HomeMy WebLinkAboutPLANNING COMMISSION RESOLUTION 2024-03 03/26/2024 DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
ATTACHMENT 1
RESOLUTION NO. 2024-03
RESOLUTION OF THE CITY OF PETALUMA PLANNING COMMISSION
APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
GAKER-COSIN RESIDENCE PROJECT LOCATED AT 560 HAYES LANE,
APN: 008-490-035; FILE NO. PLSR-2023-0011
WHEREAS, an application was received by property owners DJ Gaker and Emily Cosin
requesting Site Plan and Architectural Review approval to construct a new single-family residence
on an undeveloped 2.28-acre lot located at 560 Hayes Lane (APN: 008-490-035) (the "Project");
and
WHEREAS, the Project is located within the West Hills subarea of the General Plan, is
designated Low Density Residential in the current General Plan Land Use Map, and is zoned R-2
(Residential 2), which is an implementing zoning district of the Low Density Residential land use
designation; and
WHEREAS, the Project consists of construction of a new two-story, 30'-00" tall, three-
bedroom with three-and-a-half bathrooms,detached single-family residence,with landscaping and
other associated site improvements on an approximately 2.28-acre parcel; and
WHEREAS, the application is subject to discretionary review before the Planning
Commission as single lot development in the West Hills subarea due to the subareas hillside
condition; and
WHEREAS, public notice of the March 26, 2024, 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 Petaluma
Implementing Zoning Ordinance §24.100; 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 the 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 under CEQA Guidelines section 15300.2; and
WHEREAS, the City complied with AB 52 tribal consultation requirements for the
proposed project during which the City engaged in consultation with Graton Rancheria of
Federated Indians and the project has been conditioned to comply with requirements resulted from
the aforementioned consultation; for the proposed project; and
WHEREAS,the Planning Commission held a duly noticed public hearing to consider Site
Plan and Architectural Review for the Project on March 26, 2024, at which time all interested
parties had the opportunity to be heard; and
DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Attachment 1 March 26,2024
Gaker-Cosin Residence SPAR—560 Hayes Ln.
WHEREAS, at said hearing, the Planning Commission considered the staff report, dated
March 26, 2024, 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:
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
a. 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.
b. The Project is, for the reasons discussed in the March 26,2024 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.
Policy 2-P-62 Preserve the rural aspect of the area by maintaining the existing density
(Rural, Very Low and Low Residential) and land use patterns.
Implementing Zoning Ordinance
c. 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:
■ The project is consistent with the objectives, standards, and guidelines of the Hillside
Ordinance, Section 16.060(H), in that it 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.
Planning Commission Resolution No. 2024-03 Page 2 of 11
DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Attachment 1 March 26,2024
Gaker-Cosin Residence SPAR—560 Hayes Ln.
■ 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
compatible with the surrounding neighborhood's varied architectural styles. As such,
the proposed residence is compatible and complementary with the surrounding
neighborhood regarding scale, design, and siting.
■ The residence is situated on the upper 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 structure's siting is considerate of the site's natural topography
and is positioned closer to Hayes Lane and the other residential structures in the
neighborhood. As such, the design and layout of the project respect and protect the
natural environment, consistent with this finding.
■ 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 1.5 feet in height to a maximum of 4.5 feet along
the carport. As such, the project is consistent with this finding.
d. 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.
e. The project is consistent with the Municipal Code Chapter 17.14 in that the applicant sought
and received approval from the building official for an exemption from certain visibility
requirements outlined in Section 17.14.150.
f. The project is consistent with Implementing Zoning Ordinance Section 24.050—Site Plan and
Architectural Review, in that all required findings in Section 24.050(E) can be made as
follows:
■ The project proposes using colors and materials that work harmoniously with the overall
design of the building and complement the hillside environment of the site. The farmhouse-
style residence includes vertical siding, varied roof slopes, a 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.
■ The proposed residence features a pitched roof,board and batten 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 and design of the
residence is appropriate and compatible with the overall neighborhood and is consistent
with this finding.
