HomeMy WebLinkAboutPlanning Commission Resolution 2019-12 07/23/2019APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR
CONSTRUCTION OF SINGLE-FAMILY HOMES ON LOTS 7,8 AND 9 IN
THE SUNNYSLOPE II PLANNED UNIT DEVELOPMENT LOCATED AT 674
SUNNYSLOPE ROAD
APN 019-203-008
File No.: PLMA-17-0006
WHEREAS, on February 7, 2019, Lafferty Communities submitted an application to the City of
Petaluma for Site Plan and Architectural Review (SPAR) to develop three (3) single-family homes with
associated site improvements on Lots 7, 8 and 9 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 July 23, 2019, the Planning Commission held a duly noticed public hearing to
consider this Site Plan and Architectural Review application for development of Lots 7, 8 and 9, at which
time all interested parties had the opportunity to be heard; and
WHEREAS, public notice of the July 11, 2019 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 July 23, 2019, the Planning Commission considered the staff report dated July 16,
2019, 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. 2019-12 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 1-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 7, 8 and 9 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.
The project would provide for the continuance of a residential development pattern
Planning Commission Resolution No. 2019-12 Page 2
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 July 16, 2019, 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 July 16, 2019 Planning Commission staff report, the
project meets or exceeds the objectives, standards, and guidelines of the Hillside
Ordinance.
b. The project includes three new single-family homes on three separate lots that use
similar form, massing and siting, as other homes in the surrounding neighborhood.
Specifically, the proposed building masses are stepped through grading, in a manner
that blends the built form with the natural slope of the hillside, The project also varies
roof pitches and planes to reduce bulk and mass. These discrete roof forms break the
massing smaller building components, but enable the primary roof design to follow the
progression of the natural slope. Overhangs and porches are included in the massing
to produce changes in plane that provide shadow and depth in the design.
Additionally, shifts in exterior 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 also complies with the maximum building height of
Implementing Zoning Ordinance § 16.060(D) (1). For all these reasons, the design, scale,
Planning Commission Resolution No. 2019-12 Page 3
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,
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 the roof materials, composition roof shingles, 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 one three-story and two two-story single-family homes in three
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. 2019-12 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 11 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. The proposed
bulk, height and color of the proposed 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.
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.
Consistent with the previous approvals, Lots 7, 8, and 9 have approximately six existing trees
within the limits of the development area, of which only three will be preserved. 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).
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
for the entire Sunnyslope II subdivision project, including the subject single-family homes on
Lots 7, 8 and 9. The pedestrian, bicycle and automobile circulation plan included with the
Planning Commission Resolution No. 2019-12 Page 5
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 July 24, 2019 Planning Commission
Staff Report, all supporting referenced, and incorporated documents and all comments
received and foregoing findings, the Planning Commission hereby approves Site Plan and
Architectural Review for the Project, subject to the conditions of approval attached hereto as
Exhibit 1.
ADOPTED this 231h day of July, 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
Potter
X
Streeter
X
ATTEST:
Scott Alonso, Vice Chair
APPROVED AS TO FORM:
Ten'nenbauri, Assistant City Atorney
Planning Commission Resolution No. 2019-12 Page 6
SPAR CONDITIONS OF APPROVAL
The Oaks at Sunnyslope (Lots 7, 8, and 9)
Located at 674 Sunnyslope Road
A P N: 019-203-008
File No. PLMA-17-0006
Planning Division
Exhibit 1
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 July 16, 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 Sunnyslope II Tentative Map, Planned Unit Development
Standards, and the MMRP of the Sunnyslope 11 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.
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.
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
Planning Commission Resolution No. 2019-12 Page 7
and approved by the Planning Manager,
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.
14. Consistent with the Sunnyslope 11 PUD Conditions of Approval, all grading and construction
activity shall be limited to Monday through Friday 8:00 a.m, to 5:00 p.m, this includes truck
traffic to and from the site. Interior -only work may be conducted on Saturdays from 9:00
a.m, to 5:00 p.m, Construction is prohibited on Sundays and all federal, state, and local
holidays. This condition is more restrictive than the construction hours stated in Article 21
(Performance Standards) of the Zoning Ordinance because of the Project's proximity to
residential uses and to mirror Sunnyslope PUD Mitigation Measure Noise b.1. A sign shall be
posted on the site identifying the name and telephone number of the designated
"disturbance coordinator" (see Mitigation Measure Noise 1 g) and the permitted
construction hours.
