HomeMy WebLinkAboutMinutes 07/24/2001Planning Commission Minutes — July 24, 2001
L U City of Petaluma, California
City Council Chambers
City Hall, 11 English Street
Petaluma, CA 94952
Telephone 707/778 -4301 / Fax 7071778 -4498
E -Mail planninenci.netaluma.ca.us
Web Page http: / /www.ci.petaluma.ca.us
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2 Planning Commission Minutes
3 July 24, 2001 - `T:®® PM
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5 Commissioners: Present: Barrett, Broad, Dargie, Glass *, Monteschio, O'Brien, Vouri
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7 * Chair
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9 Staff: George White, Planning Manager
10 Phil Boyle, Assistant Planner
11 Curt Bates, Assistant In Civil Engineering
12 Jim Carr, Director Parks and Recreation
13 Jan Tolbert, Administrative Secretary
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16 APPROVAL OF MINUTES: Minutes of June 26, 2001 were approved. .
17 PUBLIC COMMENT: None.
1.8 DIRECTOR'S REPORT: George White indicated that the (G &G) Sprint project denied by
19 Planning Commission will be heard by Council in August.
20 COMMISSIONER'S REPORT: Commissioner Glass noted that Town of Windsor
21 Development Impact Fees are much higher than Petaluma's fees — Windsor's fees are based on
22 appraisal of raw land.
23 CORRESPONDENCE: None.
24 APPEAL STATEMENT: Was read.
25 LEGAL RECOURSE STATEMENT: Was noted on the agenda.
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28 COMMISSION BUSINESS
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30 I. ELECTION OF OFFICERS.
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32 Commissioner Glass was nominated by Commissioner Barrett and seconded by Commissioner
33 Montschio for Chair.
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35 The vote was unanimous.
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Planning Commission Minutes — July 24, 2001
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Outgoing Chair Broad indicated that this will be his last meeting (relocating out of City Limits),
it has been great fun, enjoyed serving on Commission.
Commissioner Vouri - pleasure working and learning from you - professional manner.
Commissioner O'Brien — Your service has been very much appreciated, will be missed in this
community.
Commissioner Glass - Appreciated Gary's service.
Commissioner Barrett was nominated by Commissioner Broad and seconded by Commissioner V
Monteschio for Vice Chair.
The vote was unanimous.
Commissioner Monteschio was nominated by Commissioner Barrett and seconded by
Commissioner O'Brien for Second Vice - Chair.
The vote was unanimous.
Chair Glass appointed Commissioner Barrett as representative to SPARC. Will appoint other
committees at the next meeting.
CONTINUED BUSINESS
PUBLIC HEARING:
II. REDWOOD OIL, 421 Petaluma Boulevard South. Proposed demolition of an existing
carwash facility and construction of a new 2,879 square foot convenience mart and
restaurant.
This item was withdrawn by the applicant.
III. REDWOOD EMPIRE SPORTSPLEX, 2530 East Washington Street. Applicant is
proposing a sports complex consisting of six lighted softball fields, batting cages,
volleyball courts, and concession stands. The complex will include a two -story
clubhouse with a restaurant, sports bar, video game room, and second level deck. APN:
136 - 070 -031; File CUP98035
Project Planner: Phil Boyle
(Continued from Planning Commission meeting of June 12, 2001.)
Commissioner Dargie in attendance (in audience) and will participate in Redwood Empire
Sportsplex item.
Phil Boyle presented staff report; three letters from former City of Petaluma Airport
Commissioners; discussed changes /additions to staff report, new information provided; new
Planning Commission Minutes — July 24, 2001
1 photometric plan provided; staff recommends approval of negative declaration and conditional
2 use permit with revised conditions of approval.
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4 Other staff present:
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6 Curt Bates - Engineering Division
7 Jim Carr - Parks and Recreation
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9 Commissioner Barrett - Didn't you get more traffic information?
10 Phil Boyle - Traffic report was updated by Mr. Labbs and reviewed by Alan Tilton.
11 Mr. Tilton is in attendance to answer questions.
12 Commissioner Vouri - Regarding well issue - new test implies that this well will not have an
13 affect on ground water levels; question is - would well subtract from water City will be able to
14 deliver?