■ The residence is located on a 2.38-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 public right of way(Hayes Ln)and the other residential structures to the south,
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
Planning Commission Resolution No. 2024-03 Page 3 of 11
DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Attachment 1 March 26,2024
Gaker-Cosin Residence SPAR—560 Hayes Ln.
to the site's natural topography. As such, the project is consistent with this finding.
■ The project does not propose any signs or advertising structures as it is a residential
development, and therefore is not subject to this SPAR finding.
■ The bulk and height of the structure have 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 facade colors and a darker roof,similar to surrounding residences and compatible with
the surrounding natural setting. Massing in conjunction with siting on the hillside lot
minimizes visual obstruction. As such, the project is consistent with this finding.
■ The project does not propose any removal of trees and the work site avoids all tree trunks.
The only trees near the proposed building site are relatively small and can be easily
preserved using standard precautions (protective fencing at dripline). The proposed
landscaping is minimal and consists of ten fruit trees to the north of the residence. As
proposed, the project is consistent with this finding.
■ The residence will be accessed by a new driveway that will connect to the existing public
right of way on Hayes Lane. One covered parking space will be provided within the carport
with two additional uncovered parking spaces provided in tandem within the driveway.
The proposed driveway has been designed consistent with applicable City standards. As
such, the project is consistent with this finding.
■ The design is thoughtful of the existing building and the surrounding area and was prepared
by architect Morse & Cleaver Architects
Based on its review of the entire record herein, including the March 26, 2024, 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.
Planning Commission Resolution No. 2024-03 Page 4 of 11
DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Attachment 1 March 26,2024
Gaker-Cosin Residence SPAR—560 Hayes Ln.
ADOPTED this 26th day of March 2024, by following vote:
Commission Member Aye No Absent Abstain
Bauer N
Chair Hooper X
McErlane X
Vice Chair Racusen X
Whisman X
Vice Mayor Cader X
Thompson
Mozes X
EocuSilsned by:
hbptr 4/23/2024
saawrai...
Blake Hooper, Chair
ATTEST: APPROVED AS TO FORM:
DocuSigned by: EDOcuftned by:�G td , 7--; 4/10/2024 ,1( a,(u4/10/2024
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Andrew Trippel, Planning Manager Dylan Brady, Assistant City Attorney
Planning Commission Resolution No. 2024-03 Page 5 of 11
DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Exhibit 1
SPAR CONDITIONS OF APPROVAL
GAKER-COSIN RESIDENTIAL PROJECT
560 HAYES LANE
APN: 008-490-035
FILE NO.: PLSR-2023-0011
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 July 18, 2023, and the Civil Plans on file dated September 18, 2023, 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 issuance of a grading permit, the applicant shall submit materials delineating a
non-development/non-disturbance zone on the construction drawings, subject to Planning
approval and review by the Federated Indians of Graton.
6. 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).
7. 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.
8. 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
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DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Exhibit 1
construction phasing, shall require Site Plan and Architectural Review in accordance with
IZO Section 24.050.
9. 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.
10. 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.
11. All exterior lighting shall conform to the standards at IZO 21.040 (D) (Glare).
12. 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 §24.050(K).
13. 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.
14. The site shall be kept clear at all times of garbage and debris. No outdoor storage shall be
permitted.
15. All protected trees shall be protected during construction as outlined in the Arborist
Report dated July 18, 2023, created by Urban Forestry Associates, Inc.
16. 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.
17. Plans submitted for building permit shall demonstrate proper screening of mechanical
equipment.
18. Any solar equipment,panels, or other collectors shall give the appearance of being built
into the structure. Exposed supports and excessive lengths of exposed piping shall not be
proposed.
19. 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.
20. 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.
21. As determined by the City Engineer and/or Chief Building Official, all recommendations
outlined in the Geotechnical Investigation dated January 25, 2021 (revised December 22,
2022)prepared for the subject property by RGH Consultants, including but not limited to,
Page 7 of 11
DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Exhibit 1
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 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.
22. 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.
23. All machinery and vehicles involved in the construction of the project shall be properly
maintained and shall be equipped with appropriate mufflers.
24. 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
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DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Exhibit 1
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.
