HomeMy WebLinkAboutResolution 2019-095 N.C.S. 06/17/2019Resolution No. 2019-095 N.C.S.
of the City of Petaluma, California
RESOLUTION OF THE CITY OF PETALUMA CITY COUNCIL
DENYING THE APPEAL FILED BY BILL AND RENEE TOMROSE AND
UPHOLDING THE PLANNING COMMISSION'S APPROVAL OF THE MINOR
MODIFICATION TO THE APPROVED WOODRIDGE PUD PLAN AND
DEVELOPMENT STANDARDS BY RESOLUTION NO. 2019-02 AND SITE PLAN AND
ARCHITECTURAL REVIEW OF THE NELSON RESIDENCE AT 111 OLIVE STREET
(WOODRIDGE LOT 1) BY RESOLUTION NO. 2018-03
APNs 008-232-057 and -060 and portions of -058 and -062
File No.: PLAP-19-0002
WHEREAS, by Resolution No. 2005-054 N.C.S., the City Council approved a Tentative
Subdivision Map (TSM) to subdivide a 2.7 -acre site into five residential parcels ranging in size
from 9,573 square feet to 22,873 square feet. The five -parcel residential subdivision consisted of
an existing house at 804 6th Street (Lot 5/the Wood/Langlois parcel) and 4 undeveloped parcels
(Lots 1 - 4) accessed from a driveway off Olive Street (Parcel A) that would be widened and
extended as a private street accessing all 4 lots. Concurrent actions included adopting a
Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA)
(Resolution No. 2005-053); and
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 (now APNs 008-232-057 through 062); and,
WHEREAS, on October 27, 2005 (as directed by conditions 2 and 7 of City Council
Resolution 2005-054 approving the Vesting Tentative Subdivision Map for the Woodridge
Subdivision) the Site Plan and Architectural Review Committee (SPARC) reviewed and
conditionally approved the final PUD Plan and Development Standards; and
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 reviewed
and accepted by city staff to represent the final Woodridge PUD Development Standards; and
WHEREAS, on June 22, 2017 a minor modification to the Woodridge PUD Plan and
Development Standards was administratively approved in conformance with Implementing
Zoning Ordinance Chapter 19.040.E to describe a reduced -density 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; and
WHEREAS, concurrent with the minor modification of the Woodridge PUD a Tentative
Parcel Map (TPM) to create the reduced density Woodridge Subdivision consisting of two
undeveloped parcels was approved administratively in conformance with Petaluma Municipal
Code Section, 20.20; and
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WHEREAS, the TPM approved in 2017 was never recorded consistent with Municipal
Code Section 20.20, thus leaving intact the 4 -unit subdivision; and
WHEREAS, on July 12, 2018, James Jensen, on behalf of Scott and Cailin Nelson,
submitted a new application for a 2 -lot Tentative Parcel Map (TPM) to replace the 4 residential
lots in existence over the vacant area of Woodridge Subdivision (recorded in 2007) and an
application for a minor modification to the Woodridge Planned Unit Development (PUD) Map
and Development Standards as updated in 2017 and consisting of modification to vehicular
access to provide access to Lot 1 via the existing Olive Street driveway and to Lot 2 via a new
driveway to Branching Way as well as modification to the south (front) setback of Lot 1 to 30
feet at its closest point, and modification to Development Standard 7.6 to reference the most
recent arborist reports of January 3, 2019 and September 18, 2018; and
WHEREAS, pursuant to Implementing Zoning §19.040(E)4, minor modifications to
approved PUDs, while they may be processed administratively by the Director, they may also be
referred to the Planning Commission for review and approval; and
WHEREAS, on July 12, 2018, James Jensen, on behalf of Scott and Cailin Nelson, also
submitted an application for Site Plan and Architectural Review approval for construction of a
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 Lot 1 of the Woodridge parcel map (111 Olive Street); and
WHEREAS, pursuant to the Woodridge PUD Development Standards (Section 11.2),
new home construction requires major Site Plan and Architectural Review at the discretion of the
Planning Commission; and
WHEREAS, the modifications to the Woodridge PUD are proposed to make the PUD
consistent with the SPAR proposal, therefore the Planning Director referred the proposed minor
modification Woodridge PUD to the Planning Commission for review concurrent with the SPAR
hearing; and
WHEREAS, the applicants held a neighborhood meeting at the Cavanaugh Center on
December 18, 2018; and
WHEREAS, story poles consistent with the proposed Nelson Residence were installed
onsite on February 17, 2019 approximately 22 days prior to the Planning Commission hearing
consistent with the Woodridge PUD requirement for story poles prior to the SPAR hearing and
consistent with the Planning Commission adopted Story Pole Policy; and
WHEREAS, public notice of the proposed minor modification to the Woodridge PUD
Unit Development Plan and Development Standards and the Site Plan and Architectural Review
for the Nelson Residence was published in the Argus Courier and mailed to residents and
occupants within 1000 feet of the project site on February 27, 2019 and a public hearing sign was
placed along each of the public streets proposed to provide access to the project, all in
compliance with state and local law; and
Resolution No. 2019-095 N.C.S.
