HomeMy WebLinkAboutPlanning Commission Resolution 2022-03 03/08/2022 DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
RESOLUTION 2022-02
CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW
FOR THE COSIN-GAKER RESIDENCE PROJECT
LOCATED AT 0 HAYES LANE WITHIN THE WEST HILLS SUBAREA
APN: 008-49-032
FILE NO. PLSR-21-0009
WHEREAS, an application was received by property owners DJ Gaker and Emily Cosin for Site Plan
and Architectural Review to construct a new single-family residence on an undeveloped 2.6-acre lot
located at 0 Hayes Lane (APN: 008-49-032) (the "Project"); and
WHEREAS, the Project is located within the R-2 zoning district, the low density residential land use
designation, and the West Hills subarea of the General Plan; and
WHEREAS, the Project consists of a new two-story, 30'-00" tall, single-family residence, with two
bedrooms, two bathrooms, an attached garage, landscaping and other improvements; and
WHEREAS, the application is subject to discretionary review before the Planning Commission as
single lot development in the West Hills subarea; and
WHEREAS, public notice of the March 8, 2022 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 consistent with the City Council Resolution No.
18-107; and
WHEREAS, the proposed project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) under Section 15303 (New Construction) which applies to construction
of one single-family residence located in a residential zone and there are no cumulative impacts, unusual
circumstances or other factors that would make the exemption inapplicable pursuant to CEQA
Guidelines section 15300.2; and
WHEREAS, the Planning Commission held a duly noticed public hearing to consider Site Plan and
Architectural Review for the Project on March 8, 2022, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, at said hearing, the Planning Commission considered the staff report, dated March 8,
2022 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:
A. The foregoing recitals are true and correct and incorporated herein by reference.
B. Based on its review of the entire record herein, the Planning Commission makes the following
findings:
Planning Commission Resolution No.2022-03 Page 1
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
California Environmental Quality Act
The proposed project is categorically exempt from the provisions of CEQA under Section 15303
(New Construction) which applies to construction of one single-family residence located in a
residential zone and there are no cumulative impacts, unusual circumstances or other factors that
would make the exemption inapplicable pursuant to CEQA Guidelines section 15300.2. As such,
the project complies with CEQA.
General Plan
1. The Project is consistent with the Low Density Residential General Plan Land Use Designation in
that it provides a residential project on a property designated for residential uses with a density
range of 2.6 to 8.0 dwelling units per acre.
2. The Project is, for the reasons discussed in the March 8, 2022 Planning Commission staff report,
consistent with the following General Plan policies:
Policy 1-P-2 Use land efficiently by promoting infill development, at equal or higher
density and intensity than surrounding uses.
Policy 1-P-3 Preserve the overall scale and character of established residential
neighborhoods.
Policy 1-P-16 Allow development in hillside areas that preserve ridgelines and are site
sensitive.
Implementing Zoning Ordinance
3. The project is consistent with Implementing Zoning Ordinance Section 16.060(K), in that, all
required findings for single lot development in a hillside area can be made as follows:
a. The project meets the objectives, standards, and guidelines of the Hillside Ordinance
including site design, Section 16.060(H), which conforms to the natural topography of the
site which at some viewpoints makes it appear single story and minimizes grading to only
those areas proposed for development. In addition, the architectural design of the
structure is consistent with the guidelines of the Hillside Ordinance, specifically Section
16.060(I), in that it reduces the overall bulk and mass using grated stair railings, varied roof
slopes and heights,simple building design, existing vegetation to screen the residence and
proposes colors and materials which conform to the natural hillside environment.
b. The proposed structure conforms to the 30-foot height limit specified in the Hillside
Ordinance, is sited to avoid privacy conflicts, and proposes a farmhouse design that is
compatible with the varied architectural styles in the surrounding neighborhood. As such,
the proposed residence is compatible and complementary with the surrounding
neighborhood regarding scale, design, and siting.
c. The 2.6-acre project site averages a slope of about 21 percent. The residence is situated
on the lower southeastern portion of the lot and proposes to maintain the western portion
in its current natural state and retain all existing and protected trees on the lot. Although
the lot is larger than other developed properties in the neighborhood, the siting of the
structure is considerate of the natural topography of the site and is positioned closer to the
other residential structures in the neighborhood. As such, the design and layout of the
project is respective of and protects the natural environment, consistent with this finding.
d. Grading on the site will be minimal and is limited to the areas proposed for development
including circulation improvements and the building.The proposal includes retaining walls
varying from 8 inches in height to a maximum of 2 feet (along the exterior staircase) as an
Planning Commission Resolution No.2022-03 Page 2
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
effort to reduce the need to grade outside of these areas.As such,the project is consistent
with this finding.
