HomeMy WebLinkAboutPlanning Commission Resolution 2019-01 01/08/2019RESOLUTION 2019-01
CITY OF i'
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR NORTHBANK PHASE III CONSISTING OF
43 NEW SINGLE-FAMILY HOMES AND REVISIONS TO SITE PLAN AND ARCHITECTURAL REVIEW
APPROVAL OF ARCHITECTURAL DESIGN ELEMENTS OF THE SINGLE-FAMILY HOMES IN NORTHBANK
PHASE I AND II IN THE RIVERFRONT MIXED-USE DEVELOPMENT LOCATED AT 500 HOPPER STREET
APN 136-690-009
File No: PLSR-13-0021
WHEREAS, on July 14, 2014, with approval of Resolution No. 2014-125 N.C.S., the City Council
certified an Environmental Impact Report for the Riverfront Mixed-use development and the Project is
substantially the same as the project analyzed in the Riverfront Mixed -Use development;
WHEREAS, on July 14, 2014 with approval of Resolution No. 2014-127 N.C.S., approving the Tentative
Subdivision Map for the Riverfront Mixed -Use development, the Petaluma City Council approved warrants
pursuant to the Central Petaluma Specific Plan and its implementing Smart Code to reduce the rear yard
setback requirements on 92 single-family lots including 43 of the lots under consideration in the subject
Project;
WHEREAS, Ordinance 2470 N.C.S., adopted by the City Council in June 2013 states in part that
"...Section 4 of the Amended SmartCode, entitled Urban Standards, will not apply to applications for
projects within the Central Petaluma Specific Plan area that are subject to the Subdivision Map Act
(California Government Code §66410 and following) and that are complete pursuant to the Subdivision
Map Act prior to the effective date of the Amended Smart Code, until the earlier of: six (6) years following
the effective date of the Amended SmartCode, or until all buildings of such projects that require
certificates of occupancy are completed and issued certificates of occupancy;"
WHEREAS, on July 19, 2018 Comstock Homes submitted applications to the City of Petaluma for
Site Plan and Architectural Review (SPAR) for development of Northbank Phase III consisting of 43 two-
story, single-family homes and on November 1, 2018 Comstock Homes submitted revisions to Site Plan and
Architectural Review of architectural design elements of homes approved in Northbank Phases I and II,
on a portion of the Riverfront Phase I Final Map, in the Riverfront Mixed-use development located at 500
Hopper Street ("the Project");
WHEREAS, the Riverfront Mixed -Use development had a complete subdivision application at the
time the Smart Code amendments were adopted and the application for the Project is being considered
within six years of the effective date of the Amended SmartCode and therefore, the Project is not subject
to Section 4 of the 2013 Smart Code;
WHEREAS, since approval of the Tentative Subdivision Map for the Riverfront Mixed -Use
development, the City has granted phased Final Map approvals, mass grading permits, Site Plan and
Architectural Review approvals for a 122 -room hotel and for 91 single-family homes, among other
approvals to implement the Riverfront Mixed -Use development;
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and
Architectural Review of the Project, on January 8, 2019, at which time all interested parties had the
opportunity to be heard;
WHEREAS, public notice of the Planning Commission hearing was published in the Petaluma Argus -
Courier and mailed to residents and occupants within 500 feet of the Project site in compliance with state
and local law.
Planning Commission Resolution No. 2019-01 Page 1
WHEREAS, at said hearing, the Planning Commission considered the staff report, dated January 8,
2019 and all public testimony provided prior to and at the public hearing.
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:
California Environmental Quality Act
3. The Project is substantially the same as the project analyzed in the Environmental Impact Report
certified by the City Council for the Riverfront Mixed -Use development.
General Plan
a. The Project is consistent with the City of Petaluma General Plan 2025 and the Central Petaluma
Specific Plan Mixed -Use land use designation in that single-family homes are principally
permitted uses on the Project site.
b. For the following reasons and subject to conditions of approval, the Project is consistent with
applicable General Plan policies:
I. Policy 1-P-2 states, "Use land efficiently by promoting infill development, at equal or higher
density and intensity than surrounding uses." The proposed project is infill development
within the UGB and within the development intensity criteria specified in the Smart Code.
ii. Policy 1-P-6 states, "Encourage mixed-use development, which include opportunities for
increased transit access." Riverfront includes a mix of commercial, residential and
recreational uses within walking distance of the Downtown SMART Station and bus stops
(at Lakeville Street/Caulfield Lane). The proposed project consists of 43 single-family
homes that are a part of the planned mix of uses for the Riverfront development.
iii. Policy 5-P-23 states, "Require the provision of pedestrian site access for all new
development." Pedestrian access is provided to the proposed homes along sidewalks that
will be installed on both sides of the streets. In addition, pedestrian access will be provided
to the recreational and shopping areas in the mixed-use Riverfront development including
to the play fields via a pedestrian path to be located east of Lot 2-6 and the Class I trails
along the perimeter of the Riverfront development.
