HomeMy WebLinkAboutPlanning Commission Resolution 2019-03 03/12/2019RESOLUTION
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CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
NELSON RESIDENCE AT 111 OLIVE STREET (WOODRIDGE PUD LOT 1)
APNs 008-232-057 and -060 and portions of -058 and -062
FILE NO: PLSR-18-0020
WHEREAS, James Jensen, on behalf of Scott and Cailin Nelson, submitted an application for a 2 -
lot Tentative Parcel Map (TPM) to replace the 4 residential lots now in existence over the vacant area of
Woodridge Subdivision (recorded in 2007), a Planned Unit District (PUD) Plan and Development Standards
modification that includes a Lot 1 building envelopment adjustment to accommodate the proposed
siting of the new single-family house, and Site Plan and Architectural Review approval for subsequent
construction of a new two-story single-family residence with an attached 3 -car garage, a detached
cabana, a pool and landscaping, accessed from the existing private drive between 101 and 125 Olive
Street, at proposed Loi 1 of the Woodridge parcel map, proposed to be addressed as 111 Olive Street
(proposed Lot 1 is now APNs 008-232-057 and -060 and portion of -058 and -062);
WHEREAS, pursuant to the Woodridge PUD Development Standards (Section 7.2), new home
construction requires major Site Plan and Architectural Review by the Planning Commission;
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;
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 Site Plan and Architectural Review for the Nelson
Residence (and the associated Woodridge PUD Unit Development Plan and Development Standards)
was published in the Argus Courier and mailed to residents and occupants within 1000 feet of the project
site and a public notice sign was placed along each of the public streets proposed to provide access to
the project, all in compliance with state and local law.
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:
California Environmental Quality Act
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,
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
Planning Commission Resolution No, 2019-03 Page 1
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.
General Plan
2. The Project is consistent with site's General Plan land use designation of Low Density Residential
since it consists of a single-family residential use. The 3 total lots that would comprise the
Woodridge PUD upon vesting of the 2019 modification of the PUD (the Wood house facing 6th
Street and the 2 vacant lots) result in a general density below the applicable range; however
General Plan Policy 1-P-4 provides an exception to minimum density for projects where an existing
residence is retained. The current Woodridge project proposes retention of the existing residence
located at 804 6th Street, thus maintaining the existing development pattern of 6th Street and
retaining the original home as a cohesive part of the surrounding streetscape. While the reduction
in development potential and eventual density of the TPM would be below the minimum density
range designated for the Low Density land use designation, the changed condition not only
retains the existing residence (Policy 1-P-4) but also accommodates hillside subdivision provisions
(which have been incorporated into the PUD Development Standards), minimizes grading, and
reduces tree removal on the infill site within an established neighborhood. The project is consistent
with General Plan 1-P-16 in that the reduced density assists in the preservation also of natural assets
and the deduction of alteration to hillside topography through grading and paving.
Woodridqe PUD
3, The project site is zoned PUD and its development is governed by the amended Woodridge PUD
(approved by City Council and the Site Plan and Architectural Review Committee in 2005 and
modified in 2017 to correspond to the proposed downsizing of the development to two vacant
lots). To accommodate the proposed house and site plan design, a minor modification to the
PUD has been proposed, including reverting approximately half the length of the south building
envelope line back to the original 30 -foot setback from the south/uphill property line, and
modifying the site plan such that access to Lot 2 comes from Branching Way rather than across
Lot 1 and the driveway across Lot 1 is eliminated. As demonstrated by the Planning Commission
staff report dated March 5, 2019, the Project conforms to applicable Woodridge PUD standards,
see Table 1: Compliance and Architecture, as conditioned. The story poles were installed as
required and the required Visual Analysis from public streets prepared.
4. The required evaluation of the sensitivity of the SPAR proposal, as specified at Section 8.2 New
Construction, can be made, as follows:
a. Responsiveness to potential privacy issues, particularly where lots abut existing development.
The proposal is responsive to potential privacy issues by utilizing distance and existing and
proposed landscape screening. The house maintains a minimum setback of 30 feet to all
property lines and a setback of approximately 43 feet to the south/uphill property line and is
at least 63 feet to all other property lines. Where trees now exist, particularly along the west
and north property lines, most have been retained to screen views between homes; trees 50-
52 must be removed to accommodate the driveway, but all remaining trees along this western
property line will remain.
The outdoor activity space of the development, including the pool and patio area, will be
primarily .screened from the Raymond Heights properties by the combination of having a lower
elevation, tree preservation and planting, the garage of the house, and the cabana.