4. The project is consistent with Chapter 17, Tree Preservation of the Implementing Zoning
Ordinance, in that measures for protected trees have been incorporated as conditions of
approval in Exhibit 1, contained herein.
5. The project is consistent with Implementing Zoning Ordinance Section 24.010 -Site Plan and
Architectural Review, in that all required findings in Section 24.010(G) can be made as follows:
a. The project proposes use of colors and materials that work harmoniously with the overall
design of the building as it complements the hillside environment of the site.The farmhouse
style residence includes vertical siding, varied roof slopes, subdued color pallet, black trim
window casings, gooseneck lighting, a permeable paver (turfstone) driveway and a
corrugated roof. Therefore, the project is consistent with this finding.
b. The proposed residence features a pitched roof, hardie plank siding, exterior staircase, a
deck and stucco which are design elements that are characteristic of the neighborhood
and appropriate for the hillside lot in that the combination of materials break up the
building plane and reduce the building mass. As such, the architectural style of the
residence is appropriate and compatible with the overall neighborhood and is consistent
with this finding.
c. The residence is located on a 2.6-acre lot within a low-density residential neighborhood
characterized by single-family homes on smaller lots.Although the project site is larger than
other developed residences in the neighborhood, the siting of the structure is situated
closer to the commercial buildings to the east,which reduces the need for additional hard
surfaces and grading on the hillside and allows the structure to be nestled between the
existing trees and shrubs which are further used as screening. The proposed siting is
consistent with the applicable setbacks while responding to the natural topography of the
site. As such, the project is consistent with this finding.
d. The proposed project is not proposing any signs or advertising structures as it is a residential
development, and therefore is not subject to this SPAR finding.
e. The bulk and height of the structure has been designed similar to the bulk and height of
other structures in the immediate neighborhood, which feature two-story residences with
varying roof heights and attached garages with main levels above. The residence utilizes
light fapade colors and a darker roof which are similar features to surrounding residences
and compatible with the surrounding natural setting.As such, the project is consistent with
this finding.
f. The project does not propose any removal of trees and will protect the two existing
protected oak trees that extend over the proposed driveway during construction
consistent with the City's regulations. The proposed landscaping is minimal and consists of
a wooden planter box for low water California plants, five fruit trees and a steel planter
box for a vegetable garden, both to be integrated into the patio design.As proposed and
conditioned, the project is consistent with applicable landscaping regulations including
Appendix C of the SPAR Guidelines and as such is consistent with this finding.
g. The residence will be accessed by a new driveway that will connect to the existing unused
parking lot of the property located immediately east of the site at 450 Hayes Lane. The
proposed driveway has been designed consistent with applicable City standards.As such,
the project is consistent with this finding.
Planning Commission Resolution No.2022-03 Page 3
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
C. Based on its review of the entire record herein, including the March 8, 2022, Planning Commission
staff report,all supporting,referenced, and incorporated documents,and all comments received,
the Planning Commission hereby approves Site Plan and Architectural Review to construct a new
single-family residence and associated site improvements, subject to the conditions of approval
attached hereto as Exhibit 1.
ADOPTED this 8t" day of March 2022, by the following vote:
Commission Member Aye No Absent Abstain
Councilmember McDonnell X
Chair Potter X
Vice Chair Bauer X
Alonso X
Hooper X
Rider X
Whisman X
DocuSigned by:
6CFFFC72D22745A...
Sandi Potter, Chair
ATTEST: APPROVED AS TO FORM:
E�DocuSigned by: DocuSigned by:
�t aif�t,v f�iVXS) li,�fwiw� �ew�w��un,if �t t lepw�t, �ivt(�co'Lo" ova � Assisfmr Of, Q{fewu.'
62DFSA4F319E4F7... 2586C556ED25412...
Heather Hines, Interim CD Director Dylan Brady, Assistant City Attorney
Planning Commission Resolution No.2022-03 Page 4
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
Exhibit 1
SPAR CONDITIONS OF APPROVAL
COSIN-GAKER RESIDENTIAL PROJECT
0 HAYES LANE
APN: 008-49-032
FILE NO.: PLSR-21-0009
Planning Division
1. Plans submitted to the City of Petaluma for purposes of construction shall be in substantial
conformance with the Architectural Plans on file with the Planning Division dated October 22, 2021
and the Civil Plans on file dated November 3, 2021 except as modified by these conditions of
approval.
2. Prior to the issuance of any construction permits, these conditions of approval shall be included
with the plan set. A copy of the approved plans shall be maintained on-site when construction
activities are occurring.
3. The colors and materials shall be in substantial conformance with those noted on the
architectural plans except as modified by these conditions of approval.
4.The day following approval, the applicant shall provide a check made payable to the Sonoma
County Clerk, in the amount required and published by the Sonoma County Clerk to file the CEQA
Notice of Exemption ("NOE").
