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HomeMy WebLinkAboutPlanning Commission Resolution 2011-03 02/22/2011RESOLUTION NO. 2011 -03 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR PEP WOOD SORREL SENIOR HOUSING PROJECT, LOCATED AT 855 WOOD SORREL DRIVE, ASSESSOR'S PARCEL NO. 137 - 170 -037 AND 137 - 061 -023 File No. 10 -ZOA -0322 WHEREAS, Jim Langford of Petaluma Ecumenical Project (PEP Housing) submitted an application for Site Plan and Architectural Review for the purpose of constructing a 50 unit low income residential senior housing project and associated common areas including a community garden for the residents, horseshoe pits, on -site parking and a community room; and, WHEREAS on December 14, 2010, the Petaluma Planning Commission reviewed the CEQA evaluation for the Project and by resolution recommended to the City Council adoption of the Mitigated Negative Declaration and Mitigation Monitoring Program, in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines; and, WHEREAS on February 7, 2011, the Petaluma City Council adopted a Resolution approving a Mitigated Negative Declaration (Resolution No. 2011 -023 N.C.S.) and Mitigation Monitoring Program, in accordance with the California Environmental Quality Act and the City of Petaluma Environmental Guidelines; and, WHEREAS, no substantial changes in the project or in the circumstances under which the project will be undertaken have occurred and /or no new information has been disclosed as the result of the SPAR process or otherwise so as to create or involve new or substantially more severe significant environmental effects than those evaluated in the Mitigated Negative Declaration, and revision of the approved Mitigated Negative Declaration previously adopted for the project is not required; and, WHEREAS, on February 28, 2011 the Petaluma City Council approved an Ordinance (Ordinance 2395 N.C.S.) for a Zoning Ordinance Amendment to rezone the subject parcels to R- 5, to be consistent with the High Density Residential General Plan land use designation; and, WHEREAS, Site Plan and Architectural Review of the Project was conducted by the Planning Commission at duly noticed public hearings on December 14, 2010 and April 26, 2011 in accordance with the City of Petaluma Implementing Zoning Ordinance, Section 24.010. NOW THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site Plan and Architectural Plans for the Project date stamped April 11, 201 land authorizes construction of site improvements for the Project contained in said plans based on the recitals above, which are incorporated herein by reference, the further Planning Commission Resolution No. 2011 -03 Page 1 findings below and subject to conditions of approval attached as Exhibit A hereto, which are incorporated herein by reference. 1. The proposed project, as conditioned, will not constitute a nuisance or be detrimental to the public welfare of the community in that it will be operated in conformance with the standards specified in the Uniform Building Code, the Petaluma Implementing Zoning Ordinance and the City of Petaluma General Plan 2025. 2. The project, as conditioned, will conform to the intent, goals and policies of the Petaluma General Plan 2025 and is consistent with the following General Plan policies, goals and objectives: 1 -P -1 Promote a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). 1 -P -2 Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. 4 -P -6 Improve air quality through required planting of trees along streets. 4 -P -15D Reduce emissions from residential and commercial uses by requiring the following: • Use of high efficiency heating and other appliances, such as cooking equipment, refrigerators, and furnaces, and low NOx water heaters in new and existing residential units; • Compliance with or exceed requirements of CCR Title 24 for new residential and commercial buildings; • Incorporation of passive solar building design and landscaping conducive to passive solar energy use for both residential and commercial uses, i.e., building orientation in a south to southeast direction, encourage planting of deciduous trees on west sides of structures, landscaping with drought resistant species, and use of groundcovers rather than pavement to reduce heat reflection; and • Encourage the use of battery- powered, electric, or other similar equipment that does not impact local air quality for nonresidential maintenance activities. 4 -P -16 To reduce combustion emissions during construction and demolition phases, the contractor of future individual projects shall encourage the inclusion in construction contracts of the following requirements or measures shown to be equally effective: • Maintain construction equipment engines in good condition and in proper tune per manufacturer's specification for the duration of construction; • Minimize idling time of construction related equipment, including heavy - duty equipment, motor vehicles, and portable equipment; • Use alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline); • Use add -on control devices such as diesel oxidation catalysts or particulate filters; • Use diesel equipment that meets the ARB's 2000 or newer certification standard for off -road heavy -duty diesel engines; • Phase construction of the project; and • Limit the hours of operation of heavy duty equipment. 