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HomeMy WebLinkAboutPlanning Commission Resolution 2012-14 08/14/2012 RESOLUTION NO. 2012-14 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE.PLAN AND ARCHITECTURAL REVIEW FOR THE BARD RESIDENCE, LOCATED AT 520 FIRST STREET APN 008-192-017 Project File No: 12-SPC-0322 WHEREAS, Wayne Miller, on behalf of the property owner, submitted an application for Site Plan and Architectural Review for the purpose of constructing a single-family house and accessory structure located at 520 First Street and within the boundaries of the Central Petaluma Specific Plan (the "project"); and, WHEREAS, the project has been reviewed in compliance with CEQA guidelines and has been determined to be categorically exempt. The project is consistent with the impacts evaluated in the Central Petaluma Specific Plan Environmental Impact Report certified by the City Council on June 3, 2003. The project is categorically exempt from CEQA pursuant to Section 15303(a) of the CEQA Guidelines because it consists of one new single-family residence. Section 15303(a) exempts up to three single-family homes in an urbanized area; and, WHEREAS, on August 16, 2012, a Notice of Public Hearing was published in the Argus- Courier and mailed to all residents and property owners within 500 feet of the project; and, WHEREAS, the Planning Commission held a properly noticed public hearing on August 28, 2012 in accordance with the City of Petaluma's Implementing Zoning Ordinance, Section 24.010F. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves the Site Plan and Architecture Review for the project, authorizes construction of site improvements for the project contained in said plans based on the findings made below and subject to the conditions of approval attached as EXHIBIT A hereto and 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 because it will be operated in conformance with performance standards specified in the Uniform Building Code, the Petaluma Implementing Zoning Ordinance and the Central Petaluma Specific Plan, and the City of Petaluma General Plan 2025. 2. The project is consistent with the General Plan 2025 Mixed Use land use designation of the subject property. A.single family residential use ai this site is appropriate for several reasons: 1) The size of the lot (3,231 square feet) is not conducive to more than one use on the site or a more intense use of the site; 2) The proposed single family use in concert with surrounding uses including Luma restaurant and a light industrial use (Kresky Signs) create a mixed use immediate neighborhood, likewise the greater area has a broad mix of uses; and 3) the residential use in its urban, transitional style will provide a buffer to the historic workforce bungalow residential block along Second Street. In particular, the project is consistent with the following goals, policies, and programs of the 2025 General Plan: 1-P-1 Promote a range of land uses at densities and intensities to serve the community needs within the Urban Growth Boundary (UGB). Planning Commission Resolution No. 2012-14 Page 1 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. 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-20 Promote the use of energy conservation features in the design of residential development. The project proposes a unique residence appropriate to its surrounding, includes the planting of a street tree, and includes energy conservation features including solar panels in Phase 2. Compliance with policy 4-P-15D regarding reducing emissions in residential units is achieved by way of condition 7 (requiring high efficiency heating and low NOx water heaters). Compliance with policy 4-P-16 regarding reducing combustion emissions during the construction phase is achieved via condition 8. 3. The proposed project is consistent with the development standards of the CPSP's T-5 zoning designation. A maximum of 80% lot coverage is allowed; Phases 1 and 2 together would,total 57%. A lot layout with a rear yard is one of the permitted arrangements; the proposal creates a rear yard layout. The house is required to be setback between 0 and 10 feet from the front and side property lines and at least 20'feet to the rear property line; the house is proposed with no front yard setback, a 5 foot setback to each building side, and a 48 foot setback from the rear property line. Proposed entry stairs and rear decks with stairs are proposed closer, but are still consistent with requirements, being 7 inches to the southern side property line (entry stairs) and 34.5 feet to the rear property line (decks and stairs). The proposed utility shed and covered patio are required to be setback between 0 and 10 feet to the side property lines and 5 feet to the rear property line; the shed and patio are proposed with a setback at least 3 feet to each side property lines and 5 feet to the rear. Permitted building frontage types include arcade, gallery, forecourt, stoop, and "shop front and awning"; the proposed project is a hybrid of approved types arranged to fit the use and neighborhood, the massing and front property line orientation is akin to the gallery or "shopfront and awning" typology, while the function of the ground floor will be more like the stoop typology where access is from an exterior stair and landing. A 65% building frontage is required; the proposed house covers 69% of the lot frontage. The main building is required to be 2 to 4 stories and accessory buildings may not exceed 2 stories; the proposal is for a 3-story house and a 1- story shed. No parking is currently required; one parking space is proposed. 