iv. Policy 5-P-31 states, "Make bicycling and walking more desirable by providing or requiring
development to provide necessary support facilities throughout the city. Require projects
subject to discretionary approval to install public benches where appropriate." As noted
above, there are multiple pedestrian access points to the project site. In addition, bicycle
parking is provided in each garage and public seating will be provided on benches in the
central green and Riverfront Park.
v. Policy 9-P-12 states, "Maintain and expand Downtown as a hub of commercial and retail
activity with residential opportunities." The project will provide single-family housing in
proximity to Downtown and, in doing so, will facilitate patronage as directed by this policy.
Planning Commission Resolution No. 2019-01 Page 2
Central Petaluma Specific Plan
c. For the reasons described in the January 8, 2019 Planning Commission Staff Report, and subject
to conditions of approval, the Project is consistent with the goals, objectives and policies of
the Central Petaluma Specific Plan.
d. Subject to conditions of approval, the Project is consistent with all applicable development
standards of the General Urban (T-4) District contained in Section 4 -Urban Standards of the
2003 Smart Code including but not limited to lot coverage, setbacks (as warranted by City
Council Resolution No. 2014-127 N.C.S.), frontage type, frontage length, height, landscaping,
parking location of parking, quality of building materials, and environmental sustainable
design, and all other applicable sections of the 2013 Smart Code and the Implementing
Zoning Ordinance.
Implementing Zoning Ordinance
e. The project is consistent with Implementing Zoning Ordinance §24.010 - Site Plan and
Architectural Review, in that the Planning Commission finds the Project meets the standards
for Site Plan and Architectural Review as follows:
There is an appropriate use of quality materials and harmony and proportion of the overall
design. As designed, the project uses stucco, cementitious siding, board and batten siding,
wood corbels, wood knee braces, composition roof shingles, and standing seam metal
roofing. 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.
ii. The architectural styles are appropriate for the project, and compatible with the overall
character of the neighborhood. The project has five architectural styles that use design
elements of traditional American home design for the 43 two-story, single-family homes in
Northbank Phase III, along with revisions to architectural elements of 91 homes approved
in Northbank Phase I and II. The design choices are appropriate in that they provide visual
interest to the streetscape, are sufficiently varied to avoid a cookie -cutter appearance
and achieve a primary objective of the Riverfront project to create a pedestrian friendly
environment with useable front porches.
iii. The siting of the structure on the property as compared to the siting of other structures in
the immediate neighborhood is appropriate. Siting of the proposed homes is consistent
with the siting of the homes approved in Northbank Phase I and II and with the standards
of the Smart Code. The Smart Code establishes standards for building placement, frontage
types, minimum building frontage widths, and maximum building setbacks with which the
proposal, as conditioned complies.
iv. The size, location, design, color, number, lighting, and materials of all signs and outdoor
advertising structures will be considered if signs are proposed and when a sign permit
application is submitted.
v. The bulk, height, and color of the proposed structures is appropriate as compared to the
bulk, height, and color of other structures in the immediate neighborhood. Revisions to the
architectural element of Phase I and 11 do not result in changes to the bulk, height or color
of the original Site Plan and .Architectural approvals. There are no other structures in the
immediate neighborhood with which to compare the proposed structures and therefore,
the structures are compared to the applicable codes and the structures contemplated at
the Tentative Map stage of review and to the homes approved in Northbank Phase I and
ll. As proposed, the project complies with applicable height standards of the 2003
Planning Commission Resolution No. 2019-01 Page 3
SmartCode and the structures are the same as those approved in Northback Phase I and
II, as revised. The 2003 SmartCode does not contain bulk or color standards.
The proposed color schemes will be used for other single-family homes in the Northbank
project and are compatible with a wide range of colors and thereby do not impose
unreasonable constraint on color scheme selection for future development proposals on
the mixed-use and townhome sties to the north.
vi. Landscaping to approved City standards is proposed on the site in keeping with the
character and design of the site. The project site has no existing trees and proposes a
landscape plan including 91 trees planted from 24 -inch box containers consisting of 10
Marina Strawberry, 7 Western Redbud, 25 Smoke Trees, 27 Tuscarora Crape Myrtle, 21
Krauter Vesuvios Plum tees and one Live Oak tree. In addition to the trees, 930 shrubs plus
ground cover plantings and vines are proposed. Plant material proposed is in the Low
category of the Water Use Classification of Landscape Species (WUCOLS). Plant species
and the front yard landscape design is consistent with that approved for Phases I and II
and will create a cohesive neighborhood feel for the entire Northbank development.
vii. 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. Plans pertaining to pedestrian,
bicycle, or automobile circulation were routed to the Pedestrian Bicycle Advisory
Committee (PBAC) for review and recommendation. As a part of the Tentative Map
process, the circulation system was reviewed and approved for the entire Riverfront
project, including the subject single-family portion of the site, 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.
