c. For the reasons described in the January 23, 2018 Planning Commission Staff Report, and
Planning Commission Resolution No. 2018-04 Page 2
subject to conditions of approval, the Project is consistent with the goals, objectives and
policies of the Central Petaluma Specific Plan.
d. Subject to conditions of approval and with approval of warrants for relieve from setback
requirements as described below, 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 Smart Code 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 Smart Code and the Implementing
Zoning Ordinance.
e. The project proposes warrants pursuant to the CPSP and its implementing SmartCode to
modify lot setbacks as follows:
Reduced rear yard setbacks on Lot Nos. 2-45, 2-46, 2-47 and 2-48 from 20 feet to 10
feet and
Increase the maximum front yard setback from 15 feet to approximately 54 feet and
34.5 feet respectively on Lot Nos. 2-45 ad 2-48.
Pursuant to SmartCode Section 8.010.020(H), deviation from specific requirements of the
SmartCode may be justified if consistent with the Intent section of the SmartCode. These
warrants are justified in that, in pertinent part, it is the intent of the SmartCode to "enable,
encourage and qualify the implementation of the following policies:
• That neighborhoods... shall be compact, pedestrian oriented, and mixed use.
• That the size of neighborhoods reflect a five-minute walking distance from the edge
to center.
• That appropriate building densities and land uses shall be provided within walking
distance of transit stops.
• That development shall adequately accommodate automobiles while respecting
the pedestrian..."
Furthermore, the Intent section describes the T-4 Transect Zone as consisting of "a mixed use
but primarily urban fabric" with a "wide range of building types" and that "setbacks and
landscaping are variable."
The variable front and rear yard setbacks proposed in the project allow the site design to
facilitate walking and biking as alternatives to automobile travel by facilitating compact
pedestrian -oriented neighborhood design, by facilitating development of compact
pedestrian neighborhoods and by adequately accommodating automobile travel while
respecting and encouraging pedestrian and bicycle movement.
Implementing Zoning Ordinance
f. The project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and
Architectural Review, in that the Planning Commission finds the Project meets the standards
for Site Plan and Architectural Review as follows:
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
Planning Commission Resolution No. 2018-04 Page 3
proportion with the overall building designs.
The architectural style is appropriate for the project, and compatible with the overall
character of the neighborhood. The project consists of 72 two-story, single-family homes
in five architectural 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.
iii. The siting of the structure on the property as compared to the siting of other structures in
the immediate neighborhood is appropriate. Siting of the proposed homes is consistent
with the siting of the homes approved in Northbank Phase I and with the standards of the
Smart Code. The Smart Code establishes standards for building placement, frontage
types, minimum building frontage widths, and maximum building setbacks with which the
proposal, as conditioned complies.
iv. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures will be considered if signs are proposed and when a sign permit
application is submitted.
v. The bulk, height, and color of the proposed structures is appropriate as compared to the
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 and
are consistent with the bulk, height and colors of homes approved in Northbank Phase I.
Furthermore, 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 mixed-use and townhome sties to the north.
vi. 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 108 trees planted from 24 -inch box containers consisting of 21
Marina Strawberry, 5 Western Redbud, and 50 Crape Myrtle and 32 Purple Leaf Plum. In
addition to the trees, 1895 five -gallon shrubs plus ground cover plantings and vines are
proposed. Plant material proposed is in the Low to Moderate category of the Water Use
Classification of Landscape Species (WUCOLS).
vii. 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.
4. Based on its review of the entire record herein, including the January 23, 2018 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 and wetback Warrants for the Project, subject to the conditions of
approval attached hereto as Exhibit A.
Planning Commission Resolution No. 2018-04 Page 4
ADOPTED this 23rd day of January, 2018, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember
Healy
X
Chair Benedetti-
Petnic
X
Alonso
X
Bauer
X
Gomez
X
Marzo
X
Vice Chair Wolpert
X
" ATTEST:
Father Hines, Commission Secretary
Gina Benedetti - Petnic, Chair
APPROVED AS TO FORM:
Lisa Tennenbauryr, Assistant
Planning Commission Resolution No. 2018-04 Page 5
Exhibit A
SPAR CONDITIONS OF APPROVAL
Northbank Residences at Riverfront (Phase II)
Located at 500 Hopper Street
APN: 136-690-008
File No. PLSR-16-0026
Standard Conditions of Approval
Planning Division
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 January 11, 2018 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 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 building permit issuance, 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 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.
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. No signage is approved by this permit. Separate sign permits in compliance with the Smart Code or
Chapter 20 of the Implementing Zoning Ordinance, as applicable, shall be obtained prior to the
Planning Commission Resolution No. 2018-04 Page 6
installation of signage.
11. 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.
12. 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.
13. 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.
14. 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
15. The front yard setback on Lot Nos. 2-51 and 2-54 shall be reduced to meet the 15 -foot maximum
setback standard.
16. City Council approval and recordation of Northbank Phase Il Final Map shall be completed prior to
issuance of any Building Permits.
17. Plans submitted for Building Permit shall incorporate proposed green building measures as
represented in Project plans approved by the Planning Commission on January 23, 2018.
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
the project.
20. All windows shall be true divided light windows or simulated divided light windows. Windows with
grids only between the glass are prohibited.
Planning Commission Resolution No. 2018-04 Page 7
21. Recommendations of the February 16, 2017 Illingworth and Rodkin acoustical report to attenuate
noise through use of mechanical ventilation shall be implemented.
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).
Fire Department.
23. Fire hydrants serving 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 access roads.
24. Required off—site Emergency Vehicle Access shall be constructed and shall be inspected, tested and
accepted prior to delivery of combustible building materials.
Planning Commission Resolution No. 2018-04 Page 8