15 Curt Bates - Steve Simmons (Water Superintendent) was consulted - believes ground water
16 levels would not be impacted - County was also consulted - this is not a water scarce area - there
17 should not be an issue; licensed contractor is hired to monitor wells.
18 Commissioner O'Brien - Would this take into account private wells adjacent to project site?
19 Curt Bates - Applicant would be required to mitigate any problems with adjacent wells; private
20 wells are shallower than public well - applicant will be required to mitigate.
21 Commissioner Broad - Please run through scenario.
22 Curt Bates - Applicant will drill well for irrigation purposes; staff has assumed there will be
23 mitigations necessary for private wells; impacts will be assessed when draw -down tests are done;
24 wells can be drilled deeper - dynamics of ground water needs to be assessed.
25 Commissioner Barrett - If there are negative impacts to adjacent water sources, applicant will
26 be required to restore water quality /pressure to original conditions. - Question to Alan Tilton -
27 traffic signalization at the intersection of E. Washington and Adobe Road?
28 Alan Tilton - All traffic analysis used full General Plan build -out; traffic volumes for Science of
29 the Soul project were used — signalization by Sonoma County will be in place soon (maybe one
30 year reasonable).
31 Commissioner Monteschio - What impact would there be if we required a speed limit reduction
32 on that road and is it possible to reduce the speed limit?
33 Alan Tilton - Speed limits set by State Legislature, believes existing speed is probably lowest
34 possible.
35 Marty Hronek - Met with the neighbors - Colorados - there will be a written agreement between
36 Hronek and Colorados regarding lighting, fencing, landscaping on both sides of fence; there will
37 be gates to adjacent property for checking for debris, trash; one continuous left hand turn will be
38 built at Science of Soul property; City has agreed to provide City water to site - compromised
39 with City to drill well - only a temporary well - will use reclaimed water when City can supply it;
40 will be amending alcohol policy - will not allow alcohol in dugouts, fields, clearly marked and
41 signed; lighting consultant Bob Crookhan of Musco Lighting here tonight.
42 Commissioner Barrett - Regarding lighting - will parking lot lighting stay on until last
43 employee leaves?
44 Marty Hronek - Yes.
45 Commissioner Barrett - can RV's access your parking lot?
Planning Commission Minutes — July 24, 2001
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Marty Hronek - Yes, there needs to be a certain turning radius for emergency vehicles;- no
overnight parking will be allowed.
Commissioner Barrett - Questions regarding private security for large events? Is that in
addition to regular security?
Marty Hronek - Yes, additional security will be provided at large events.
Tom Megaw - Airport Commission - Lighting, density, structures are issues; has spoken to three
previous Airport Commissioners - read .letters indicating May 1996 meeting was just a
preliminary hearing - no action was taken, no approvals given - safety issues mentioned. "What
If' scenario - Sonoma. County Open Space Commission purchase of land.
Herb Johnson - 521 Adrian Drive - Concerns with encroachment of Airport - you are voting to
put sports complex in the airport.
Juan Colorado - Concerns are with water (well); wants to go on City water if this complex is
built; proposed that sports complex uses their well and they go on City water; had to miss last '
meeting with Mr. Hronek; property values have gone down recently; City sewer and water
service would help; concerns have not been met - requested a soundwall, now a cyclone fence is
proposed; does not want to sell property now, but might at some future time.
Commissioner Youri Staff has proposed that your well be tested and dug deeper than current -
what would make you more comfortable?
Juan Colorado - If there is a problem, how long will it take to correct? Put our property on City _.
water now - sports complex can use his existing well. When I need water, it is necessary right
away. Would like to meet with staff/Commission before a decision is made.
Tom Burrows - 916 Palmetto Way - Amateur Astronomer - presented letter — expressed
concerns about lighting impacts on local astronomy concerns.
Mr. Nelson - Larch Drive - Astronomer - Sports stadium will degrade sighting; lighting needs to
be seriously considered.
Jim Hudson - 326 Walnut Street - Chair of Petaluma Airport Commission - (private pilot and
attorney) be very clear on decisions regarding alcohol consumption on City - owned land;. how
will children get to this site on Washington (cars are the only way to get to this project); what if ..
this business fails? What will City of Petaluma do if this happens?
Chair Glass - Will Mr. Carr address these issues?
