HomeMy WebLinkAboutMinutes 02/13/2001Planning Commission Minutes - February 13, 2001
L U City of Petaluma, California
? City Council Chambers
City Hall, 11 English Street
Petaluma, CA 94952
Telephone 707/778 -4301 /Fax 707/778 -4498
E -Mail planningAci.petaluma.ca.us
Web Page http: / /www.ci.petaluma.ca.us
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Planning Commission Minutes
February 13, 2001 - 7:00 PM
Commissioners: Present: Barrett, Broad *, Glass, Monteschio, O'Brien, Vieler, Vouri
* Chair
Staff: George White, Planning Manager
Bonne Gaebler, Housing Administrator
Betsi Lewitter, Contract Planner
ROLL CALL
PLEDGE OF ALLEGIANCE
APPROVAL OF MINUTES: Approved as amended.
PUBLIC COMMENT: None.
DIRECTOR'S REPORT: The Special Meeting of February 26 has been cancelled
(Lafferty item will be heard on February 27).
COMMISSIONER'S REPORT:
CORRESPONDENCE: Lafferty Ranch Park FEIR Notice; Correspondence from Kay
Russo, Injoy Life Club, Petaluma Health Care District and Priscilla Watt regarding
Salvation Army proposal; Letter from interested citizens regarding Basin Street proposal.
APPEAL STATEMENT: Was read.
LEGAL RECOURSE STATEMENT: Was noted on the agenda.
NEW B USINESS
PUBLIC HEARING
L SALVATION ARMY PETALUMA .CENTER; CONDI4,TIONAL USE
PERMIT (CUP00014). REQUEST FOR CUP TO ALLOW
CONSTRUCTION AND OPERATION OF A VARIETY OF RELIGIOUS
SERVICES, COMMUNITY ASSEMBLY AND SOCIAL PROGRAMS IN
THE R -1 -6500 ZONING DISTRICT. 721 SOUTH MCDOWELL BLVD.,
APN 007 -570 7028
Planning fommission Minutes - February 13, 2001
2 Betsi Lewitter presented the staff report.
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4 The public hearing was opened.
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6 Walt Laabs (City Traffic Consultant) — Answered Commissioner's questions.
7 Bonne Gaebler (City Housing Administrator) — Noted City Council priorities — this
8 project addresses four priorities. There will be no housing of homeless on site; defined
9 transitional housing counseling.
10 Wayne Miller (Project Architect) —'Introduced Salvation Army Captain Brian Hoover.
11 Brian Hoover — Pastor of church and director of program. Transitional housing
12 counseling — 36 families have new permanent homes. Increased response for
13 emergencies. Meeting community needs; major stumbling block for families is finding
14 good, affordable childcare — specifically evening and infant care. All services at one site
15 saves money — makes it easier for clients. Easily accessible site by car and bus. Clarified
16 family service center — not homeless singles. Childcare Center is important and new part
17 of services — will be licensed. Evening hours are driven by need — no evening care
18 available in this community — needed as part of welfare reform. Only overnight use to be
19 in single - family dwelling — will probably be occupied by on -site Manager.
20 Commissioner Monteschio — How many are anticipated to use childcare — would this
21 service be available to others not in Salvation Army counseling programs?
22 Brian Hoover — Yes, services available to all.
23 Commissioner O'Brien — Is there a requirement for participants to be "clean and
24 sober "?
25 Brian Hoover — Not for walk -ins, but for others. Has not found any drug paraphernalia.
26 in the area from participants — no history of any at Washington Street location.
27 Discussion regarding changing circulation pattern to avoid headlights in rear yards of
28 adjacent residences. Kitchen in church to be used for church related fellowship activities
29 — not public meals — only related to church functions.
30 Wayne Miller — Notes UGB requires infill projects. Want to have positive impact on
31 community. Need to balance rights of property - owners (including Salvation Army) and
32 needs of community. Childcare should be close to homes, not in commercial or industrial
33 area. Held community meetings for input. Some neighbors felt use was not appropriate
34 for residential area. Reviewed history of site design. Discussed circulation, locations of
35 play areas, parking lots, design of buildings. Addressed how design evolved to address
36 neighbors' concerns.