4. Pursuant to CPSP Parking section 6.10.050, the literal application of the third layer parking requirement shall be modified, to allow the proposed parking arrangement. The proposed parking configuration, to allow a car to be parked immediately behind the garage door, is the most appropriate option because the proposed design: a. Best relates to the manner in which a single-family house with a one-car garage operates, b. Effectively provides a parking space that is safe, land efficient, and convenient; and, c. Provides a parking space that is more aesthetically attractive than requiring the garage door be set back the full 20 feet which would also result in the loss of an 80 foot tall redwood tree. Planning Commission Resolution No.2012-14 Page 2 5. The proposed project is consistent with the CPSP Architectural Guidelines for the River Warehouse district, in that the architecture and materials for the proposed house and accessory building are draw directly from adjacent and riverfront warehouse architecture and materials, being simple and rectangular, and utilizing industrial materials and utilitarian detailing in a manner compatible with the proposed residential function. The house is three stories and sits at the front property line, with just the sort of side yard setback described by the guidelines. 4. The proposed project, as conditioned, is consistent with the standards for site plan and architectural review stated in Section 24-010 of the Zoning Ordinance in the following ways: a. The proposed house and accessory building will incorporate exterior materials that are of quality materials and in harmony and compatible to the surrounding buildings. Quality materials include two types of metal siding to create texture, metal "awning" style windows, steel tube railing, and an open, recycled-wood slat screen detail. The materials of the house and shed are designed to reference the abutting structures on First Street and to relate closely to the simple building forms and materials of the original warehouse structures along the Petaluma River side of First Street. The materials of both the option A and B stairs are also metal and appropriate to the context. b. The architectural style is appropriate for the project and compatible with the overall character of the neighborhood. The style of the house and shed are designed to reference the abutting structures on First Street, though being simpler in form than the residence to the south and smaller in scale than the mixed-use building to the north, and to relate closely to the simple building forms and materials of the original warehouse structures along the Petaluma River side of First Street. The proposed house and accessory building architecture and materials draw directly from adjacent and riverfront warehouse architecture and materials, being simple and rectangular, and utilizing industrial materials and utilitarian detailing in a manner compatible with the proposed residential function. Both the option A and B stair design is appropriate for the project and compatible with the overall character of the neighborhood. c. The siting of the proposed house and accessory building is consistent with the siting of other structures in the immediate neighborhood and compliant with the setbacks specified by the CPSP's T-5 requirements (see finding 4 above). The Bard house and the Tatum building to the immediate north have similar street orientations, sitting near the First Street property line and 4 - 5 feet from their respective side property lines, and consisting of three stories. The proposed house and accessory building have a rear yard setback typical of a single-family residential use, which is appropriate because of the historic bungalow residences to the rear. d. The bulk, height, and color of the proposed house and accessory building is appropriate for the site and for the surrounding area. The bulk is similar to, though taller than the house to the immediate south and is smaller than the mixed-use Tatum building to the north, which is appropriate because the Tatum building sits on a wider and larger lot. The house is simple and rectangular as directed by the CPSP Architectural Guidelines; also as directed by the Guidelines the house is 2 to 3 stories and constructed to the street but with sufficient side setbacks so that buildings appear as detached structures and side yards and entrances are created. Colors will match the existing neighborhood pallet, being primarily metal, with some weathered wooden components. Planning Commission Resolution No.2012-14 Page 3 e. The proposed landscaping is in keeping with the character and design of the site. The project includes the planting of a street tree and, pursuant to condition 4, a planter box abutting the residence's front wall and planted with site-appropriate vines or columnar shrubs. These are improvements consistent with the neighborhood and in keeping with urban, residential nature of the project. f. Ingress, egress, and off-street parking, are adequate for the proposed residence and conform to City standards, as described in the second paragraph of finding 4 above. The project provides one parking spaces for the single-family residence in a typical garage setting with typical ingress and egress. A 12 foot wide sidewalk will be constructed in front of the parcel. ADOPTED this 28th day of August, 2012, by the following vote: Commissioner. Aye No Absent, Abstain Abercrombie X Elias X Herries X Johnson X Kearney X Chair Pierre X Vice Chair Wolpert X Jennifer',ierre, 9I1 ATTEST: APPROVED AS T* FORM: it A He er Hines, Co 'mission Secretary Eric Danly, Ci Attorney Planning Commission Resolution No.2012-14 Page 4 EXHIBIT A SPAR CONDITIONS OF APPROVAL BARD RESIDENCE 520 FIRST STREET APN 008-192-017 Project File No: 12-SPC-0322 Planning Division: This Site Plan & Architectural Review approval authorizes construction of a three-story residence and an accessory structure as shown on plans dated stamped August 7, 2012, within the Central Petaluma Specific Plan (CPSP) at 520 First Street, APN 008-192-017. 