5. Prior to building permit issuance or final inspection of building permits, all costs owed on the
processing of this Site Plan and Architectural Review application shall be paid in full.
6. This approval is granted for and contingent upon construction of the project as a whole, in a
single phase, with the construction and/or installation of all features approved and required
herein. Modifications to the project, including but not limited to a change in construction phasing,
shall require Site Plan and Architectural Review in accordance with IZO Section 24.010.
7. Prior to issuance of a building or grading permit, the applicant shall designate a project
Disturbance Coordinator who will be responsible for responding to any complaints from the
neighborhood about excessive noise during construction periods. A sign shall be conspicuously
posted on the site regarding the allowable hours of construction and shall include the Disturbance
Coordinator's telephone number. Proof of sign installation shall be provided to the Planning
Manager prior to commencement of construction activities. Upon receipt of a complaint, the
Disturbance Coordinator shall determine the cause of the noise complaint and take prompt
action to correct the problem.
9. Except as modified by the conditions herein, both construction and post-construction
operations shall comply with performance standards specified in Implementing Zoning Ordinance
Chapter 21.
10. All exterior lighting shall conform to the standards at IZO 24.040 (D) (Glare).
11. This approval is effective for a twelve (12) month period unless the permit has been exercised
or unless an extension of time is approved in compliance with IZO §24.010(J).
12. The applicant shall be subject to all applicable development impact fees in effect at time of
building permit issuance. Said fees are due prior to issuance of a certificate of occupancy.
Planning Commission Resolution No.2022-03 Page 5
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
13. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be
permitted.
14. All protected trees shall be protected during construction as outlined on the Civil plan set.
15. On September 13, 2021, the City of Petaluma entered Stage 4 of the Water Shortage
Contingency Plan, designed to reduce water usage through mandatory restrictions. Under this
stage, a moratorium on installation of new landscapes or replanting of existing landscapes that
require water is now in effect. So long as a moratorium on new and replanted landscapes that
require water remains in effect, installing new landscapes or replanting existing landscapes that
require water are prohibited, except for the installation of stormwater treatment features and
bioswales. If water is needed to establish the stormwater treatment features and/or bioswales,
watering must comply with the city watering schedule in effect.
16. 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.
17. Upon building permit submittal for construction of the single-family residence, plans shall clearly
demonstrate that the project will be all-electric with no new gas infrastructure, consistent with City
Council Ordinance No. 2775.
18. Prior to building permit issuance or final inspection of building permits, Applicant shall apply for
an address assignment for the project.
19. Plans submitted for building permit shall demonstrate proper screening of mechanical
equipment.
20. Any solar equipment, panels, or other collectors shall give the appearance of being building
into the structure. Exposed supports and excessive lengths of exposed piping shall not be
proposed.
21. 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.
22. All grading activities shall be completed prior to the on-set of the rainy season (October 15th).
Time extensions for short-term grading may be allowed at the discretion of the City Engineer.
Special erosion control measures may be required by the City Engineer in conjunction with any
specially permitted rainy season grading.
23. As determined by the City Engineer and/or Chief Building Official, all recommendations
outlined in the Geotechnical Investigation dated January 25, 2021 (revised June 23, 2021)
prepared for the subject property by RGH Consultants, including but not limited to, site
preparation and grading excavation, seismic design, and foundations system design are herein
incorporated by reference and shall be adhered to in order to ensure that appropriate
construction measures are implemented. Final grading plan, construction plans, and building
plans shall demonstrate that recommendations set forth in the geotechnical reports have been
incorporated into the design of the Project. Nothing in this measure shall preclude the City
Engineer and/or Chief Building Official from requiring additional information to determine
compliance with applicable standards. The geotechnical engineer shall inspect the construction
Planning Commission Resolution No.2022-03 Page 6
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
work and shall certify to the City, prior to issuance of a certificate of occupancy that the
improvements have been constructed in accordance with the geotechnical specifications.
24. The latest BAAQMD recommended Best Management Practices (BMPs) to control for fugitive
dust and exhaust during all construction activities shall be incorporated into all construction plans
to require implementation of the following:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
b. All haul trucks transporting soil, sand, or other loose material shall be covered.
c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
d. All vehicle speeds on unpaved roads shall be limited to 15 mph.
e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
f. Idling times shall be minimized either by shutting equipment off when not in use or reducing
the maximum idling time to 5 minutes (as required by the California airborne toxics control
measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage
shall be provided for construction workers at all access points.
g. All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic
and determined to be running in proper working condition prior to operation.
h. Post a publicly visible sign with the telephone number and person to contact at the Lead
Agency regarding dust complaints. This person shall respond and take corrective action
within 48 hours. The Air District's phone number shall also be visible to ensure compliance
with applicable regulations.