Jim, Carr Lease is still being negotiated - investors will have first opportunity to take over;
Rooster Run Golf Course across the street does serve alcohol; this a partnership with the City to
provide fields that City cannot afford to build and maintain.
Chair Glass -.Any room for negotiation to discuss water /sewer to Colorado property?
Curt Bates - Not aware of history with City water service in this area; property owner would
have to show threat to public safety or health.
Commissioner O'Brien - Last night there was a consent item at Council for services to
Petaluma Golf and Country Club.
Ed Burger - Issues with safety netting across property - how high will netting be? Spimdwa;;
cpmcerms — how will soundwall act to keep sound /debris from Colorado property?
Chair Glass - Limited flight softballs will be required.
Kevin McDonald - Petaluma Youth Soccer League - Wants to confirm that multi -sports aspect
of project is emphasized; Youth Leagues would like to run earlier in the day; City not providing ,
parks facilities necessary to community; this proposal is a solution to this need; this park will =
free -up Prince Park and supply more soccer fields.
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Planning Commission Minutes — July 24, 2001
1 Geoff Cartright - Rocca Drive - Wants to focus on Mr. Colorado's water concerns; public water
2 wells are starting to impact on Russian River water.
3 Diane Reilly Torres - Condition to add bus service to this area.
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5 PUBLIC HEARING CLOSED AT 8:30 pm.
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7 Commissioner Vouri - Can you share details of new photometric study?
8 Bob - Musco Lighting - TLC product - has been adopted around airports; average of half foot
9 candle at property line; horizontal foot candle reading was .11 average (less than full moon
10 night); proper aiming angles - majority of poles are 60 and 70 feet high.
11 Commissioner Barrett - Are TLC lights dark on top?
12 Bob Crookhan - Yes, they are black, lots of shielding - extends out 24" from light; Stanford
13 University has adopted these lights; initial design of RESA was done with a lesser product.
14 Chair Glass Would there be a beacon light on poles?
15 Bob Crookhan - They could be added.
16 Commissioner O'Brien - Are ultra - lights allowed to fly at night? (answer no).
17 Commissioner Vouri - Any comments from staff regarding Mr. Colorado's well?
18 George White - Mr. Colorado is welcome to apply for outside water service; the well is a
19 temporary one.
20 Commissioner Broad - Significant project; serious ramifications to area, neighbors; still not at
21 this point comfortable to sign off on this project; Initial Study prepared has not been adequate in
22 following areas: hydrology (impacts still have not been defined) probable impact to adjacent
23 wells - no clear mitigation measure to address that impact - what are City /County standards?
24 Chair Glass - Could a condition be made to require City Water and Sewer services to the
25 Colorado property?
26 Commissioner Broad - Does not see that as an environmental answer to possible well draw -
27 down; assessment has not been made regarding draw -down; have to look at well impact; good
28 points relative to pedestrian access to this site /safety of access; can the number of pedestrians
29 and bicycles be quantified? concerns regarding proposed barrier of chain -link fence in terms of
30 being effective noise attenuation; other big impact is issue of flight safety - cannot conclude that
31 there will not be any potential adverse impact to airport; if there is potential disagreement
32 between "experts" an EIR needs to be done; appreciates some additional analysis, but more
33 information is needed; lighting should be looked at by another expert source.
34 Commissioner Barrett - Basic opposition to this project; agrees with Mr. Johnson - an airport
35 would not be allowed here today; does not understand why (in 1996) there was not a vote of
36 opposition from Airport Commission; opposed to this project in this location; at a minimum
37 would like to see redress to Mr. Colorado's water concerns; would like the special ball (low
38 flight) requirement to be added as a condition; chainlink fence not adequate; beacons should be
39 required on top of light poles; add further condition not allowing alcohol sales during any time
40 when childrens games are being played; opposed to this project in general - wrong project in
41 wrong place; cannot support; traffic situation needs to be mitigated; no protected road or
42 sidewalk.
43 Commissioner Monteschio - Agrees with Broad and Barrett - Supports this project, but knows
44 that this project is necessary; would like improved pedestrian access and speed limit lowered on
45 Washington.
Planning Commission Minutes — July 24, 2001
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Commissioner Vouri - Has not heard anything tonight to alter opinion of project; supports
project; does not find project a violation of Urban Separator; agrees with Commissioner Broad -
well signature is not a migitation; would like to see condition of approval that is a mitigation -
the problem will have to be determined; who would pay for Mr. Colorado's water and sewer
services?
