HomeMy WebLinkAboutPlanning Commission Resolution 2019-02 03/12/2019RESOLUTION1
CITY OF PETALUMAPLANNING ISI
APPROVING MINOR MODIFICATION TO THE APPROVED
WOODRIDGE PUD PLAN AND DEVELOPMENT STANDARDS
APNs 008-232-057 through 062
FILE NO: PLSR-18-0020
WHEREAS, by Ordinance No. 2206 N.C.S. the Woodridge Planning Unit District (PUD) zoning was
established on May 18, 2005 to regulate development of the 2.77 -acre 5 residential lot Woodridge
Subdivision, consisting of one developed lot at 804 6th Street and four vacant lots accessed from the to -
be -widened existing driveway off Olive Street (APNs 008-232-057 through 062);
WHEREAS, on October 27, 2005 (as directed by conditions 2 and 7 of the City Council Resolution
2005-054 approving the Vesting Tentative Subdivision Map for the Woodridge Subdivision) the Site Plan
and Architectural Review Committee reviewed and approved with conditions the final PUD Plan and
Development Standards;
WHEREAS, on August 23, 2006, prior to recordation of the Final Subdivision Map, the PUD
Development Standards were revised as required by SPARC conditions, and were then reviewed and
accepted by staff to represent the Approved Woodridge PUD Development Standards,-
WHEREAS,
tandards;WHEREAS, on June 22, 2017 the minor modification to the Woodridge Planned Unit Development
(PUD) Plan and Development Standards was administratively approved to:
• Describe a reduced -density, two lot and one developed lot project,
• Reflect the City's Hillside development regulations, which had been adopted by the City
subsequent to the original PUD approval, and
• Update the format of the PUD;
WHEREAS, James Jensen, on behalf of Scott and Cailin Nelson, submitted an application for minor
modification to the Woodridge Planned Unit Development (PUD) Map and Development Standards as
updated in 2017 to allow replacement of the four vacant lots currently in existence with the current two
vacant lot plan; minor modification consisting of the following:
• Modification to the PUD Map and to the PUD Development Standard Exhibit D to reflect
access to Lot 1 via the existing Olive Street driveway and to Lot 2 via a new driveway to
Branching Way as well as a partial reversion to the Lot 1 Building Envelope's south setback line
back to 30 feet and
• Modification to Development Standard 7.6 to reference the most recent arborist reports of
January 3, 2019 and September 18, 2018;
WHEREAS, pursuant to Implementing Zoning § I9.040(E)4, minor modifications to approved PUDs,
while they may be processed administratively by the Director, may also be referred to the Planning
Commission for review and approval;
WHEREAS, the applicants have also submitted a request for Site Plan and Architectural Review for
a new single-family home on proposed Lot 1, which is required to be heard by the Planning Commission
pursuant to the Woodridge PUD Development Standards 11.2;
WHEREAS, the modification to the PUD is proposed to make the PUD consistent with the SPAR
proposal, therefore the Director has referred the proposed PUD minor modification to the Planning
Commission;
Planning Commission Resolution No. 2019-02 Page 1
WHEREAS, on March 12, 2019, the Planning Commission considered a staff report analyzing the
application, including the California Environmental Quality Act ("CEQA") determination included therein;
and
WHEREAS, on March 12, 2019, the Planning Commission held a duly noticed public hearing to
consider the application for Site Plan and Architectural Review and minor modification to the Woodridge
Planned Unit Development (PUD) Map and Development Standards; and
WHEREAS, public notice of the proposed PUD Unit Development Plan and Development Standards
and the associated Site Plan and Architectural Review of Lot 1 was published in the Argus Courier and
mailed to residents and occupants within 1000 feet of the project site all in compliance with state and
local law and a public notice sign was placed along each of the public streets proposed to provide
access to the project in accordance with Resolution 2018-107 N.C.S.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission as follows:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on the staff report, staff presentation, comments received and the public hearing, -the Planning
Commission makes the following findings based on substantial evidence in the record:
1. The proposed modifications to the Approved PUD Plan and Development Standards, made
effective by Ordinance 2206 N.C.S, on May 18, 2005 and updated on June 22, 2017, are minor in
nature (IZO 19.040.E. 4). The proposed modification to the PUD consists of 1) modifying the site
access so that separate access to Lot 2 is provided from a new driveway located on 20 Branching
Way (between the existing barn and 22 Branching Way) rather than across the vacant project site
and 2) modifying the Lot 1 building envelope so that approximately half the length of the south
building envelope line reverts to the original 30 -foot setback from the south/uphill property line.
This change is consistent with 19.040.E.4. as the consolidation from 4 vacant lots to 2 and the
associated elimination of the shared private roadway across the site, actually lessens rather than
increases impacts to road alignment. Specifically, the addition of a single -lot driveway
connecting Lot 2 to Branching Way in an effort to reduce overall project grading, pavement, and
tree loss does not constitute an alteration to the alignment of any public road. It does constitute
an alteration to the alignment of driveways, but this alterative will have a net reduction in
collective impacts. Additionally, the proposed modification to site design is consistent with
19.040.E.4, as no increase in unit yield results (four new residential units are now possible on the
four existing vacant lots, two new residential units are anticipated on the two lots proposed by the
PUD as modified, representing a net decrease in unit yield over the current condition).