37 Allan Tilton — Traffic Engineer — Noted median island poses sight distance problem for
38 people turning left out of driveway closest to Caulfield. Discussed circulation.
39 Chairman Broad opened the public hearing for comments.
40 Dr. Richard Bush — 716 Park Lane — Never thought project of this size would be
41 allowed in residential area; opposed to project — urged denial of Mitigated Negative
42 Declaration and Conditional Use Permit; impacts not mitigated. Asked for more time to
43 work with Salvation Army with Planning Commission as mediator — wants six months to
44 work out differences. Questions Mitigation Measure 26 regarding additional fence. How
45 many complaints? What height? Needs more discussion. Supports Salvation Army but
46 questions appropriateness of project for this location. Wants until July 1 to work with
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Planning Commission Minutes - February 13, 2001
1 Salvation Army. Concerns regarding decrease in property values. What are proponents
2 using for comparables — where are other similar facilities?
3 Wayne Miller — What height of fence /soundwall would be acceptable?
4 Dr. Bush — A study would need to be done.
5 Commissioner Barrett — Questions regarding the number of neighborhood meetings.
6 Dr. Bush — Three meetings over several months. Salvation Army stated what they were
7 going to do — not open to suggestions.
8 Commissioner Barrett — Quite a bit a time to discuss "sound walls" and issues. Had
9 time to come up with alternatives.
to Commissioner O'Brien — Noted he visited homes in area to discuss project. Asked what
11 would done to make the project welcome? Dr. Busch already said he doesn't want
12 project — how could it be changed to make it acceptable?
13 Dr. Bush — Realizes this is a tough situation — can't be resolved tonight — need more "in-
14 depth bartering ". Feels "intimidated by good works" of Salvation Army.
15 John Records — COTS — 210 4'h Street -- enthusiastically supports project. Childcare
16 single most important service to get people back on their feet. Beneficial for entire
17 community. Managed similar facilities — don't have problems with families.
18 Scott Steel — 1420 Sarkesian — Agreed with Dr. Bush regarding need for additional
19 studies. Large corporation overrunning neighborhood. Submitted written comments and
20 questionnaire.
21 Suzanne Zanatti — 1420 Sarkesian — Before they contemplating buying a home in this
22 area, they went to the Planning Department to see what could occur on this site. They
23 were advised it was a residential zoning district. Most proposed uses have nothing to do
24 with religious uses. Planning Commission has duty to protect health, safety and welfare
25 of neighbors — concern regarding traffic, transients, noise. Wants study to include
26 Sarkesian — limit day care hours and hours of construction, City representative with 24-
27 hour phone number to resolve problems, etc.
28 John Shady( ?) — Works with food kitchen; noted need for food assistance for working
29 families supports project, meets needs of hungry families.
3o Kay Russo — President of Petaluma Health Care District Board of Directors - Lives in
31 neighborhood of proposal — social services are ministries of churches and therefore are
32 religious activities. Affordable childcare one of most pressing needs. Need for pantry
33 services growing. Lived near school since 1971 — happy sounds of children, athletic
34 games, etc. equal community sounds. If neighbors don't want to be around children, they
35 should move to an adult community. Don't deny Salvation Army taking care of children
36 in community.
37 Leslie Robbins — 1416 Sarkesian — If she wanted a house near a school, should would
38 have bought one — chose not to be near a school. Concerns regarding lights disturbing
39 sleep, not a problem with what the Salvation Army does, only the location. Doesn't like
40 parking in center of site — too much noise. Childcare could end between 5 -6PM.
41 Reverend Markham — .Senior pastor of Petaluma Baptist Church — Supports uses and
42 location proposed. Notes location in heart of City and neighborhood — makes clients feel
43 valued' instead of "marginalized ". Important to teach children compassion — how can that
44 be taught if the people needing help are .always hidden? Urged approval.
45. Brian Sieridan — 1429 Sarkesian — Concerns regarding quality of life. Submitted letter
46 outlining concerns.