Special Conditions of Approval
Planning Division
15. 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.
16. 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.
17. All building -mounted lighting shall be dark sky compliant and shall conform to the glare
standards at Implementing Zoning Ordinance §21.040(D).
18. The applicant will incorporate carbon free electricity into the development of the dwelling
units, if feasible.
Department of Public Works and Utilities
19. 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
Planning Commission Resolution No. 2019-12 Page 8
Conservation Regulations).
20. 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."
Fire Department
21. 503.1.3. CFC Fire apparatus access roads shall be provided and maintained in accordance
with Sections 503.1.1 through Components include:
a. Where fire apparatus access roads or a water supply for fire protection are required
to be installed, such protection shall be installed and made serviceable prior to and
during the time of construction except when approved alternative methods of
protection are provided. Temporary street signs shall be installed at each street
intersection where construction of new roadways allows passage by vehicles in
accordance with Section 505.2. CFC 501.4
b. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet
(6096 mm), exclusive of shoulders, except for approved security gates in accordance
with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6
inches CFC 503.2.1
c. The required turning radius of a fire apparatus access road shall be determined by
the fire code official. CFC 503.2.4
d. Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be surfaced so as to provide all weather
driving capabilities. CFC 503.2.3
e. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length
shall be provided with an approved area for turning around fire apparatus. CFC
503.2.5
f. The grade of the fire apparatus access road shall be within the limits established by
the fire code official based on the fire department's apparatus. CFC 503.2.7
22. CBC 701 A.3 Application. 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.
a, 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. PMC 17.20 903.2 Where required. 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
a. An approved automatic fire sprinkler system shall be installed and maintained in all
newly constructed buildings. PMC 17.20 903.2.20.1
b. Installation of 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.
24. CFC 903.3.5 Water Supplies. Water supplies for automatic sprinkler systems shall comply with
this section and the standards referenced in Section 903.3.1. The potable water supply shall
Planning Commission Resolution No. 2019-12 Page 9
be protected against backflow in accordance with Health and Safety Code 13114.7. For
connections to public waterworks systems, the water supply test used for design of fire
protection systems shall be adjusted to account for seasonal and daily pressure fluctuations
based on information from the water supply authority and as approve by the fire code
official.
a. Installation the fire service underground requires separate 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 13 & 24.
25. PMC 17.20 C105.1 The number of fire hydrants available to a building shall be no less than
the minimum specification in Table C 105.1. Foot notes (f) and (g) are added to read as
follows: For commercial, industrial and multifamily residential dwellings, average spacing
shall be no greater than three hundred feet (300'), (g) A fire hydrant shall be located within
fifty feet (50') of FDC, or as approved by the Fire Code Official.
26. CFC D130.1 Where a fire hydrant is located on a fire apparatus access road, the minimum
road width shall be 26 feet, exclusive of shoulders.
27. PMC 17.20.505.1 Address identification. New and existing buildings shall be provided with
approved illuminated address numbers or letters. They shall be contrasting with the
background and be plainly visible from the street or road fronting the property. Address
numbers shall be Arabic numerals or alphabetic letters. Where access is by means of a
private road and the building cannot be viewed from the public way, a monument, pole,
or other approved sign or means shall be used to identify the structure. Address
identification shall comply with Fire Department Standards.
28. PMC 17.20 505.1.1 One and Two -Family Dwellings. Numbers for one and two-family
dwellings shall be a minimum of four inches (4") (101.6 mm) high with a minimum stroke
width of 0.5 inches (12.7 mm).
29. Persons owning, leasing or controlling property within areas requiring defensible spaces are
responsible for maintaining a defensible space on the property owned, leased or
controlled by said person, of not less than thirty feet (30') (9.144 m) around any building or
structure. Distances may be modified by the Fire Code Official because of a site-specific
analysis based on local conditions.
a. Yearly weed abatement measures will be required.
30. Landscape plans contain pyrophytic (fire prone) species in the Plant Legend. Noted
pyrophytic plants include Eucalyptus, Arctostaphylos (Manzanita), and Juniperus (Juniper).
These plants will not be accepted and need to be removed from the planting list.
a. While there are many resources available, the UC Davis Extension and Fire Safe Marin
are two resources that provide extensive information regarding fire resistant plants,
and fire prone plants. It is recommended to choose fire resistant plants, as fire prone
plants will not be accepted.
Planning Commission Resolution No. 2019-12 Page 10