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, an Addendum to the Woodridge IS/MND, dated February 13, 2019, has
been prepared pursuant to the provisions of Section 15164 of the CEQA Guidelines documenting
that no new significant environmental impacts which were not identified in the IS/MND would
result from the proposed project and that no previously identified significant impacts would be
substantially more severe in connection with the proposed project; and
WHEREAS, the Addendum, together with the IS/MND and supporting studies, satisfy
all of the requirements of CEQA and are adequate to serve as the required environmental
documentation for the proposed project, none of the conditions described in Sections 15162 or
15163 of the CEQA Guidelines calling for the preparation of a subsequent or supplemental
IS/MND have occurred in connection with the proposed project, and no further environmental
documentation needs to be prepared under CEQA; and
WHEREAS, on March 12, 2019, the Planning Commission held a duly noticed public
hearing to consider the application for minor modification to the Woodridge PUD Unit
Development Plan and Development Standards and the Site Plan and Architectural Review for
the Nelson Residence, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on March 12, 2019, the Planning Commission approved minor
modification to the Woodridge PUD Unit Development Plan and Development Standards
pursuant to Resolution 2019-02 including conditions of approval as outlined in Exhibit 1 and Site
Plan and Architectural Review for the Nelson Residence project pursuant to Resolution 2019-03
and including conditions of approval as outlined in Exhibit 1; and
WHEREAS, on March 26, 2019, Bill and Renee Tomrose filed an appeal to the City
Council of the Planning Commission's approval of Resolution 2019-02 approving minor
modifications to the Woodridge PUD Unit Development Plan and Development Standards and
Resolution 2019-03 approving Site Plan and Architectural Review for the Nelson Residence; and
WHEREAS, on May 23 and May 30, 2019, the appellant submitted additional
documentation relating to their appeal; and
WHEREAS, on May 31, 2019 a public notice sign was placed along each of the public
streets proposed to provide access to the project and on June 6, 2019 a public notice for the
appeal hearing before the City Council was published in the Argus Courier and mailed to all
property owners and occupants within 1,000 feet of the subject property; and
WHEREAS, a staff report dated June 10, 2019 and incorporated herein by reference
analyzed the appeal; and
WHEREAS, the City Council considered the appeal at a noticed public hearing on June
17, 2019, at which time all interested parties had the opportunity to be heard.
Resolution No. 2019-095 N.C.S.
NOW THEREFORE BE IT RESOLVED that on June 17, 2019 the City Council fully
considered all evidence presented before it and at the duly noticed public hearing regarding this
matter, and on the basis of the staff report, testimony, and other evidence, and the record of
proceedings herein, denies the appeal of Bill and Renee Tomrose filed with the City Clerk on
March 26, 2019 and upholds the Planning Commission's approval of Resolution 2019-02
approving minor modifications to the Woodridge PUD Unit Development Plan and Development
Standards and Resolution 2019-03 approving Site Plan and Architectural Review for the Nelson
Residence located at 111 Olive Street and incorporates the Conditions of Approval in Exhibit A
and Exhibit B which are attached to and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council, adopts the following findings for
denial of the appeal, as supported by the record of proceedings and pursuant to the associate
Conditions of Approval:
California Environmental Quality
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
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.