Chair Glass - City and applicant would pay for services.
Commissioner Vouri - Pedestrian access is inadequate; idea that City would propose a park
only accessible by car is not right; there needs to be a non - vehicle way of getting to the park;
regarding sound issue - not sure adequate; concerns with flight safety issues - wants to make sure
lighting will not cause problems for pilots; requests photometric study with computer simulation.
Commissioner IDargie - For the project; cannot arbitrate what lighting study and airport experts
are saying, there needs to be more information regarding acceptable level of glare so as not to
interfere with airport activities - need factual answers; should be more specific mitigation for the
Colorado's for water to specifically address recourse for Mr. Colorado.
Commissioner O'Brien - Believes this is a good project; could ask questions forever; City has
looked at liability and so has Mr. Hronek; main concerns are soundwall and water for
Colorado's; Why don't Colorado's have City water? Water problem definitely has to be
mitigated; regarding pedestrian access - there is a proposed bicycle path along Washington to
Adobe but hasn't been built yet; if the airport is dangerous, maybe we should look at closing the
airport; site is 3/4 mile from airport, does not see where there is a danger; beacons should be
required on light poles (at Prince Park also); regarding alcohol - does not think City should
regulate to such a degree.
Chair Glass - Unfortunate that a park needs to be so controversial; ideally this project would be
located in the Flood Plain; City does not have the money for new parks; this is not a perfect
project; very uncomfortable with some items brought up; does not know if this can be approved -
would like more information on some issues; this would have consequences on property values
for Mr. Colorado - water and sewer services may help to mitigate; project should be least
offensive at this site.
Commissioner Vouri - Feel that there is a majority to pass this project if conditions of approval
can be amended; requested photometric study and simulation of glare; would like to see plan for
pedestrian access.
Phil Boyle - Bicycle Plan shows Class 1 path along Washington Creek.
Commissioner Vouri - Would like pedestrian access plan with timelines; impact analysis for
Colorado's (and any other private) wells.
Commissioner IDargie - Glare study.
Commissioner Barrett - There have not been expert opinions on lighting - necessary;
Commissioner Broad suggested that CEQA requires an EIR to look at differences between
lighting experts and airport experts.
Commissioner Broad - Well water is still an issue; fencing along Colorado property is still an
issue; lighting studies should be required (definition of lighting impacts) - define safety hazard to
pilots; potential for focused study - given majority position - Commission may be able to find a
way to further define lighting issues; agrees with requirement to require bicycle /pedestrian
access to site.
Commissioner Monteschio - Provide safe crossing of some type across Washington Street.
Commissioner O'Brien - Check to make sure water and sewer service available to this site.
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Planning Commission Minutes — July 24, 2001
1 Commissioner Glass - Colorado's should receive sewer and water hookups; more discussion
2 between applicant and Colorado's regarding fence; canopies over some bleachers to avoid
3 sunlight and foul balls; fast growing high density plants to protect ball fields from errant golf
4 balls from Roster Run.
5 Commissioner O'Brien - Can this be continued to a date certain?
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7 Commissioner Vouri - We have to have some issues resolved (airport safety issue) - might be
8 difficult to continue to a date certain.
9 George White - May be able to achieve all of these goals within two months but cannot
10 guarantee this.
11 Chair Glass - Some more time will also allow Colorado's and applicant to further discuss.
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13 _Motion to continue to allow further study.
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15 Commissioner Barrett: Yes
16 Commissioner Broad: Yes
17 Commissioner Dargie Yes
18 Commissioner Monteschio: Yes
19 Commissioner O'Brien: Yes
20 Commissioner Vouri: Yes
21 Chair Glass: Yes
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24 NEW BUSINESS:
25 PUBLIC BEARING:
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27 IV. TRADITIONS SUBDIVISION — RYDER HOMES; LOCATED BETWEEN
28 McDOWELL MEADOWS SUBDIVISION AND CORONA CREED; AP NO'S.
29 137- 061 -014, 137 - 060 -018; FILE NO'S. GPA00004, TSM00005; REZ00005; Project
30 Planner: Phil Boyle.
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32 Phil Boyle presented the staff report.
