HomeMy WebLinkAboutPlanning Commission Resolution 2018-09 02/27/2018RESOLUTION 2018-09
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW
FOR TWO SINGLE-FAMILY HOMES ON LOTS 4, 6,16 AND 17 IN THE
SUNNYSLOPE II PLANNED UNIT DEVELOPMENT
LOCATED AT 674 SUNNYSLOPE ROAD
APN 019-203-008
File No. PLSR-17-0027
WHEREAS, on September 14, 2017 Lafferty Communities submitted an application to the City of
Petaluma for Site Plan and Architectural Review (SPAR) to develop four (4) single-family homes with
associated site improvements on Lots 4, 6, 16, and 17 of the Sunnyslope II Final Map ("the Project");
WHEREAS, on December 20, 2010, with approval of Resolution Nos. 2010-298 N.C.S., the City
Council certified a Mitigated Negative Declaration (MND) for the Project;
WHEREAS, on December 20, 2010, with approval of Resolution Nos. 2010-299 N.C.S., the City
Council certified a Planned Unit Development (PUD) and Development Standards for the Project;
WHEREAS, on December 20, 2010 with approval of Resolution No. 2010-230 N.C.S., the City
Council approved the Sunnyslope II Tentative Subdivision Map;
WHEREAS, on July 3, 2017 with approval of Resolution No. 2017-097 N.C.S., the City Council
approved the Sunnyslope II Final Subdivision Map;
WHEREAS, on February 27, 2018, the Planning Commission held a duly noticed public hearing to
consider this Site Plan and Architectural Review application at which time all interested parties had the
opportunity to be heard;
WHEREAS, public notice of the February 27, 2018 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 February 27, 2018, the Planning Commission considered the staff report dated
January 9, 2018, 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:
I . 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:
Planning Commission Resolution No. 2018-09 Page 1
California Environmental Quality Act
This Site Plan and Architectural Review application is consistent with the project analyzed in
the MND adopted by City Council on December 20, 2010 via Resolution Nos. 2010-228 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 Very Low Density
Residential which permit single-family uses.
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: 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 very low density residential development
adjacent to existing low density single-family developments. 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.
b. Policy 1-P-3: Preserve the overall scale and character of established residential
neighborhoods.
Existing buildings surrounding the project site consist of detached single- family
dwellings of varying sizes, heights and styles. The proposed project would locate four
new homes on lots with similar setback requirements and would include landscaping
and privacy screening trees. As such, the proposed project has the ability to materially
relate to the existing neighborhood scale and character.
C. Goal 1-G-2: Preserve the essential scenic and natural resources of the open ridgelines
and hillsides that help define the unique character of Petaluma.
The proposed home on Lot 17 is located on and oriented toward Sunnyslope Road with
little to no slope. Lots 4, 6 and 16 homes are located on and orientated toward Oak
Knoll Court with minimal slope. All lots are not visible from the viewshed points identified
at General Plan EIR Figure 3.11-1, nor the viewing platforms identified at Implementing
Zoning Ordinance § 16.040(Q). Views of the project site are generally obstructed by
elevation, vegetation or buildings along surrounding streets. Lastly, the project's
proposed new tree plantings would serve to further reduce visibility, however limited.
d. Policy 2-P-60: Provide a transition from the urban densities of Downtown to the rolling
hills and agricultural lands beyond the UGB.
The project would provide for the continuance of a residential development pattern
Planning Commission Resolution No. 2018-09 Page 2
within the UGB and within the density ranges designated in the General Plan. The Very
Low Density Residential General Plan land use designation allows 0.6 to 2.5 dwelling
units per net acre. The density for the proposed eighteen (18) single-family homes
within Sunnyslope II PUD would result in 2.08 du/ac on an 8.64 -acre site.
e. Policy 2-P-61: Protect existing agricultural uses, wildlife, historic and cultural resources,
and natural vegetation.
The project site proposed uses are residential. Current General Plan policy and zoning
standards preclude agricultural use. The project site is largely composed of a non-
native annual grassland and oak woodland mosaic. The project site is also surrounded
by existing development and includes no corridor providing for wildlife movement (i.e.,
watercourse, riparian vegetation). The project appropriately balances development
on steep slopes with natural vegetation removal and, as demonstrated by its
compliance with the tree removal mitigation requirements of Implementing Zoning
Ordinance Chapter 17, would resulting in adequate restoration through new plantings.
f. Policy 2-P-62 Preserve the rural aspect of the area by maintaining the existing
density (Very Low and Low Residential) and land use patterns.