5 -P -19 All new and redesigned streets shall be bicycle and pedestrian friendly in design. Planning Commission Resolution No. 2011-03 Page 2 5 -P -43 Support efforts for transit oriented development around the Petaluma Depot and along the Washington Street, Petaluma Boulevard, McDowell Boulevard, Lakeville Street, and other transit corridors. 11 -P -1 Promote residential development within the Urban Growth Boundary. 11 -P -1 Encourage the development of housing on underutilized land. 11 -P -3 Encourage a mix of housing design types. 11 -P -6 Make the maximum use of resources available for the provision of housing affordable to lower- income households. 11 -P -14 Promote the construction and maintenance of housing for the elderly. 11 -P -15 Promote the provisions of disabled - accessible units, and housing of mentally and physically disabled. 11 -P -17 Discourage discriminatory housing practices. 11 -P -20 Promote the use of energy conservation features in the design of residential development. The requested parking reduction as allowed per section 11.065 of the IZO permits a reduction in parking for such uses as elderly housing where it can be demonstrated that automobile ownership is significantly lower than for other types of housing. Data provided by the applicant based on three other PEP housing projects demonstrate that automobile use and ownership is lower for a senior housing project. The last three approved senior housing projects located at Edith Street, Douglas Street, and Casa Grande included a reduction in parking to .75 spaces per multi - family unit. The applicant is requesting a modification to on- site parking requirement of 75 spaces (1.5 spaces per multi - family unit) based on this information and is proposing 43 on -site parking spaces (0.86 /unit). Given the project's proximity to major community, medical, shopping, and transit resources along with senior occupancy, parking requirements for nearby similar projects, and projected parking rates, it is reasonable to expect that the project's proposed parking supply will be adequate to serve the project demand. 4. The proposed project, as conditioned, conforms to the requirements of Site Plan and Architecture Review Standards for Review of Applications 24 -010 (G) of the Implementing Zoning Ordinance as: a. The proposed design uses a variety of materials, including horizontal cement fiber board lap siding, and stucco. The roofing material a composition shingle and the project includes balconies and railing of steel with metal mesh infill panels. The variety and application of these materials provides visual interest and is compatible with the general design of the neighboring commercial buildings and the adjacent residential uses. b. The architectural style is appropriate for the site and is compatible with the adjacent commercial buildings and the adjacent residential structures. The proposed project will enhance the overall character along North McDowell. The building is compatible yet clearly differentiated from surrounding buildings. c. The siting of the structures completes development along North McDowell Blvd. The siting of the residential structures form a "triangle" which allows for acoustical protection from the street for the residents from traffic and helps to provide a sense of community. The community building, community gardens, horseshoe pits and the majority of the parking are located to the northwest on the site. d. The proposed building is compatible in bulk, height, and color with other structures in the immediate neighborhood and is suited for this location. The proposed earth tone color palette includes a tan and beige tones with a dark roofing material. The proposed colors and materials are compatible with surrounding buildings. Planning Commission Resolution No. 2011 -03 Page 3 ADOPTED this 26th day of April, 2011 by the following vote: ,� r" :Commissioner ;Aye Nod; Absent Abstain Abercrombie X Barrett X 2nd Vice Chair Elias X Herries X Vice Chair Hurley X Chair Johansen X X Pierre X ATTEST: Geoff Bradley, Commission Se retary Curtis Johansen, Chair APPROVED AS TO FORM: Leslie Thomsen, Assistant City Attorney Planning Commission Resolution No. 2011 -03 Page 4 Exhibit A SPAR CONDITIONS OF APPROVAL PEP Wood Sorrel Senior Housing 855 Wood Sorrell Drive APN 137 - 170 -037 and 137 -061 -023 City File Number:IO -ZOA -0322 From Planning Division: 1. Before issuance of any development permit, the applicant shall revise the site plan or other first sheet of the office and job site copies of the Building Permit plans to list these Conditions of Approval and the Mitigation Measures as notes. 2. The plans submitted for building permit review shall be in substantial compliance with the plans date stamped April 11, 2011 and /or reviewed by the Planning Commission on April 26, 201 1. 3. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for the PEP Wood Sorrel project are herein incorporated by reference as conditions of project approval. 4. Upon approval by the Planning Commission, the applicant shall pay the County Clerk Notice of Determination processing fee of $50 and the Department of Fish and Game Mitigated Negative Declaration filing fee of $2,044, pursuant to Fish and Game Code section 711.4, to the Planning Division. The check(s) shall be made payable to the County Clerk. Planning staff will file the Notice of Determination with the County Clerk's office within five (5) days of SPAR approval. 5. Plans submitted for development permit shall include 8 required bicycle racks. Said bike racks shall be installed per the approved plan and the style of bike racks shall be in conformance with the bike plan upside -down "U" -style or other recommended styles per the Bicycle plan, pages 37 -38. Prior to building permit approval, the plans shall note the installation of high efficiency heating equipment (90% or higher heating /furnaces) and low NOx water heaters (40 or less) in compliance with General Plan 2025 Policy 4 -P -15D (reducing stationary source emissions). Prior to building or grading permit approval, all plans shall note the following and all construction contracts shall include the same requirements (or measures shown to be equally effective, as approved by Planning), in compliance with General Plan Policy 4 -P- 16: • Maintain construction equipment engines in good condition and in proper tune per manufacturer's specification for the duration of construction; • Minimize idling time of construction related equipment, including heavy -duty equipment, motor vehicles, and portable equipment; • Use alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas, and unleaded gasoline); • Use add -on control devices such as diesel oxidation catalysts or particulate filters; • Use diesel equipment that meets the ARB's 2000 or newer certification standard for off -road heavy -duty diesel engines; • Phase construction of the project; and Planning Commission Resolution No. 2011 -03 Page 5 Limit the hours of operation of heavy duty equipment. 8. Prior to building or grading permit issuance, the applicant shall provide a Construction Phase Recycling Plan that would address the reuse and recycling of major waste materials (soil, vegetation, concrete, lumber, metal scraps, cardboard, packing, etc., generated by any demolition activities and construction of the project, in compliance with General Plan Policy 2 -P -122 for review by the planning staff. 9. Plans submitted for building permit shall include pre - wiring for solar facilities for each of new structure subject to staff review and approval. 10. Prior to building permit approval, the applicant shall submit the Green Points Checklist showing the number of Green Points under the Build It Green program that will be achieved. Prior to building permit issuance, the Checklist shall be submitted and the building permit plans shall depict /note the relevant measures. Prior to building permit final, the project (or each unit or building) shall be Green Point Rated. 111. The project shall be subject to all applicable development impact and other fees. 12. Plans submitted for building permit shall reflect the following revisions: A second gated access shall be provided along North McDowell Boulevard near the south end of the parking lot, to provide an additional pedestrian access point for residents; Enhance the pedestrian scale at the first floor of the residential units through the use of color and materials. Modifications are subject to staff review for compliance with Planning Commission direction. 13. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and interior work only between 9:00 a.m. and 5:00 p.m. on Saturdays. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a permit is first secured from the City Manager (or his /her designee) for additional hours. There will be no start up of machines nor equipment prior to 7:30 a.m., Monday through Friday; no delivery of materials nor equipment prior to 7:30 a.m. nor past 5:30 p.m., Monday through Friday; no servicing of equipment past 6:45 p.m., Monday through Friday. Plan submitted for City permit shall include the language above. 14. Signs are not approved as part of this project proposal. Signs require a sign permit. 15. In the event that archaeological remains are encountered during grading, work shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Native American community shall also be notified and consulted in the event any archaeological remains are uncovered. 