4. Based on its review of the entire record herein, including the January 8, 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 and wetback Warrants for the Project, subject to the conditions of approval attached
hereto as Exhibit A.
Planning Commission Resolution No. 2019-01 Page 4
ADOPTED this 8t" day of January, 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
Wolpert
X
ATTES,Tn . /1 APPROVED AS TO FORM:
Cher Hines, C mmission Secretary Lisa Tennenbaurn, Assistant City Attorney
Planning Commission Resolution No. 2019-01 Page 5
Exhibit A�]
SPAR CONDITIONS OF APPROVAL
Northbank Residences at Riverfront (Phase III) and
Northbank Residences Phase I and II Revisions
Located at 500 Hopper Street
APN: 136-690-009
File No. PLSR-16-0026
Standard Conditions of Approval
Planning Division
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with the plans and color/material board on file with the Planning Division and date
stamped January 2, 2019, 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 Riverfront Tentative Map and the MMRP of the Riverfront EIR 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 building permit issuance, all applicable development impact fees shall be paid.
5. At all times the site shall be kept cleared of garbage and debris.
6. The project shall comply with all performance standards of Implementing Zoning Ordinance Chapter
21 unless addressed in the Conditions of Approval of the Riverfront Tentative Subdivision Map or in the
Mitigation Measures of the Riverfront EIR, in which case the Riverfront COAs and Mitigation Measures
shall govern.
7. 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.
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.
9. 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. No signage is approved by this permit. Separate sign permits in compliance with the Smart Code or
Chapter 20 of the Implementing Zoning Ordinance, as applicable, shall be obtained prior to the
installation of signage.
Planning Commission Resolution No. 2019-01 Page 6
11. Prior to commencing construction activities, a sign shall be posted on the site regarding the allowable
hours of construction and contact information for complaints. Proof of sign installation shall be
provided to the Planning Manager prior to construction commencing.
12. All standpipes, check valves, and other utilities shall be placed underground or fully screened from
view by decorative screening structures or landscaping to be reviewed and approved by the
Planning Manager.
13. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions,
agents, officers, and employees from any claim, action, or proceeding against the City, its boards,
commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals
of the project, when such claim or action is brought within the time period provided for in applicable
State and/or local statutes. The City shall promptly notify the applicants/developers of any such claim,
action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition
shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the
City chooses to do so appellant shall reimburse City for attorneys' fees by the City.
14. All applicable Conditions of Approval of the Riverfront Tentative Subdivision Map and the mitigation
measures of Resolution No. 2014-125 N.C.S. certifying the Riverfront Mixed -Use development
Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) (herein
"Riverfront Approvals") are incorporated by reference and made conditions of approval. In the event
there is a conflict between the Riverfront Approvals and these conditions, the more restrictive shall
govern.
Special Conditions of Approval
Planning Division
15. City Council approval and recordation of Northbank Phase III Final Map shall be completed prior to
issuance of any Building Permits.
16. Plans submitted for Building Permit shall incorporate proposed green building measures as
represented in Project plans approved by the Planning Commission on January 8, 2019.
17. Vinyl or plastic shall not be used for gutters or downspouts. All gutters and downspouts shall be
aluminum, copper, steel, galvanized steel, zinc or other non -plastic material, subject to review and
approval by the Planning Manager.
18. Final window selection may include vinyl clad windows and shall be subject to Planning Manager
review and approval to ensure that the quality and detail of the windows selected are appropriate
for the project.
19. All windows with divided lights shall be true divided light windows or simulated divided light windows.
Windows with grids only between the glass are prohibited.
20. Recommendations of the February 16, 2017 Illingworth and Rodkin acoustical report to attenuate
noise through use of mechanical ventilation shall be implemented.
21. The following modifications to Phases I and II shown on Sheets A.64 through A.66 of the architectural
plans date stamped January 2, 2019 are approved: metal roofs, patio doors, shingle siding and, only
on non -street facing garages, garage doors. Modifications requested to window grids (shown on
sheet A.70) and to porch rails are not approved.
Planning Commission Resolution No. 2019-01 Page 7
Department of Public Works and Utilities
22. 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).
Fire Department.
23. Fire hydrants serving each phase of subdivision development shall be installed, inspected, tested, and
accepted prior to delivery of any combustible building materials for that phase of development.
Required fire apparatus access shall be maintained throughout construction. Combustible building
materials shall be stored within 250 feet of fire hydrants and within 150 feet of fire access roads.
24. Required off-site Emergency Vehicle Access shall be constructed and shall be inspected, tested and
accepted prior to delivery of combustible building materials.
Planning Commission Resolution No. 2019-01 Page 8