The project would provide for the continuance of a residential development pattern
within the UGB and within the density ranges designated in the General Plan. The Very
Low Density Residential General Plan land use designation allows 0.6 to 2.5 dwelling
units per net acre. The density for the proposed eighteen (18) single-family homes
within Sunnyslope II PUD would result in 2.08 du/ac on an 8.64 -acre site.
Sunnyslope II Planned Unit Development (PUD)
6. For the reasons discussed in the February 27, 2018 Planning Commission staff report, the
Project is consistent with all applicable development standards of the Sunnyslope II PUD
including but not limited to lot coverage, setbacks, height, landscaping, parking, and all other
applicable standards.
Hillside Protection: Single Lot Development
7. 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 February 27, 2018 Planning Commission staff report, the
project meets or exceeds the objectives, standards, and guidelines of the Hillside
Ordinance.
b. The project includes four new homes that use similar form and massing as single-
family homes in the surrounding neighborhood. The project includes four detached
single-family homes on separate lots. The project also steps the building foundation
(through grading) and blends with the natural slope. The project also varies roof
pitches and planes to reduce bulk and mass. Overhangs are included to produce
shadow. Varying building wall materials are included to reduce expansive,
continuous planes. The project includes the use of earth tone and natural materials
and avoids reflective surfaces. The project breaks roof forms into smaller building
components, and generally orients the main roof forms in the same direction of the
natural slope. The project avoids large gable roof ends. The project avoids light and
reflective materials. The project also complies with the maximum building height of
Planning Commission Resolution No. 2018-09 Page 3
Implementing Zoning Ordinance §16.060(D)(1). For all these reasons, the design,
scale, massing, height and siting of new homes is compatible and complementary
with the character and scale of the surrounding, developed neighborhood.
C. Habitat types at the project site consist of annual grassland and oak. The project
appropriately balances competing policy objectives relating to retain the other
habitat types by locating the new homes in the flattest portion of the site as well as
through a new private driveway that is accessible by fire apparatus. Moreover, the
project includes new on-site tree planting which satisfy the mitigation requirements
of IZO § 17.065 and which also assist with the screening of views from abutting existing
residences. Lastly, a tree protection plan has been prepared in conformance with IZO
§ 17.070 and which ensures construction activities do not harm trees to be preserved.
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. The project sites new homes in locations that maximizes screening. The project
appropriately balances competing policy objectives for hillside development by
locating the new homes in the flattest portion of the site as well as through a new
private driveway that is accessible by fire apparatus. Moreover, the project includes
new on-site tree planting which satisfy the mitigation requirements of IZO §17.065
and which also assist with the screening of views from abutting existing residences.
Lastly, a tree protection plan has been prepared in conformance with IZO §17.070
and which ensures construction activities do not harm trees to be preserved. 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.
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 lap siding, stucco, wood fascia/barges, concrete slate tile
roof materials, composition roof shingles, brick and stone finishes. 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 3 two-story and 1 one-story single-family homes in four individual
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 custom designed to the lot dimensions, are sufficiently varied to avoid a cookie -
cutter appearance and achieve a primary objective of the Sunnyslope II PUD project to
create custom designed homes that fit within the surrounding neighborhood that
includes one and two-story detached single-family homes. The siting of the structures, as
compared to the siting of other structures in the immediate neighborhood, is considered
compatible through their compliance with standards set forth in the Sunnyslope II PUD.
Planning Commission Resolution No. 2018-09 Page 4
C. The siting of the structure on the property as compared to the siting of other structures in
the immediate neighborhood is appropriate.
Siting and setback requirements for the proposed single-family homes were determined
as part of the Sunnyslope II subdivision approval. While the proposed homes are the first
single-family residential structures proposed to be built on the subdivided land, the
standards of the Sunnyslope II PUD will ensure compatibility in structure siting that is
reflective of the surrounding single-family neighborhood. The Sunnyslope II PUD
establishes standards for building placement, frontage types, minimum building frontage
widths, and building setbacks with which the proposal, as conditioned, complies per the
setback PUD standards listed in Table 1 above.
