HomeMy WebLinkAboutPlanning Commission Resolution 2018-32 12/11/2018CITY OF PETALUMA PLANNING COMMISSION
RESOLUTION OF THE PETALUMA PLANNING COMMISSION APPROVING SITE
PLAN AND ARCHITECTURAL REVIEW FOR FOUR SINGLE-FAMILY HOMES ON
LOTS 10, 11, 12 AND 13 IN THE SUNNYSLOPE II PLANNED UNIT DEVELOPMENT
LOCATED AT 674 SUNNYSLOPE ROAD
APN 019-203-008
File No.: PLMA-17-0006
WHEREAS, on June 14, 2018, Lafferty Communities submitted an application to the City of
Petaluma for Site Plan and Architectural Review (SPAR) to develop four (4) single-family homes with
associated site improvements on Lots 10, 11, 12 and 13 of the Sunnyslope II Final Map ("the Project");
and
WHEREAS, on December 20, 2010, with approval of Resolution Nos. 2010-228 N.C.S., the City
Council certified a Mitigated Negative Declaration (MND) for the larger Sunnyslope II Subdivision and
PUD Project; and
WHEREAS, on December 20, 2010, with approval of Resolution Nos. 2010-229 N.C.S., the City
Council adopted the Sunnyslope II Planned Unit Development (PUD) and Development Standards; and
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; and
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; and
WHEREAS, on December 11, 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; and
WHEREAS, public notice of the December 11, 2018 Planning Commission hearing was published
in the Petaluma Argus -Courier and mailed to residents and occupants within 1,000 feet of the Project
site in compliance with state and local law; and
WHEREAS, a public hearing sign was posted on site at least 17 days prior to the Planning
Commission meeting, consistent with the City Council Resolution No. 18-107; and
WHEREAS, on December 11, 2018, the Planning Commission considered the staff report dated
December 4, 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. 2018-32 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 I -P-3: Preserve the overall scale and character of established residential
neighborhoods.
Existing buildings surrounding the project site consist of detached single-family dwellings
of varying sizes, heights and styles. The proposed project would locate four new homes
on lots with similar setback requirements and would include landscaping and privacy
screening trees. As such, the proposed project has the ability to materially relate to the
existing neighborhood scale and character.
C, Goal I -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 homes on Lots 10, 11, 12 and 13 are located on and oriented toward Oak
Knoll Court with moderate slopes over 10%. All lots are not visible from the viewshed
points identified at General Plan EIR Figure 3.11-1, nor the viewing platforms identified
at Implementing Zoning Ordinance § 16.040(Q). Views of the project site are generally
obstructed by elevation, vegetation or buildings along surrounding streets. Lastly, the
project's proposed new tree plantings would serve to further reduce visibility of the
homes, 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.
Planning Commission Resolution No. 2018-32 Page 2
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.
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 result 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 December 4, 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 December 4, 2018 Planning Commission staff report, the
project meets or exceeds the objectives, standards, and guidelines of the Hillside
Ordinance.
b. The project includes four new homes that use similar form and massing as single-family
homes in the surrounding neighborhood. The project includes four detached single-
family homes on separate lots. The project also steps the building foundation down
(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
Planning Commission Resolution No, 2018-32 Page 3
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
appropriately balances competing policy objectives relating to retain the other
habitat types by locating the new homes in the flattest portion of the site as well as
through a new private driveway that is accessible by fire apparatus. Moreover, the
project includes new on-site tree planting which satisfy the mitigation requirements of
IZO § 17.065 and which also assist with the screening of views from abutting existing
residences. Lastly, a tree protection plan has been prepared in conformance with IZO
§ 17.070 and which ensures construction activities do not harm trees to be preserved.
For these reasons, the design and site layout of the hillside project is respective of and
protects the natural environment to the maximum extent feasible.
d. The project sites new homes in locations that maximizes screening. The project
appropriately balances competing policy objectives for hillside development by
locating the new homes in the flattest portion of the site as well as through a new
private driveway that is accessible by fire apparatus. Moreover, the project includes
new on-site tree planting which satisfy the mitigation requirements of IZO § 17.065 and
which also assist with the screening of views from abutting existing residences. Lastly, a
tree protection plan has been prepared in conformance with IZO § 17.070 and which
ensures construction activities do not harm trees to be preserved. For these reasons,
site grading has been designed to be as minimal as possible to achieve sensitive hillside
design, minimize tree removal and provide safe site access and required parking.
Implementing Zoning Ordinance
8. The Project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and
Architectural Review, in that the Planning Commission finds that it meets the standards for Site
Plan and Architectural Review as follows:
a. There is an appropriate use of quality materials and harmony and proportion of the overall
design.
As designed, the project uses lap siding, board and batten siding, stucco, wood
fascia/barges, concrete slate tile roof materials, composition roof shingles, brick and stone
finishes. The main mass of the buildings, the size and placement of windows, and the use
of varied roof forms, building projections, and dormers are in harmony and in proportion
with the overall building designs.
b. The architectural style is appropriate for the project, and compatible with the overall
character of the neighborhood.