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Planning Commission Minutes - February 13, 2001
1 Richard Dominicelli — 1412 Tanager Lane — Lives two blocks from project; urges
2 Planning Commission to delay decision to allow people who hadn't previously heard of
3 project time to learn about it.
4 Chair Broad — Questions regarding after -hours program for school -age children.
5 Gommissioner inquired about the legality of delaying a decision on the project for
6 six months.
7 George White — Notes decision timeline on page 9 of staff report.
8 Commissioner Monte_ schio — suggests police in attendance address Planning
9 Commission.
10 R. Evans, Police Dept. — Available to answer questions; one case of confidential nature
11 at existing site — not serious. At previous site, 1 or 2 responses within 10 -12 years.
12 Commissioner Barrett — What about traffic situation — accidents at McDowell?
13 Betsi Lewitter — Shows aerial with six accidents in four years — four in intersection.
14 Commissioner O'Brien — Any health and safety problems at previous site?
15 R. Evans — Not aware of any.
16 Commissioner Vieler — Any concern regarding counseling and childcare on same site?
17 Betsi Lewitter — Notes childcare to be State licensed and investigated by State.
18 Childcare use separate from counseling and food distribution.
19 Chair Broad — Asks Planning Commission for issues to be discussed so they can be
20 addressed one at a time.
21 Commissioner Monteschio — Concerns with number of parking spaces if meeting
22 spaces are allowed to be used. Wants cell phone number available to neighbors in case of
23" complaints.
24 Commissioner Glass — Need for facility, compelling government interest, limited period
25 of time to continue to ensure neighbors know; height of fence — don't wait for complaints
26 — Option 2 — lower pole.
27 Commissioner Barrett — Need to clarify zoning laws — warehouses, childcare until
28 10:00 PM — not 2:00 AM — possibility for expansion? Septic system and leach field on
29 site; sound walls; guidelines for community use of property — especially for late night
30 usage. What kind of social programs? Available to anyone who drops in?
31 Commissioner Vouri — Agrees with other Planning Commissioners — traffic on
32 Sarkesian, perceived loss in property values if CUP granted; past permitting check
33 process to ensure project being done according to conditions.
34 Commissioner O'Brien — Wants notice of other community meetings so he could attend
35 — he lives in neighborhood, but outside 500'.
36 Commissioner Vieler — Needs answers from City Attorney - questions regarding zoning
37 and permitting process, i.e. whether the proposed storage = warehouse and, therefore, is
38 not allowed in a residential district; religious land use act;, neighbors have valid concerns
39 — is any use proposed unable to be questioned or denied? Parking concerns.
40 Commissioner Broad — Requested City Attorney presence at next meeting to answer
41 questions.
42 Commissioner Glass — Would like brief closed session with City Attorney.
43 Chair Broad — Asked staff to consult with City Attorney to see if closed session is
44 allowed. Continuing this item will allow neighbors to discuss further with Salvation
45 Army.
46 Commissioner Barrett — Dr. Bush should give information he received regarding loss in
47 property values to staff to research.
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Planning Commission Minutes - February 13, 2001
1 Discussion regarding how staff could research loss of property values.
2 George White noted he doesn't know how except anecdotal or conjecture.
3 Chair Broad — Wants City Attorney to determine if loss in property value should be
4 considered in making a decision.
5 Commissioner Vieler suggested that the sources submit written information to the
6 Planning Commission.
7 Discussion regarding sound wall. .
8 Commissioner Vieler — Wants Planning Commission to give direction — seems
9 mitigation is necessary.
to Commissioner Vouri — Agrees — Sound wall and "light mitigating" wall on north side of
1 1 property to block lights from cars; refer to project architect.
12 Chair Broad — Agrees with Commissioner Glass regarding lower lights — option 2 as
13 proposed by photometric report; check with landscape architect regarding possibility of
14 additional screening on north side within 2' strip — northwest planter strip.
15 Commissioner Vieler — Examine if masonry or wood sound wall should be used — refer
16 back to acoustical consultant.