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34 Commissioner Monteschio indicated she would be abstaining from this item; thanked
35 Commission for her time on SPARC; (left the meeting).
36 Commissioner Broad - Is it your conclusion or City Attorney's conclusion that roadway
37 realignment is unenforceable?
38 Phil Boyle - Community Development's conclusion; City Attorney has not commented.
39 Chair Glass - Quotes items from Corona/Ely Specific Plan (pages 20, 21)regarding roadway
40 realignment requirements. Problem was identified over and over in Corona/Ely Specific Plan.
41 George `White - Applicant does not have control of property - would consult with City Attorney
42 if directed to by Commission.
43 Phil Boyle - There are two owners of this property.
44 Commissioner Broad ownership still lie with one owner (Brody) ?; if an improvement were
45 required it could be required of owner.
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Planning Commission Minutes — July 24, 2001
1 Chair Glass - Staff is asking us to make a General Plan Amendment not requiring road
2 realignment required by Corona/Ely Specific Plan?
3 Commissioner Barrett - 14 acres are from the Brody property, if GP Amendment were granted,
4 what is required of Brody property when developed?
5 Commissioner Vouri - Staff recommendation is that road realignment should be tied to
6 remaining Brody property, not this project? Wouldn't it be fair and equitable to distribute this
7 _ improvement across the entire property?
8 George White - Commission has prerogative.
9 Chair Glass - At site today; problems with General Plan Amendment requests - cannot agree
10 with splitting lot sites - perfect opportunity to create park of a size usable for ball fields - town
11 would be short- changed.
12 Phil Boyle - Park and Recreation Commission and neighborhood recommended location of
13 proposed park.
14 Chair Glass - Children would use a larger park more than two small parks; concerns with
15 wetlands mitigation; assumptions made regarding sales prices of these units; flooding problem in
16 Petaluma, storage off -site is not viable; produce evidence other than cost prohibitive not to
17 mitigate wetlands; City has worst roads in Sonoma County - not going to build a new road -
18 Corona/Ely Specific Plan says something else; does not want to give away traffic solutions,
19 circumventing problems; no guarantees that remaining Brody property will ever be developed;
20 not prepared to go with a General Plan Amendment that goes against Corona/Ely Specific Plan;
21 half of the park is already built in this neighborhood; development would come in two proposals
22 - second phase would be park (after all houses are built); build parks first - it will be an amenity
23 if built first - soccer fields, ball fields.
24 Commissioner Broad - Regarding Land Use Map - What are circles along creek? (Boyle -
25 Open Space); questions regarding Open Space along creek? Regarding 2.3 acres of park - does
26 that include grass area and open space along creek?
27 Commissioner O'Brien - met with applicant and had an advanced look at this project.
28 Commissioner. Dargie - does drainage go into creek? Is setback on this project the same as
29 project adjacent to creek? Unclear on "Street A" turn onto Sonoma Parkway?
30 David Bradley - Ryder Homes - Presented project information. Project history (road alignment,
31 etc.).
32 Commissioner Vouri - May have to abstain - lives within a certain radius of project - will step
33 down until he talks to City Attorney.
34 David Bradley - Believes realignment of road will cause traffic speed to increase.
35 Commissioner Barrett - Where is balance of property?
3.6 David Bradley - Options for access will be limited to balance of property without roadway
37 realignment; regarding relocation of park site - traffic would be kept away from interior of
38 subdivision; size of park (useable area) is 2.2 acres; 8' high black chain link fence proposed at
39 Sonoma Mountain Parkway; addressed Specific Plan requirements for parkland, creek corridors.
40 Chair Glass - What do you anticipate sales price of homes would be?
41 David Bradley - Hard to say at this point, but $335,000 was the range discussed; described
42 placement of houses in relationship to (existing) McDowell Meadows Subdivision; discussed
43 roadway alignment.
44 Architect for Ryder Homes - Described architecture; street scene rendering.
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46 Public hearing was opened (11:03 PM).