25. All machinery and vehicles involved in the construction of the project shall be properly
maintained and shall be equipped with appropriate mufflers.
26. If during the course of ground disturbing activities, including, but not limited to excavation,
grading and construction, a potentially significant prehistoric or historic resource is encountered,
all work within a 100-foot radius of the find shall be suspended for a time deemed sufficient for a
qualified and city-approved cultural resource specialist to adequately evaluate and determine
significance of the discovered resource and provide treatment recommendations. Should a
significant archeological resource be identified,a qualified archaeologist shall prepare a resource
mitigation plan and monitoring program to be carried out during all construction activities.
Prehistoric archaeological site indicators include obsidian and chert flakes and chipped stone
tools; grinding and mashing implements (e.g., slabs and handstones, and mortars and pestles);
bedrock outcrops and boulders with mortar cups; and locally darkened midden soils. Midden soils
may contain a combination of any of the previously listed items with the possible addition of bone
and shell remains, and fire affected stones. Historic period site indicators generally include
fragments of glass, ceramic, and metal objects; milled and split lumber;and structure and feature
remains such as building foundations and discrete trash deposits (e.g., wells, privy pits, dumps).
27. Prior to issuance of Certificate of Occupancy, the Applicant shall submit the required
Vegetation Management Plan and Emergency Plan for review and acceptance by the Fire
Marshal.
28. 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
Planning Commission Resolution No.2022-03 Page 7
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
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.
Building Division
29. Proposed project will require building permit application and construction plan approval in
compliance with current California Building Standards Code in CCR Title 24 as adopted by the
City of Petaluma. The Building Division reviews applications and plans in accordance with this
code. The applicant will need to demonstrate compliance with the construction documents.
30. Effective June 16, 2021, new buildings are required to have all electric construction as defined
in Petaluma Municipal Code 17.36 and permanent supply of electricity as the source of energy
for all space heating, water heating (including pools and spas), cooking appliances, and clothes
drying appliances, and has no natural gas or propane plumbing installed in the building.
31. For the 2019 Building Standards Code cycle effective June 16, 2021, the City of Petaluma has
adopted CalGreen at the Tier 1 level for wholly new buildings, with the exception Energy
Efficiency, which is adopted at the mandatory level only.
32. CBC Appendix J requires a grading permit, approved grading plan, geotechnical report, and
inspections for this project, unless grading is included with the building permit application.
33. The City is considering a Universal Access and Visitability Ordinance that will require an
accessible path from the public way to the main entry door, hallway,and bathroom. Be prepared
to alter the design to comply with this ordinance.
Public Works & Utilities
34. PDF copy of recorded 10' wide utility access easement shall be provided to the City prior to
issuance of building permit.
35. Sewer lateral and pump station shall be privately maintained. Water services, fire line and fire
hydrant shall be privately maintained. Fire hydrant on Hayes Lane shall be Public.
36. All the public improvements shall be designed in accordance with the latest City of Petaluma
Public Works and Utilities Department Standards & Specifications, latest edition of the Manual of
Uniform Traffic Control Devices (MUTCD) and Caltrans standards.
37. Refer to the City's website for current drought stage.The applicant shall be responsible to follow
all requirements during construction.
38. Aggregate landscape area. If aggregate landscape area is greater than 500 sf and less than
2,500 sf, please submit the following prescriptive measures of the City's landscape water use
efficiency standards as defined in PMC 15.17.050 (A)(4).
Planning Commission Resolution No.2022-03 Page 8
DocuSign Envelope ID: DA29ACF3-3650-4C7D-ACE4-B5322ACA3FE7
39. The project shall comply with E.10 Construction Erosion and Sediment Control requirements:
with the building permit application, applicant shall provide Notice of Intent documentation as
well as the Storm Water Pollution Prevention Plan (SWPPP) and erosion and sediment control plan
40. Use of greywater for landscape irrigation is encouraged but does not exempt project from
complying with PMC Section 15.17.050.
41. The use of turf stone reduces the impervious area on the site. If the turf stones are replaced in
the future with a pervious surface the applicant is responsible to comply with E12 post construction
storm water treatment requirements.This would include a construction level report and plans with
the building permit applications for the future homes demonstrating compliance with the E12
requirements. The applicant is required to enter into the City's standard operation and
maintenance agreement for treating storm water prior to acceptance of subdivision
improvements.
Fire Protection Bureau
42. Smoke and carbon monoxide detectors must be installed per the California Residential Code.
43. A fire hydrant shall be located within 600 feet, measured along the fire access roadway, of the
building. 2019 CFC §507.5.1
Planning Commission Resolution No.2022-03 Page 9