Properties north/below the primary outdoor activity space will be screened from the area by
Planning Commission Resolution No. 2019.03 Page 2
difference in elevation, existing and proposed tree planting, and distance. The property to the
south/uphill (Tomrose) will be screened from the primary outdoor activity space by elevation
difference and the new house.
b. Minimization of drainage and grading impacts, particularly as they relate to downhill
development and public views.
Drainage and grading impacts are greatly reduced by consolidating the four vacant
Woodridge lots into two vacant lots. Grading impacts have been reduced with this 2 -lot
project by approximately half over the 4 vacant lot project; grading is limited by the use of
retaining walls, each less than 5 feet as directed by PUD Section 7.6. Drainage impacts will be
mitigated by the installation of the stormwater detention system as part of the subdivision
improvements, as well as the implementation of Bay Area Stormwater Management Agencies
Association (BASMAA) requirements with during the custom development of Lot 1.
c. Avoidance of potential grading and irrigation impacts to existing trees (particularly native oak
trees).
The arborist has reviewed the project plans. The site plan and grading design has been
prepared in coordination and compliance with the recommendations of the project arborist,
Storm drainage and sanitary sewer lines have generally been moved to be outside of existing
tree driplines (particularly native oaks). This plan was designed to preserve 3 of the 4 native
oak trees that have grown into the base of the undocumented fill by not developing over that
area. The irrigation concept plan does not include irrigation under the drip lines of any
preserved tree. (During construction, certain trees may be irrigated as directed by the arborist.
Upon completion of the subdivision improvements and the custom development of Parcel 1,
no existing trees will be irrigated unless specifically directed by the project arborist.)
d. Avoidance of view obstruction to neighboring properties on Olive Street, Raymond Heights,
Sixth Street, and Branching Way
The distance between the proposed house and abutting homes as well as preservation of
existing vegetation and the downsloping nature of the site has resulted only in two known
concerns about the obstruction of views.
Upon placement of the story poles, the uphill neighbor communicated concern about view
obstruction. The applicant provided an Uphill Photo Site Exhibit and an Uphill Massing Study
Section. The record, including these exhibits, demonstrates that the project was designed to
avoid view obstructions by: offsetting the proposed house to the west of the uphill house to
the extent practical, siting the proposed house below the uphill garage (and the bedroom
over the garage) rather than directly below the main living spaces of the uphill house.
Additionally, the proposed PUD modification to allow access to Lot 2 from Branching Way will
enable the Lot 2 house to be sited at a greater distance from the Tomrose house, minimizing
view obstructions. Furthermore, the proposed house respects the PUD height limit and was
designed into the hillside as directed by the hillside protection language incorporated into the
modified PUD. Lastly, construction on the three lots now recorded directly below the Tomrose
property, each with a building envelope 30 feet from the Tomrose property, would have a
more significant impact on uphill views if they were proposed for development rather than the
proposed house and the future house at Lot 2. The record also notes that the applicant
considered a range of alternatives to further lower the finished floor elevation of the proposed
house after learning of their neighbor's concern, but, did not find any feasible. Views to
Sonoma Mountain will continue to be largely visible over the proposed house and, while a
portion of city views are blocked by the proposed house, a larger portion of city views remain.
Three neighbors west and south collectively submitted a letter noting their concern that the
cabana will block their views of "trees or anything else behind" their houses. As this single -story
structure sits 33 feet from the Raymond Heights property line and 20 feet to the 6th Street
property line and as in both cases trees exist and will be retained within this distance and as
Planning Commission Resolution No. 2019-03 Page 3
additional landscaping is proposed within this distance, the record indicates that efforts have
been made to avoid view obstruction.
Site Plan and Architectural Review
5. All the required findings for Site Plan and Architectural Review found at Implementing Zoning
Ordinance §24.010 (G) (1) can be made, as follows;
a. The appropriate use of quality materials and harmony and proportion of the overall design.
As designed, the project uses painted wood siding (board and batten and horizontal) with
wood trim and columns and rails in the same color, a black standing seam metal roof with
gutters and downspouts to match, and local splitface basalt tiles on the watertable below the
rear/north facing porch. The main mass of the buildings, the size and placement of windows,
and the use of varied roof forms, building projections, and porches are in harmony and in
proportion with the overall building design.
b. The architectural style should be appropriate for the project in question, and compatible with
the overall character of the neighborhood.
The project consists of a two-story home and an ancillary one-story cabana, as well as site
development, over more than an acre. The project uses elements of traditional American
home design and symmetry, which is compatible with the overall character of the traditional
neighborhood, The design choices are appropriate in that they provide visual interest to all
four sides. The house is custom designed to the lot dimensions and topography, and it
achieves a primary objective of the Woodridge PUD to encourage quality homes. The siting
of the home, while not orientated to a public street as seen with homes around the perimeter
of the block, is respectfully sited, being no closer than 30 feet to any property line, retaining
perimeter trees that provide screening, and proposing four-sided architecture so that no
existing home is faced with a blank wall or utilitarian fagade.