16. The applicant shall incorporate the following Best Management Practices into the construction and improvement plans and clearly indicate these provisions in the specifications. The construction contractor shall incorporate these measures into the required Erosion and Sediment Control Plan to limit fugitive dust and exhaust emissions during construction. Grading and construction equipment operated during construction activities shall be properly muffled and maintained to minimize emissions. Equipment shall be turned off when not in use. Exposed soils shall be watered periodically during construction, a minimum of twice daily. The frequency of watering shall be increased if wind speeds exceed 15mph. Planning Commission Resolution No. 2011 -03 Page 6 Only purchased city water or reclaimed water shall be used for this purpose. Responsibility for watering shall include weekends and holidays when work is not in progress. iii. Construction sites involving earthwork shall provide for a gravel pad area consisting of an impermeable liner and drain rock at the construction entrance to clean mud and debris from construction vehicles prior to entering the public roadways. Street surfaces in the vicinity of the project shall be routinely swept and cleared of mud and dust carried onto the street by construction vehicles. iv. During excavation activities, haul trucks used to transport soil shall utilize tarps or other similar covering devices to reduce dust emissions. V. Post - construction re- vegetation, repaving or soil stabilization of exposed soils shall be completed in a timely manner according to the approved Erosion and Sediment Control Plan and verified by City inspectors prior to acceptance of improvements or issuance of a certificate of occupancy. vi. Applicant shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City of Petaluma prior to issuance of grading permit. 17. The applicant shall defend, indemnify and hold harmless the City and its officials, boards, commissions, agents, officers and employees ( "Indemnitees ") from any claim, action or proceeding against Indemnitees to attack, set aside, void or annul any of the approvals of the project. The applicant's duty to defend, indemnify and hold harmless in accordance with this condition shall apply to any and all claims, actions or proceedings brought concerning the project, not just such claims, actions or proceedings brought within the time period provided for in applicable State and /or local statutes. The City shall promptly notify the subdivider of any such claim, action or proceeding concerning the subdivision. The City shall cooperate fully in the defense. Nothing contained in this condition shall prohibit the City from participating in the defense of any claim, action, or proceeding, and if the City chooses to do so, applicant shall reimburse City for attorneys' fees and costs incurred by the City. 18. External downspouts shall be painted to be compatible with the proposed building colors. Scuppers without drainage pipes may not be installed because of probable staining of walls (overflow scuppers are excepted). 19. The site shall be kept clear at all times of all garbage and debris. No outdoor storage shall be permitted. 20. All planting 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. 21. Construction activities shall comply with performance standards specified Implementing Zoning Ordinance Chapter 21 and the Petaluma Municipal Code Sections (noise, dust, odor, etc.) unless as otherwise noted /conditioned above or in the initial study /environmental document. 22. 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 regarding pesticide /herbicide use and Planning Commission Resolution No. 2011 -03 Page 7 fully commit to Integrated Pest Management techniques for the protection of bicyclists and pedestrians. 23. All trees shall be a minimum fifteen (15) gallon size, unless otherwise specified smaller (5 gallon) may be considered in areas not subject to high pedestrian access or based on site specific and design purposes and larger (24" box sized) and installed to City planting and staking standards; trees may be required in highly visible areas; all shrubs shall be five gallon size. All planted areas not improved with lawn or other groundcover material shall be protected with a two -inch deep organic mulch as a temporary measure until the ground cover is established. 24. All plant material shall be served by a City approved automatic underground irrigation system. 25. All street trees and other plant materials within the public right -of -way shall be subject to inspection by the project landscape architect or designer prior to installation and by City staff prior to acceptance by the City, for conformance with the approved quality specifications. 26. 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. 27. Public utility access and easement locations and widths shall be subject to approval by PG &E, Pacific Bell, SCWA, all other applicable utility and service companies and the City Engineer and shall be shown on the plans. 28. All work within a public right -of -way requires an encroachment permit from the Public Works Department. From Department of Public Works (Engineering Division): Development Engineering has reviewed the subject application and requires the following conditions of approval. All conditions shall be addressed prior to issuance of any construction permits, unless otherwise noted and shall be completed to the satisfaction of the City Engineer. 