Furthermore, adequate hydrology review and planning has been conducted for the
modified and original project (including the Woodridge Subdivision Hydrology Memo,
prepared by Adobe Associates, Inc., dated May 30, 2018 which is consistent with the
drainage concept of the detailed Drainage Report, prepared by Steven J. Lafranchi &
Associates, Inc., dated January 30, 2006) and City Staff has determined that the
hydrology work conducted to date is appropriate for SPAR consideration and the scope
of the project. As a standard condition of approval, Public Works (Engineering) requires
submittal of final construction level hydrology calculations and plans prior to final map
approval and that acceptable drainage infrastructure is installed prior to occupancy.
Additionally, adequate geotechnical review and planning has been conducted for the
modified and original project (including an updated Geotechnical Report dated
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November 27, 2018 by Miller Pacific Engineering Group's and a Geotechnical
Investigation Report dated September 28, 2001) and City Staff has determined that the
geotechnical work conducted to date is appropriate for SPAR consideration and the scope
of the project. Final Geotechnical review is required as part of building permit review
and any recommendations of the final Geotechnical review will be incorporated into the
final construction drawings, as is standard City practice.
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.
Woodridge 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.
Findings Specific to Modification to 2017 Approved PUD Plan and Development Standards
4. 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
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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.
5. 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 1 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 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
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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.
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.
Findings Specific to Site Plan and Architectural Review
6. The required evaluation of the sensitivity of the SPAR proposal, as specified at PUD
Section 8.2 New Construction, can be made, as follows:
a. Responsiveness to potential privacy issues, particularly where lots abut existing
development.
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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 averaging approximately 42.5 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 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.
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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 additional landscaping is proposed within this
distance, the record indicates that efforts have been made to avoid view obstruction.
7. 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
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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 1/4 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
fayade 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 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
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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 (ISA ND) 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 plant material proposed is
in the Low or Moderate category of the Water 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 -
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family context, bicycle parking is presumed to be available within the residence. A
sidewalk system is existing on Olive Street.
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Exhibit A
PUD MODIFICATION CONDITIONS OF APPROVAL
Woodridge PUD
APNs 008-232-057 through 062
1. 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.
4. 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 11.4, 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
Resolution No. 2019-095 N.C.S.
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 Tentative Parcel Map approved by the City Engineer and Planning Manager shall
include conditions that:
• 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 1/2 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.
7. 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.
Resolution No. 2019-095 N.C.S.
SPAR CONDITIONS OF APPROVAL Exhibit B
Nelson House
Woodridge Lot 1
Located at 111 Olive Street
Planning Division
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.
6. All plantings shall be maintained in good growing condition. Such maintenance shall include,
where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular
watering. Whenever necessary, planting shall be replaced with other plant materials to insure
continued compliance with applicable landscaping requirements. Required irrigation systems shall
be fully maintained in sound operating condition with heads periodically cleaned and replaced
when missing to insure continued regular watering of landscape areas, and health and vitality of
landscape materials.
7. 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 andpedestrians.
8. 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 of any such claim, action, or proceeding. The City shall coordinate in the
Resolution No. 2019-095 N.C.S. Page 15
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 (with 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.
Resolution No. 2019-095 N.C.S. Page 16
d. Reduction of a minimum of 40 inches in roof height from that illustrated in plans approved by
the Planning Commission.
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.
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the i tov edas to
Council of the City of Petaluma at a Regular meeting on the 171h day of June 2019, r:
by the following vote:
3
City Aorney
AYES: Mayor Barrett; Fischer; Healy; Kearney; Vice Mayor McDonnell; Miller
NOES: None
ABSENT: King
ABSTAIN: None
ATTEST: i' `^
Deputy City Clerk Mayor
Resolution No. 2019-095 N.C.S. Page 17