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, west, and east, and unincorporated low-
density properties to the south. The proposed single-family homes will be constructed
adjacent to future single-family homes within the Sunnyslope II subdivision to the south
and west. The proposed bulk, height and color of the proposed Phase I single-family
homes will be compatible with the existing adjacent single-family subdivision
developments and is in compliance with the approved PUD standards.
Landscaping to approved City standards is proposed on the site in keeping with the
character and design of the site.
Lots 4, 6, 16, and 17 have approximately 17 existing trees of which eight (8) will be
preserved and proposes a landscape plan including trees planted from 15 -gallon and
24 -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 the Sunnyslope 11 subdivision, trees were approved for removal,
including trees protected by the Implementing Zoning Ordinance. No additional trees
are proposed for removal with the subject approval. All proposed landscaping and
street trees within the public right of way are required to comply with the PUD Street Tree
Master Plan (Improvement Plans). Under the approved subdivision PUD, landscaping for
the front yards of individual lots are required to be in accordance with IZO Chapter 14
(Landscaping and Screening) and are subject for review and approval by the Planning
Commission as a part of any single lot development application.
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 Tentative Map process, the circulation system was reviewed and
approved for the entire Sunnyslope II subdivision project, including the subject single -
Planning Commission Resolution No. 2018-09 Page 5
family homes on Lots 4, 6, 16, and 17. 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 27, 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 for the Project, subject to the conditions of approval attached
hereto as Exhibit A.
ADOPTED this 27th day of February, 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
Gina Benedetti - Petnic, Chair
¢;%ATTEST: r' APPROVED AS TO FORM:
t m
Heather Hines, Commission Secretary isa Tennenba Assistant City Attorney
Planning Commission Resolution No. 2018-09 Page 6
SPAR CONDITIONS OF APPROVAL
The Oaks at Sunnyslope (Lots 4, 6, 16 and 17)
Located at 674 Sunnyslope Road
APN: 019-203-008
File No. PLSR-17-0027
Planning Division
Exhibit A
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 February 7, 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 Sunnyslope II Tentative Map, Planned Unit Development
Standards, and the MMRP of the Sunnyslope II 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. 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.
7. Prior to occupancy, the applicant shall coordinate and install the 8 -foot property line
fences referenced in the staff report and provide written consent from the neighbors for
the installation of the fences.
Prior to occupancy, evidence that a Deed Restriction has been recorded noting lot -
specific Protected Trees, both pre-existing and those planted to replace Protected Trees
authorized for removal as Protected Trees subject to the PUD standards and the City's
Zoning Ordinance.
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.
10. 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.
I]. Prior to commencing construction activities, a sign shall be posted on the site regarding
Planning Commission Resolution No. 2018-09 Page 7
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 Sunnyslope II Vesting Tentative Subdivision
Map of Resolution No. 2010-230 N.C.S., Sunnyslope II Planned Unit Development of
Resolution No. 2010-229 N.C.S., and the mitigation measures of Resolution No. 2010-228
N.C.S. adopting the Sunnyslope 11 Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program (MMRP) are incorporated by reference and made
conditions of approval.
15. Development authorized by this approval is subject to all applicable development
impact fees. Said fees are due prior to the issuance of a final inspection or certificate of
occupancy, other pertinent fees that may be applicable to the proposed project may
be required.
Special Conditions of Approval
Planninq Division
16. Plans submitted for building permit shall include a revised and corrected Green Point
Checklist indicating a minimum of 120 points for each home that has been verified by
an appropriate 3rd party. Additionally, prior to final inspection and certificate of
occupancy, the applicant shall submit verification of as built conditions by an
appropriate 3rd party that green points of at least 120 have been obtained.
17. 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.
18. All building -mounted lighting shall be dark sky compliant and shall conform to the glare
standards at Implementing Zoning Ordinance §21.040(D).
Department of Public Works and Utilities
19. 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).
Planning Commission Resolution No. 2018-09 Page 8
20. The applicant shall provide written notice to buyers of all single-family homes 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."
Fire Department
21. 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.
Planning Commission Resolution No. 2018-09 Page 9