2. As required by IZO 19.040.E.5, the proposed minor modification to the PUD Plan and Development
Standards comply with the findings of the original PUD, as stated by Zoning Ordinance 1072
Section 19A-300, and being as follows:
a. The proposed minor modification to the Unit Development Plan (PUD Map) and the
Development Standards will allow two developable lots with access to Lot 1 from the existing
driveway off Olive Street and access to Lot 2 from a new driveway off Branching Way. The
modification also includes adjusting the Lot 1 building envelope so that approximately half the
length of the south building envelope line reverts to the original 30 -foot setback from the
south/uphill property line, and to update the arborist reports.
b; This proposed consolidation of the Woodridge project to allow two vacant lots with split access
(Lot i accessing to Olive Street and Lot 2 accessing to Branching Way), will have a lesser
impact to Olive Street than would development of the original PUD plan. The new driveway
off Branching Way provides adequate access to Lot 2 without adversely affecting Branching
Way access and circulation. The new driveway to Branching Way does not introduce a design
Planning Commission Resolution No. 2019-02 Page 2
hazard because there are no conflicts with other driveways along Branching Way and
because adequate access for emergency vehicles is provided. The Fire and Public Works and
Utility Departments have reviewed the proposed configuration of the driveway from
Branching Way to Lot 2 and the proposed improvements and extension of the driveway from
Olive Street and have determined each to be adequate, as to be conditioned by the
Tentative Parcel Map.
c. The proposed minor modification to the Unit Development Plan continues to present a unified
and organized arrangement of buildings and service facilities which are appropriate in
relation to adjacent and nearby properties. The current access arrangement provides access
to each of the two proposed lots by way of the public street nearest its borders, thus presenting
an organized arrangement and a reduced need for grading and pavement. Adequate
screening is included as the 2017 modification to the PUD Map and Development Standards
results in preservation of more existing vegetation around the perimeter of the site than did
the currently valid Woodridge project, enabling more screening between existing and future
residences than would the currently valid Woodridge project.
d. The proposed minor modification will not be more impactful to the preservation of natural and
scenic qualities of the site than the currently valid 4 vacant lot Woodridge project; as noted
above the current proposal allows for additional tree retention over the 4 -lot project.
Residential development of the site is anticipated by and consistent with the City's General
Plan and Zoning Ordinance. The proposed modification to revert nearly half the Lot 1 southern
building envelope line to a distance of 30 feet from the southern property line is not more
impactful than the originally approved PUD as the 4 -lot PUD building envelops are set a
distance of 30 feet to this property line. The proposed 2 -lot plan with split access will allow a
residential project necessitating less grading, less pavement, and less tree removal than the
layout valid recordation in 2007 (it also represents a smaller reduction over the 2017 version).
Likewise, the proposed minor modification will not result in any reduction in private spaces
designated on the Unit Development Plan; in fact, the reduced density plan will result in larger
private outdoor spaces within the Woodridge PUD than does the currently valid 4 vacant lot
Woodridge project.
e. The proposed minor modification to allow split access to serve two developable lots rather
than access via the widening and extension of the existing driveway off Olive to serve the four
lots currently in existence, a partial reversion to the Lot 1 Building Envelope's south line back to
that dimension specified by the original PUD Development Standards, and updating the
referenced dates of the arborist reports will not be detrimental to the public welfare, will be in
the best interest of the City, and will be in keeping with the general intent and spirit of the
zoning regulations of the City of Petaluma and with the Petaluma General Plan. The
modifications will result in a reduction of grading, paving, and tree removal, than would the
currently valid four vacant lot project or than would be site development under a
conventional residential zoning designation. The site is designated for residential development
by the General Plan; the currently valid project resulted in the lowest density allowed under
the General Plan and the still lower density currently proposed is possible because of General
Plan Policy 1-P-4. Additionally, the Fire Prevention Department and the Department of Public
Works and Utilities have closely reviewed the currently designed driveways and the turn-
arounds and find each acceptable as to be conditioned by the Tentative Parcel Map.
3. The requirements of the California Environmental Quality Act (CEQA) were satisfied through the
preparation of an Initial Study, the drafting of a Mitigated Negative Declaration to avoid or reduce
to a level of insignificance potential impacts generated by the Woodridge Planned Unit District,
and City Council approval of that Mitigated Negative Declaration by Resolution 2005-053. As the
proposed development is now two single-family lots rather than four single-family lots and
modified access is proposed, use of an Addendum to the approved Woodridge Initial
Study/Mitigated Negative Declaration was considered. The City of Petaluma, as Lead Agency,
Planning Commission Resolution No. 2014-02 Page 3
ultimately determined that only minor additions or changes are necessary to make the previous
environmental document adequately apply to the modified project and determined that an
Addendum to the MND will sufficiently address any revisions or changes to the project and/or that
of the environmental setting. An Addendum to that Initial Study/Mitigated Negative Declaration
was prepared, dated February 13, 2019; it updates the original Initial Study and Mitigation
Measures to reflect the proposed downsized project, particularly relating to changed tree
conditions over the 15 -year period since the original arborist report and to modified driveway
access.