The project consists of 3 two-story and 1 three-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 and topography, are sufficiently varied to avoid a
repetitive appearance and achieve a primary objective of the Sunnyslope II PUD project
to create custom designed homes that fit within the surrounding neighborhood that
includes one and two-story detached single-family homes. The siting of the structures, as
compared to the siting of other structures in the immediate neighborhood, is considered
compatible through their compliance with standards set forth in the Sunnyslope II PUD.
Planning Commission Resolution No. 2018-32 Page 4
C. The siting of the structure on the property as compared to the siting of other structures in
the immediate neighborhood is appropriate.
Siting and setback requirements for the proposed single-family homes were determined
as part of the Sunnyslope II subdivision approval. The standards of the Sunnyslope II PUD
will ensure compatibility in structure siting that is reflective of the surrounding single-family
neighborhood. The Sunnyslope II PUD establishes standards for building placement,
frontage types, minimum building frontage widths, and building setbacks with which the
proposal, as conditioned, complies per the setback PUD standards listed in Table 1 above.
d. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures.
No signs are proposed with the subject application. Therefore, this finding is not
applicable.
e. The bulk, height and color of the proposed structures is appropriate as compared to the
planned bulk, height, and color of other structures in the immediate neighborhood.
Structures in the immediate neighborhood consist of single-family residences in
established residential subdivisions to the north, west, and east, and unincorporated low-
density properties to the south. The proposed single-family homes will be constructed
adjacent to future single-family homes within the Sunnyslope II subdivision to the south
and west. The proposed bulk, height and color of the proposed Phase III 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 10, 11, 12, 13 and 14 have approximately 13 existing trees within the limits of the
development area, of which only one will be preserved. All trees within the private open
space easement will be retained, and trees #36 and #37 on Lot 013 are subject to
protection measures. 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 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
Planning Commission Resolution No. 2018-32 Page 5
for the entire Sunnyslope II subdivision project, including the subject single-family homes on
Lots 10, 11, 12 and 13. 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 December 4, 2018 Planning
Commission Staff Report, all supporting referenced, and incorporated documents and all
comments received and foregoing findings, the Planning Commission hereby approves Site
Plan and Architectural Review for the Project, subject to the conditions of approval attached
hereto as Exhibit A.
ADOPTED this 11 th day of December, 2018, by the following vote;
Commission Member
Aye
No
Absent
Abstain
Councilmember Healy
X
Chair Marzo
X
Vice Chair Alonso
X
Bauer
X
Benedetti-Petnic
X
Gomez
X
Wolpert
X
ATTEST,:
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' 11y{
riY
i V
He '�fher Hines, Co = ission Secretary
tea.
Scott Alonso, Vice Chair
APPROVED AS TO FORM;
Lisa Tennenbau i, Assistant City Attorney
Planning Commission Resolution No. 2018-32 Page 6
SPAR CONDITIONS OF APPROVAL
The Oaks at Sunnyslope (Lots 10, 11, 12, and 13)
Located at 674 Sunnyslope Road
APN: 019-203-008
File No. PLMA-17-0006
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 October 15, 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.
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, 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.
8. 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.
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.
10. 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.
11. 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.
Planning Commission Resolution No. 2018-32 Page 7
12, 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.
13. 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.
Special Conditions of Approval
Planning Division
14. Plans submitted for building permit shall include a revised and corrected Green Point Checklist
indicating a minimum of 120 points for each home that has been verified by an qualified 3rd
party. Additionally, prior to final inspection and certificate of occupancy, the applicant shall
submit verification of as built conditions by a qualified 3rd party that green points of at least 120
have been obtained.
15. All multi -pane 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.
16. All building -mounted lighting shall be dark sky compliant and shall conform to the glare
standards at Implementing Zoning Ordinance §21.040(D).
17. The applicant will continue to work with Planning Division staff and the neighbor at 440
Clearview Place to determine the appropriate location for the planting of new trees along the
portion of the neighbor's northern property line that is shared with Lot 10.
18. The applicant will work with Planning Division staff to explore and incorporate carbon free
electricity into the proposal, as it is feasible.
19. The applicant will continue to work with Planning Division staff to refine the configuration,
contours and materials for all associated retaining walls in an effort to bring them into greater
alliance with the Hillside Ordinance.
Department of Public Works and Utilities
20. 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).
21. 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. 2018-32 Page 8
Fire Department
22. New buildings located in any Fire Hazard Severity Zone or any Wildland-Urban Interface Fire
Area designated by the enforcing agency constructed after the application date shall comply
with the provisions of this chapter. CBC 701 A.3
This structure is within the boundaries of the Wildland-Urban Interface (WUI) Fire Area
as designated by PMC 17.20.040. Buildings constructed in this zone are subject to the
requirements outlined in CBC 107A.3
23. Approved automatic sprinkler systems in new buildings and structures shall be provided in
locations described in this section. Additional local requirements are described in Sections
903.2.1 through 903.2.19.1.2 and may supersede the following requirements. The most
restrictive requirement shall apply. CFC 17.20 903.2
24. Installation the fire sprinkler system requires approved plans and permit from the Fire Prevention
Bureau prior to work commencing. The owner/contractor shall submit a permit application
with three (3) sets of plans, cut sheets, and calculations. This system must comply with NFPA
13D.
Planning Commission Resolution No. 2018-32 Page 9