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Planning Commission Minutes — July 24, 2001
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2 Geoff Cartright - 56 Rocca Drive Concerns regarding traffic circulation into Penngrove;
3 Corona Creek runs through this project; serious flooding problem already; Diane Reilly Torres
4 information - Tuxhorn Estates, Capri Creek projects, will cause significant flooding problems;
5 Corona.Reach portion of river is unprotected.
6 Steven Delapp - 13 Stratford Place - Should not allow waivers to General Plan; Traffic and
7 Circulation study being done for General Plan update need to be completed; why should park site
8 be moved around for a small group of citizens and developer? $335,000 would be very low in
9 this area - wetland mitigation could be done; Urban High Density should allow park design be
10 incorporated into subdivision.
11 Alan Tilton - Discussed possibility of a "roundabout" option for this intersection (level of
12 service would be better), would provide a gateway statement.
13 Chair Glass - Concerns regarding traffic delays.
14 Commissioner Barrett - Fan of "roundabouts ", but it doesn't take into account traffic going up
15 Corona Road.
16.
17 Public hearing closed.
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19 Chair Glass - Problem with General Plan Amendments - could not make findings; no need to
20 make changes; wetlands issue, park issue bothers me; would like to see higher density; not a
21 criticism of staff - no intention on part of Brody property to complete road won't be
22 economically feasible; doesn't believe houses will sell for amount suggested by applicant;
23 concerns regarding LSA analysis on surface runoff; disappointed with report.
24 Commissioner Broad - Entire project design is not appealing; could be a very high density
25 project - there are alternative approaches producing more attractive use of this site and Corona
26 Creek; much more open feeling could be achieved; entire concept of proposal needs rethinking;
27 regarding General Plan Amendments - does not see any public interest to proposed amendments;
28 park would be moving into a less desirable park location (along Sonoma Mountain Parkway);
29 project does not comply with Specific Plan requiring single- loaded streets; agrees with
30 Commissioner Glass in general terms; regarding roadway alignment - this is opportunity to make
31 this improvement.
32 Commissioner Barrett - Concerns - Flood Plain runoff and wetlands issue - natural runoff is to
33 south side of Corona Creek; Parks - there should be a large park (not two small mini - parks); road
34 and traffic improvement concerns part of agreement to development of Sonoma Mountain
35 Parkway - improvements need to be done; General Plan Amendments are very serious - finish
36 new General Plan so these issues can be addressed.
37 Commissioner Dargie - Concerns - Making a decision about intersection of Corona/Sonoma
38 Mountain Parkway - General Plan Traffic Study should be completed; Drainage concerns with
39 existing drain conditions; does not like park being split - should be larger park; concerns at
40 "Road A" curve.
41 Commissioner O'Brien - Reserves comments for when project goes to City Council.
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43 A motion was made by Commissioner Broad and seconded by Commissioner Barrett to
44 recommend to the City Council denial of the requested General Plan Amendments (park and
45 realignment of road), recommend denial of rezoning from Agriculture to PUD and denial of a
46 Tentative Subdivision Map - specifically finding, 1) no public interest in requested General Plan
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Amendment; 2) segregation of park areas would in fact be detrimental to public by providing
less usable park area; 3) roadway realignment is an important element of the Circulation element
of the Corona Ely Specific Plan and that conditions will worsen through that elimination; 4)
project . has not addressed increased stormwater runoff feasibility of off -site or wetlands
mitigation; LSA Study fails to look at loss of wetland area; 5) there could be an alternative
development proposal that would better utilize site; and 6) requested relocation of park would
diminish possibility of higher density development.
Chair Glass — Willing to look at higher density project.
Commissioner Barrett: Yes
Commissioner Broad: Yes
Commissioner Dargie: Yes
Commissioner Monteschio: Abstain
Commissioner O'Brien: No
Commissioner Vouri: Abstain
Chair Glass: Yes
V. Discussion and possible action regarding future agenda items.
(Continued from May 15, 2001.)
Chair Glass - Directed discussion of Impact Fees be added to next agenda.
No action on this item.
VI. Discussion and possible action relating to potential revisions and /or modifications to
the Zoning Ordinance and the General Plan.
(Continued from April 24, 2001.)
No action on this item.
VII. ONGOING COMMISSION /STAFF DISCUSSION.
No action on this item.
VIII. LIAISON REPORTS:
• City Council
• SPARC
• Petaluma Bicycle Advisory Committee
• Tree Advisory Committee
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