C. Based on its review of the entire record herein, including the March 12, 2019 Planning Commission
staff report, all supporting, referenced, and incorporated documents and all comments received and
foregoing findings, the Planning Commission hereby approves minor modification to the Woodridge
PUD Map and Development Standards, subject to the conditions of approval attached hereto as
Exhibit A.
ADOPTED this 12th day of March, 2019, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember
McDonnell
X
Chair Marzo
X
Vice Chair Alonso
X
Bauer
X
Gomez
X
Streeter
X
Wolpert
X
Scott Alonso, Vice Chair
ATT ST APPROVED AS TO FORM:
-I ther Hines, Com Psion Secretary Lisa Tennenbaum, ssistant City Attorney
Planning Commission Resolution No. 2019-02 Page 4
Exhibit A
Exhibit A
Conditions of Approval
The proposed Woodridge PUD Map and Development Standards will become valid upon the
recordation of the 2 -lot Woodridge Final Parcel Map.
2. All conditions adopted in conjunction with the Woodridge Tentative Parcel Map are herein
incorporated by reference as conditions of project approval.
3. All Mitigation Measure adopted by Resolution 2005-053 in 2005 in conjunction with the
Mitigated Negative Declaration for the Woodridge Rezoning and Tentative Subdivision Map
project, as modified by the Addendum prepared by the City in conjunction with the
proposed project to allow two vacant developable lots rather than the four, dated February
13, 2019, are herein incorporated by reference as conditions of project approval.
Prior to Final Map approval, as conditioned by the 2017 amendment of the Woodridge PUD
Development Standards, the Amended Woodridge PUD Development Standards shall be:
a. Finalized to reflect the following minor revisions:
• Table of Contents - Add 7.6 Tree Preservation,
• Page 7, at 1 1.4, 2nd bullet, change "or" to "and",
• Exhibit D - Label Lot 3/Wood, and
• Ensure consistent use of Primary Building Envelope, for example as the title of Exhibit D
and in the Table of Contents, and
b. Submitted to the City in digital and hard copy form.
5. Prior to Final Map approval, as approved by this 2019 amendment, the PUD shall be updated
such that:
• Development Standards Section 7.6 references the 2019 arborist updates and
• Attachment D and the PUD Plan reflect the split access points and the Lot 1 building
envelope modification to the southern line.
• Site Development section 7.7 is added stating:
Construction:
® Construction vehicle access shall be provided solely from the driveway directly
associated with the subject lot under construction (Lot 1 is to use Olive Street
and Lot 2 access is to use Branching Way).
■ All construction staging and storage shall be fully contained on the subject
parcel under construction.
• Site Development section 7.8 is added stating:
Construction of Lot 2:
■ Landscaping shall be provided between the abutting 22 Branching Way parcel
and the driveway to Lot 2, with the intention of screening views of and vehicle
light intrusion from the Lot 2 driveway; this shall be shown on the landscape
plans for consideration as part of Site Plan and Architectural Review for
construction on Lot2.
■ Construction vehicles shall not be permitted to park on the Branching Way
public right-of-way during construction of the Lot 2 driveway or the Lot 2 house.
• The Table of Contents are updated accordingly.
6. The Temporary Parcel Map approved by the City Engineer and Planning Manager shall
include conditions that:
Planning Commission Resolution No. 2019-02 Page 5
• Prior to issuance of the Certificates of Occupancy for Lots 1 and 2, all portions of
existing concrete sidewalk, curbs, gutter, and driveway approaches that are broken,
cracked or displaced '/2 inch or greater, along Olive Street and Branching Way
frontages, shall be removed and replaced with new concrete that meets City of
Petaluma standards. Pavement restoration from trenching and/or construction traffic
damage shall also be required per City Standard #219.
• Construction vehicle access shall be provided solely from the driveway directly
associated with the subject lot under construction.
• All construction staging and storage shall be fully contained on the subject parcel
under construction.
• Construction vehicles shall not be permitted to park on the Branching Way public right-
of-way during construction of the Lot 2 driveway or the Lot 2 house.
Should the 2 -lot Woodridge Tentative Parcel Map (TPM) expire or be withdrawn prior to
recordation of the Final Parcel Map, the herein approved Woodridge PUD Map and
Development Standards shall no longer be valid; rather the original 2005 Woodridge PUD
Map and Development Standards shall remain valid.
Planning Commission Resolution No. 2019-02 Page 6