Building Division
25. Proposed project will require building permit application and construction document
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 these and the City municipal code. The applicant will need to
demonstrate compliance with the construction documents.
Full plan submittal is required as applicable to project scope.Architectural,civil, structural,
mechanical, electrical, and plumbing system drawings are to are to be prepared and signed
by the state licensed professional responsible for their preparation. See City file
preparations standards: Electronic File Preparation Standards - Petaluma
(cityofpetaluma.org).
Building permit construction documents are to include occupancy classifications, design
occupant load, general building area and height limitations, type of construction, and fire
sprinkler provisions data for each building on the subject parcels. Each separate building
and separate parcel must have a separate permit for construction.
26. 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.
27. For the 2022 Building Standards Code cycle the City of Petaluma has adopted CalGreen at
the Tier 1 level, with the exception Energy Efficiency, which is adopted at the mandatory
level only. Current code adoption at time of building permit application will govern
requirements.
28. The City of Petaluma has adopted a Universal Access and Visitability Ordinance effective
April 20,2022, applicable to new dwelling units. Due to the existing hillside lot conditions
Visitability is to be provided to the maximum extent possible and with the intent that future
improvements can be made to complete Visitability conditions.
29. Civil and grading plans in compliance with CBC Appendix J will be necessary for
construction. Construction plans shall indicate how the site grading or drainage system will
manage all surface drainage and water flows. Where a structure permit and plans include
grading requirements in accordance with Appendix J, no separate permit is necessary.
Construction plans shall indicate how the site grading or drainage system will manage all
surface drainage and water flows.
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DocuSign Envelope ID:216E1C18-8704-4857-BBBD-1D385E8DE3AF
Exhibit 1
30. The subject property has a floor level located below the public sewer and requires
compliance with the CPC Section 710 regarding applicable backflow protection, sump or
receiving tank (with dual pump and alarm), and discharge line requirements. Provide
appropriate general notes and details for work included in the public right of way. Where
backflow protection, sump, or receiving tank are located on the subject property include
notes to this effect and provide a detail in compliance with 710.4 specifying pressure rated
piping material and the method of connection from the top of the horizontal public sewer
pipe through a wye branch fitting.
31. This project is within the very high hazard fire severity zone and shall be compliant with
CRC Section R337 or CBC Chapter 7A.
32. CRC R401.4 and CBC 1803.1 require soils investigation for foundation design in Petaluma
based on local conditions. Such investigation is to be prepared by a state licensed civil
engineer. The investigation shall indicate preparations, recommendations, and corrective
actions to prevent structural defects for each lot and dwelling.
Public Works &Utilities
33. Install driveway approach as per current Americans with Disabilities Act (ADA)
requirements that provides a 4' wide ADA compliant sidewalk behind the driveway apron
and connect new sidewalk to existing driveway.
34. The line from meter to backflow is to be flushed prior to setting backflow. If the initial test
of the backflow by the city fails at the time of CO the contractor/developer will be charged
for that time and the contractor/developer is responsible for the cleaning of the device. No
CO will be signed off until the backflow passes the test.
35. The owner and contractor are responsible to perform Erosion Prevention and Sediment
Control in accordance with chapters 15.80 and 17.31 of the City's Municipal Code and
other applicable City of Petaluma regulations, and section 20 of the Caltrans Standard
Specifications. Please submit the Construction Erosion and Sediment Control Plan
Application Package.
36. Encroachment permits are required for all work within the public right of way or within a
City Utility Easement.
37. Fire line service sizing and installation is subject to an approved underground permit from
the Fire Prevention Bureau.
38. A separate permit is required from the fire department for the private fire line installation.
39. If applicable, any project with a landscape area of 500 square feet or greater shall submit
to the City a complete landscape and irrigation documentation package consisting of all the
required elements found in the Landscape Water Use Efficiency Standards located in the
Petaluma Municipal Code (PMC) Section 15.17.050.
40. New water services shall be 1.5-inches in diameter with a one-inch meter.
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Exhibit 1
Fire Protection Bureau
41. Smoke and carbon monoxide detectors must be installed per the California Residential
Code.
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