The house is larger than most other homes of the neighborhood, but its siting on over an acre,
where most area houses sit on less than a 'A acre, is anticipated to ease any incompatibility.
Additionally, the larger house size is compatible with the General Plan West Hills subarea
description of the area as one with a wide range of home styles and sizes, rather than one
with a homogeneous house size. The proposed structures are also considered compatible
through their compliance with standards set forth in the Woodridge PUD.
c. The siting of the structure on the property, as compared to the siting of other structures in the
immediate neighborhood.
The two-story home is sited at least 30 feet from the nearest property line, 60 feet or more from
all other property lines. The 30 -foot setback is only used for one corner of the home, with the
home then pivoted so that much of the other corner of that front fagade maintains 56 feet to
that property line. The proposed setbacks are larger than the norm for the block to provide a
buffer to the infill development and to respect of the existing neighborhood. The standards of
the Woodridge PUD are intended to ensure compatibility in structure siting. The proposed siting
is consistent with the existing Woodridge PUD building envelope, as modified to reflect the 2
vacant lot project with split access and as listed in Table 1 below.
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 as compared to the bulk, height, and
color of other structures in the immediate neighborhood.
Structures in the immediate neighborhood consist of single-family residences in established
residential neighborhoods. The proposed single-family home will be constructed adjacent to
Planning Commission Resolution No. 2019-03 Page 4
the future single-family home on Woodridge subdivision Lot 2 to the east. The proposed bulk,
height and color of the proposed new single-family home will be compatible with the existing
adjacent single-family homes in that the bulk, while greater than most neighboring structures,
is eased by varied elevations, roof shapes, and articulated building height. The accessory
structures proposed are single story and located away from the main residence to provide a
transition from neighboring homes. The two-story height of the proposed house is compatible
with the residential neighborhood of one- and two-story homes, and the simple color palette
of white with black accents is compatible with the neighborhood. The house is also in
compliance with the approved PUD standards, particularly the height requirement which is
specific to the hillside situation.
f. Landscaping to approved City standards shall be required on the site and shall be in keeping
with the character or design of the site. Existing trees shall be preserved wherever possible and
shall not be removed unless approved by the Planning Commission.
With approval of the Woodridge subdivision and CEQA document (IS/MND) in 2005, trees were
approved for removal, including trees protected by the Implementing Zoning Ordinance.
Many of these trees had to be removed to accommodate the 20 wide driveway that was
required from Olive Street up to the Woodridge site and the 22 -foot -wide shared road (and
the associated retaining walls) necessary across Lots 1, 2, 3, and 4 to provide their access;
other tree removal would be necessary to construct the four intended homes. Tree removal
for the currently proposed two -lot tentative parcel map and the proposed new house and site
development is notably less than permitted for the original Woodridge project. Proposed
residential development of Lot 1, now before Planning Commission, necessitates removal of
only 5 trees, all of which would be lost with build out of the original Woodridge project.
Replacement of the two protected trees is required and the landscape plan notes
replacement trees.
Generally, trees are retained, especially along property lines where they can continue to act
to screening between neighboring residents. The project also proposes a landscape plan
around the house that is consistent with City standards including tree protection measures
pursuant to Mitigation Measures Biological Resources 1 - 4.
The proposed landscape plan includes trees planted from 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 around the house. The understory of the house is proposed
to be screened by landscaping and the site design includes wide planters specifically to
accomplish this. All plan` material proposed is in the Low or Moderate category of the Wafer
Use Classification of Landscape Species (WUCOLS).
g. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and
bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and
convenience and shall conform to approved City standards.
Ingress and egress to the proposed house will come from the existing driveway off Olive Street.
The TPM requires that the driveway is upgraded to the specifications of the Fire Prevention
Department and the Department of Public Works and Utilities. More offsite parking is provided
than the PUD Development Standards require which is appropriate given the distance to
public street parking (on Olive). In the single-family context, bicycle parking is presumed to
be available within the residence. A sidewalk system is existing on Olive Street.
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 Site Plan and Architectural Review for
the Nelson House, subject to the conditions of approval attached hereto as Exhibit A.
Planning Commission Resolution No. 2019-03 Page 5
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
ATTEST: APPROVED AS TO FORM:
f v
r Hines, Commission Secretary Lisa Tennenbaum, Assistant City Attorney
Planning Commission Resolution No, 2019-03 Page 6
Exhibit A
Nelson House
Woodridge Lot 1
Located at 111 Olive Street
Currently APNs 008-232-057 and -060 and portions of -058 and -062,
to be renumbered upon recordation of FPM
FILE NO: PLSR-18-0020
Planning Division
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with the architectural plans dated 9/6/18, the landscape concept plans dated
7/5/18, the site plan dated 2/25/19, and the color/material board on file with the Planning Division,
except as modified by these conditions of approval.