29. All portions of broken, cracked, displaced, etc. sidewalk along the North McDowell Blvd. and Wood Sorrel Drive frontages shall be removed and replaced with new City Standard sidewalk. 30. The existing curb cuts on Wood Sorrel Drive shall be removed and replaced with City standard curb and gutter. 31. Install class II bike lane striping and signage along the North McDowell project frontage. 32. The proposed lot line adjustment shall be submitted, approved by the City and recorded prior to issuance of a building permit. The resulting parcel for the public path shall be dedicated to the City of Petaluma. 33. No trees are allowed within existing or proposed utility easements. Vegetation shall be limited to low lying shrubs and ground cover. Any trees currently shown within any utility easements shall be relocated. 34. Wayfinding signage shall be installed on the site, directing residents to nearby transit stops, schools and the future SMART station. Planning Commission Resolution No. 2011 -03 Page 8 35. Sonoma County Water Agency review and approval shall be required at time of building permit. 36. Provide storm water calculations, based on final construction drawings, indicating that the proposed detention and post construction treatment systems comply with City of Petaluma and attachment four requirements. The developer shall submit of a notice of intent and storm water pollution prevention plan to the State and City. 37. Site work shall generally conform to the site improvements as shown on the plans date stamped April 11, 2011. 38. All work shall conform to the latest City standards. 39. All improvements shall be ADA accessible. All new pedestrian ramps shall have detectible warning surfaces (truncated domes) installed and shall be constructed parallel with the new class 1 shared sidewalk /path. 40. All existing unused water and sewer connections shall be identified on construction drawings and abandoned at the main per City standards. 41. Joint trench plans are required with the building permit /public improvement plan submittal. 42. All public improvement work shall be completed prior to issuance of a final inspection /certificate of occupancy for the final 20% of units. 43. Excepting the existing 42 -inch public storm drain line, all new on -site storm drain and sewer shall be privately owned and maintained. 44. A public improvement plan application is required for all frontage work and all on -site work within public easements. A public improvement agreement package including necessary bonds and insurance is required. From the Fire Marshal: The following conditions must be satisfied prior to issuance of certificates of occupancy. 45. The emergency vehicle access (EVA) shall be 26 feet wide running through the parking area to Wood Sorrel and must meet the Petaluma Fire Department (PFD) truck turning radius. 46. Commercial buildings (clubhouse) shall be protected by an automatic fire sprinkler system as required by the City of Petaluma Municipal Code and shall conform to NFPA 13 requirements. The fire sprinkler system shall be provided with a central station alarm system designed in accordance with NFPA 72. A local alarm shall be provided on the exterior of the building AND a normally occupied location in the interior of the building. All systems require three (3) sets of plans to be submitted to the Fire Marshal's Office for review and approval. 47. Apartment or multifamily buildings shall be fully sprinklered in accordance with Petaluma's Municipal Code and NFPA 1.3 requirements. It will be acceptable to utilize the "dwelling" section of NFA 13 and use 4 -head calculations, but a typical 13R system will not be allowed due to Petaluma's Municipal Ordinance (Section 905.3.1) which requires a wet Class I standpipe be installed on buildings that are three stories or more. Planning Commission Resolution No. 2011 -03 Page 9 The fire sprinkler system shall be provided with central station alarm system designed in accordance with NFPA 72. 48. Fire Extinguishers shall be required within the exterior stairwells and throughout the complex pursuant to Title 19 and the California Fire Code requirements. 49. The elevator size and function shall be coordinated with the Fire Marshal at time of a building permit. The elevation shall be sized to fully accommodate a gurney with firefighters and patient. From the Water Resources and Conservation Department: 50. Plans submitted for development permit shall include an irrigation plan as specified in Petaluma Municipal Code Chapter 15.17, Water Conservation Regulations; said plans shall be reviewed and approved by the Water Resources and Conservation Department. 51. Plans submitted for development permit shall specify all water using apparatus (indoor and outdoor) to be installed per Petaluma Municipal Code, Chapter 15.17, Water Conservation Regulations; said plans shall be reviewed and approved by the Water Resources and Conservation Department. Planning Commission Resolution No. 2011 -03 Page 10