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HomeMy WebLinkAboutPlanning Commission Resolution 2018-13 06/12/2018RESOLUTION 2018-13 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR A SINGLE-FAMILY HOMES ON LOT 1 IN THE SUNNYSLOPE II PLANNED UNIT DEVELOPMENT LOCATED AT 674 SUNNYSLOPE ROAD APN 019-203-008 File No: PLSR-17-0015 WHEREAS, on March 28, 2018 Lafferty Communities submitted an application to the City of Petaluma for Site Plan and Architectural Review (SPAR) to develop a single-family home on Lot 1 with associated site improvements on Lot 1 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. 2018-13 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 a new single-family home on a lot 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 1 is located on and oriented toward Sunnyslope Road with little to no slope. The new home would not be 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 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. 2018-13 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 UGa 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 a new single-family home that uses similar form and massing as single- family homes in the surrounding neighborhood. The project includes a detached single- family home on separate lot. 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 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 Planning Commission Resolution No. 2018-13 Page 3 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. 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 a one-story single-family home in an individual architectural style 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 home was 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 Planning Commission Resolution No. 2018-13 Page 4 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 home 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 single-family home 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. Lot 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 home on Lot 1. 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. 2018-13 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 TTEST: H Cher Hines, Co nission Secretary 14 .,_ r N Gina Benedetti - Petnic, Chair PPROVED AS TO FORM: Tennenbaup f, Assistant City Attorney Planning Commission Resolution No. 2018-13 Page 6 Exhibit A SPAR CONDITIONS OF APPROVAL The Oaks at Sunnyslope (Lot 1) Located at 674 Sunnyslope Road APN: 019-203-008 File No. PLSR-17-0015 Planninq 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 March 28, 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. 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. 9. 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. 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. Planning Commission Resolution No. 2018-13 Page 7 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). 19. Prior to submittal of the building permit, the applicant shall revise the Lot 1 single-family home to eliminate the 2nd story loft element and drop the roofline below the main roof ridge to create a one-story single-family home on Lot 1. 20. In consultation with the Smith Drive neighbors, revise the landscape plan prior to building permit submittal to include landscape screening along the Smith Drive shared property line. The final landscape plan shall be reviewed and approved by the adjacent Smith Drive property owners before building permit submission. Department of Public Works and Utilities 21. 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. 2018-13 Page 8 22. 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 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. Planning Commission Resolution No. 2018-13 Page 9