2. Prior to the issuance of any construction permits, these conditions of approval, the conditions of
approval of the Tentative Parcel Map, and the Woodridge MMRP (resulting from the 2019
Addendum to that Initial Study/Mitigated Negative Declaration) the shall be included with the plan
set. A copy of the approved plans shall be maintained on-site when construction activities are
occurring.
3. At building permit issuance, the applicant shall provide the City with an electronic copy of
final/approved construction documents in portable document (PDF) format.
4. Prior to the certificate of occupancy being issued, all applicable development impact fees shall be
paid. Development authorized by this approval is subject to all applicable development impact
fees.
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.
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.
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.
9. 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
Planning Commission Resolution No, 2019-03 Page 7
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.
10. All applicable Conditions of Approval of the Woodridge Tentative Parcel Map and the mitigation
measures resulting from the 2019 Addendum to the Woodridge Initial Study/Mitigated Negative
Declaration are incorporated by reference and made conditions of approval.
Special Conditions of Approval
Planning Commission
11. Prior to building permit issuance, the plans shall note that the body and trim of the house shall be a
more subdued hue of white than the winter white shown on the approved colors and materials
board (such as "moonlight" on the same color card).
12. Prior to building permit issuance, the plans shall note relevant green building measures as specified
on the applicant's Proposed Building Measure Above Mandatory CalGreen lists (items 1 - 5). Prior
to building permit final, those five measures shall be in place. Should any of the five items prove
impractical, it shall be substituted with an equal measure subject to staff review and approval,
13. Prior to building permit issuance, the landscape architect shall further consider the proposed
landscaping species and placement between the approved house and the uphill (Tomrose) house,
and the building permit plans shall propose landscaping which screens views of the (Nelson) house
from the uphill (Tomrose) house to the maximum extent while resulting in the least view obstruction
above the house, subject to staff review and approval. The landscape architect shall provide a
written statement supporting their suggested species and arrangement.
14. Construction deliveries or vehicles shall only access Lot 1 from Olive Street.
15. Construction staging and storage shall remain on-site on Lot 1 and shall not occur on Woodridge
Lot 2.
Planning Division
16. Prior to building permit issuance, the Final Parcel Map creating the parcel (Lot 1) shall be approved
and recorded. This recordation will replace the 4 vacant residential lots of the Woodridge
Subdivision and PUD recorded in 2007 with the 2 vacant residential lots currently proposed. The
recordation will also result in the amended Woodridge PUD Plan and Development Standards
dated 2019 becoming valid and replacing the currently valid PUD Plan and Development
Standards dated 2006 and make the Mitigation Measures resulting from the 2019 Addendum to the
Woodridge Initial Study/Mitigated Negative Declaration replace those of the 2005 Woodridge Initial
Study/Mitigated Negative Declaration.
17. Plans submitted for building permit shall include;
a. The cabana revised to full comply with the height requirement, subject to staff review and
approval. Any portion of the cabana located outside of the building envelope shall not exceed
18 feet from the roof to natural grade directly beneath.
b. All grided windows shall have simulated grids (wi-[h grids on the exterior side of the windows) or
be true divided light windows. Windows with grids only between the interior/exterior glass panes
are prohibited.
c. Garage and front door specification, subject to staff review and approval
Planning Commission Resolution No. 2019-03 Page 8
Department of Public Works and Utilities
18. Prior to the issuance of a building permit, the construction level geotechnical report required with
the subdivision improvement plan and building permit submittals shall address foundation type(s)
for any proposed retaining walls and building foundations. The applicant shall notify adjacent
property owners at least one week in advance prior to starting any construction.
19. Stormwater Detention System shall be designed for 2,5, 10, 25, and 100 -year design storms.
20. Prior to the issuance of a building permit, per California Code of Regulations Title 23. Waters Division
2. Department of Water Resources Chapter 2.7. Model Water Efficient Landscape Ordinance §
492.3, the applicant must submit a Landscape Document Package with the building permit
application including a soil management report, irrigation design plan, and applicant signature
and date with statement, "I agree to comply with the requirements of the water efficiency
landscape ordinance and submit a complete Landscape Document Package".
Fire Department
21. The proposed access and turnaround are accepted. Any modifications to the access road shall
be submitted for review and approval by the Petaluma Fire Department.
Planning Commission Resolution No. 2019-03 Page 9