HomeMy WebLinkAboutPlanning Commission Resolution 2018-15 06/12/2018RESOLUTION 2018-15
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR
TWO SINGLE-FAMILY HOMES ON LOTS 14 AND 15 IN THE
SUNNYSLOPE II PLANNED UNIT DEVELOPMENT
LOCATED AT 674 SUNNYSLOPE ROAD
APN 019-203-008
File No.: PLSR-18-0009
WHEREAS, on March 12, 2018 Lafferty Communities submitted an application to the City of
Petaluma for Site Plan and Architectural Review (SPAR) to develop two (2) single-family homes with
associated site improvements on Lots 14 and 15 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 January 9, 2018 with approval of Resolution No. 2018-01, the City Council approved
new single-family homes on Lots 3 and 5 of the Sunnyslope II Subdivision;
WHEREAS, on February 27, 2018 with approval of Resolution No. 2018-09, the City Council
approved new single-family homes on Lots 4, 6, 16 and 17 of the Sunnyslope II Subdivision;
WHEREAS, on May 22, 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 May 22, 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 May 22, 2018, the Planning Commission considered the staff report dated May 22,
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:
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:
Planning Commission Resolution No. 2018-15 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 two 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.
Lots 14 and 15 homes are located on and orientated toward Oak Knoll Court with slopes over
10 percent. All lots are not visible from the viewshed points identified at General Plan EIR Figure
3.1 1-1, 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 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.
Planning Commission Resolution No. 2018-15 Page 2
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 May 22, 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 May 22, 2018 Planning Commission staff report, the project
meets or exceeds the objectives, standards, and guidelines of the Hillside Ordinance.
b. The project includes two new homes that use similar form and massing as single-family
homes in the surrounding neighborhood. The project includes two 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
Implementing Zoning Ordinance §16.060(D)(1). For all these reasons, the design, scale,
massing, height and siting of the 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
Planning Commission Resolution No. 2018-15 Page 3
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. 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.
Implementinq 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 the 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 three (3) two-story and one (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.
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. 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.
Planning Commission Resolution No. 2018-15 Page 4
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 II 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 1, 2, 14, and 15 have approximately 21 existing trees of which none will be preserved. The
proposed landscape plan includes 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 II
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-family homes on Lots 14
and 15. 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 May 22, 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.
Planning Commission Resolution No. 2018-15 Page 5
ADOPTED this 22nd day of May, 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:APPROVED AS TO FORM:
r.
kho
Hines, Comiission Secretary Li Tennenb�Om, Assistant City Attorney
Planning Commission Resolution No. 2018-15 Page 6
SPAR CONDITIONS OF APPROVAL Exhibit A
The Oaks at Sunnyslope (Lots 14 and 15)
Located at 674 Sunnyslope Road
APN: 019-203-008
File No. PLSR-18-0009
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 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 at the property line six-foot tall
wood privacy fences with two -feet of privacy lattice (eight -feet in total height), referenced in
the staff report, and provide written consent from the neighbors for the installation of the
fences.
8. 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 the
allowable hours of construction and contact information for complaints. Proof of sign
Planning Commission Resolution No. 2018-15 Page 7
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 II 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
Planning Division
16. Plans submitted for building permit shall include an accurate 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 at least 120 green points 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).
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."
Planning Commission Resolution No. 2018-15 Page 8
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. 2018-15 Page 9