17 Chair Broad — What height fence /wall appropriate to block light? Considering service of
18 great value to community — considering new law (RLVIPA) would prefer to approve
19 CUP rather than find a new site.
20 Commissioner Glass — As much landscaping as possible, agrees with need for services —
21 childcare and food distribution. Would be difficult to come up with compelling
22 government interest to deny.
23 Commissioner Vouri — Glad that this is being continued to a future meeting; obligation
24 of Planning Commission to hear from public — try to resolve issues in best interest of
25 everyone. Compliments Salvation Army on approach — . community meetings,
26 redesigning site plan, addressing lighting, use of landscaping to mitigate. Family -
27 oriented moderate use appropriate for site. Childcare should be in residential
28 neighborhoods. Walked site, normal noise for McDowell —extremely loud. Will support
29 project, but wants to mitigate impacts.
30 Chair Broad — Most of concerns regarding childcare and hours of childcare. Wants
31 opinion from City Attorney regarding whether childcare element regulated by RLVIPA.
32 Need to determine if 10:00 PM is an appropriate ending time.
33 Commissioner Barrett — Favors project, but has problem with RLVIPA. Concern
34 regarding not being able to control. Childcare needs to go to 10:00 PM. Concern other
35 uses being allowed to go to 10:OOPM; condition no evening programs"
36 Commissioner Vieler — Regarding RLVIPA — appropriate to use law for religious
37 services, but not everything termed as ministry? Supports project - has value and merit,
38 but shares neighbor's concerns. Wants specific conditions prohibiting expansion of uses.
39 Chair Broad — Concern regarding additional evening use by other groups. Concern
40 regarding 25% reduction in parking when don't know of all uses on site. Neighbors
41 concerns typical for in -fill sites. Asks about storage /warehouse being allowed - in R -1
42 Zoning District.
43, Commissioner Vieler — wants City Attorney opinion regarding storage space being
44 allowed.
45 Commissioner O'Brien — Agrees City Attorney opinion needed.
46 Chair Broad— Wants staff to review letters submitted�to Plann�.ng Commission — include
47 items related to Initial Study, i.e. traffic impacts on Sarkesian.
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Planning Commission Minutes - February 13, 2001
1- Commissioner Vieler — Any other side streets which might be used — i.e. across street
2 (McDowell).
3 Commissioner Vouri — Septic and leach field — assess in Initial Study.
4 Chair Broad — Parking standards based on number of seats in chapel. 25% reduction —
5 needs to be reviewed by engineer whether number of spaces is adequate.
6 Commissioner Vieler Peak uses and number of people — need complete tally of uses
7 (see Petaluma Baptist Church information).
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9 A motion was made by Commissioner Glass and seconded by Commissioner O'Brien to
10 continue this item to the Planning Commission Meeting of March 27, 2001 and to mail a
11 public notice to 500' of site (including Tanager Lane).
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13 Commissioner Barrett: Yes
14 Commissioner Monteschio: Yes:
15 Commissioner O'Brien: Yes
16 Commissioner Vieler: Yes
17 Commissioner Vouri: Yes
18 Chair Broad: Yes
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COMMISSION B USINESS
H. 1999 -2006 HOUSING ELEMENT UPDATE: REVIEW OF EXISTING
HOUSING ELEMENT; COMMENTS ON PROPOSED SCHEDULE
AND PROCEDURE FOR 1999 -2006 UPDATE; "FIRST CUT"
ANALYSIS OF EXISTING GOALS AND POLICIES;
PRESENTATION OF REGIONAL HOUSING NEEDS
DETERMINATION.
Bonne Gaebler presented the staff report.
III. CONTINUED COMMISSION /STAFF DISCUSSION:
(Continued from January 23, 2001).
Commissioner Vieler requested City Council liaison to request direction regarding
agendizing Basin Street project for Planning Commission review (City Attorney input ?).
Bring Zoning Administrator "interpretation" to Planning Commission.
Commercial (CC) uses
- (CN) uses
Parking
IV. LIAISON REPORTS: None.
Adjournment: 11:10 PM
SAK- Planning Commission \Minutes \021301.doc
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