2. Plans submitted for building permit review shall be in substantial conformance with the Site Plan & Architectural Review request and those plans on file in the Planning Division date stamped August 7, 2012, except as modified by the following conditions. 3. Prior to the 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 as notes. 4. Plans submitted for building permit shall show an approximately 5 foot wide by 2 foot deep, irrigated, planter box abutting the resident's front wall at the mechanical closet and planted with site-appropriate vines or columnar shrubs, subject to staff review and approval. 5. Prior to building permit(s) issuance, the Security Deposit required by Zoning Ordinance 17.060F, and as calculated pursuant to 17.060C, shall be posted to cover the value of the 44-inches at DBH, 80-toot tall Coast Redwood during the construction periods. 6. Prior to building permit(s) issuance, submit photographic evidence that the area beneath the redwood tree foliage has been fencing off (in a manner sufficient to stay in place during the construction period) and protected with a 4-inch layer of woody mulch beneath the dripline, as specified by the arborist report dated July 17, 2012. The redwood shall continue to be protected during construction periods. Should trenching prove necessary in Phase 1 or 2, excavation under the major roots within the dripline shall be done by hand or with an airspade, to avoid root damage. 7. 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 policy 4-P-15D (reducing emissions in residential units). 8. 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 the Planning Division), 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; Planning Commission Resolution No. 2012-14 Page 5 • 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. 9. Prior to final inspection, the planter box abutting the mechanical closet shall be created, irrigated, and planted. 10. Phase 2 construction (sheet A3.3) is also approved by this SPAR for a period not to exceed 5 years from the date of the house final (certificate of occupancy). Either stair option 1 or 2 is hereby approved. 11. All construction activities shall be limited to Monday through Friday 7:30 a.m. to 5:30 p.m. and Saturdays from 9:00 a.m. to 5:00 p.m, this includes construction related deliveries and equipment maintenance. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma. This condition is more restrictive than the construction hours stated in Implementing Zoning Ordinance, Chapter 21 because of the project's proximity to residential uses and in conformance with the Quinn Tentative Map (06-TPM- 0541) condition 6. 12. Construction activities shall comply with performance standards specified Implementing Zoning Ordinance Chapter 21 and the Petaluma Municipal Code Sections (noise, dust, odor, etc.). 13. The project shall be subject to all applicable development impact and other City fees. 14. 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 applicant/developers of any such claim, action or proceeding. 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. Department of Public Works (Engineering Division): 15. Prior to final inspection, install all frontage improvements shown on the approved improvement plans dated October 17, 2008, entitled "Public Improvement Plans for Parcel Map No. 373, Lands of Quinn and Geraci." Copies of these plans can be purchased in my office. An encroachment permit is required for all work within the public right of way. 16. With the building permit application for the proposed site work, provide a grading, drainage, and utility plan, prepared by a licensed Civil Engineer in the State of California 17. The proposed garage (non-habitable space) is located within the 100-year floodplain per the 2008 flood insurance rate maps. The garage shall be designed and built in Planning Commission Resolution No. 2012-14 Page 6 accordance with City floodplain regulations, specifically Section 6.070 (G.3) Elevation and Floodproofing,which refers to garage openings to equalize hydrostatic flood forces. 18. An encroachment permit is required for all work within the public right of way, including the planter box, street tree, and sidewalk, and to allow the balcony encroachment. Fire Marshal: 19. Fire sprinkler systems designed and installed in accordance with NFPA 13-D are required in residential structures; bathrooms over 55 square feet, closets over 24 square feet or 3 feet deep, and other attached structures. These systems shall be calculated for two- head activation for the most remote two heads. All systems require 3 sets of plans to be submitted fo the Fire Marshal's Office for review and approval. Planning Commission Resolution No.2012-14 Page 7