HomeMy WebLinkAboutPlanning Commission Minutes 07/22/1997Planning Commission Minutes - 7/22/97
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2 CITY OF PETAL UMA
3 PLANNING COMMISSION MINUTES
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5 REGULAR MEETING July 22, 1997
6 CITY COUNCIL CHAMBERS 7:00 PM
7 CITY HALL - PETALUMA, CA
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9 Commissioners Present: Bennett, Feibusch, Maguire, Rahman, Thompson,
10 vonRaesfeld, Wick
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12 Staff: Pamela A Tuft, Planning Director
13 James McCann, Principal Planner
1 Hans Grunt, Assistant Planner
15 Liz Dunn, Assistant Planner
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17 ` Chairperson
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20 PLEDGE OF ALLEGIANCE.
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22 APPROVAL OF MINUTES: Minutes of July 8, 1997, were approved as printed.
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24 PUBLIC COMMENT: Nancy Read 135 Acorn Drive - Thanked out -going
25 Commissioners for all of their years of service to the City.
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27 DIRECTOR'S REPORT: Planning Director Tuft - Thanked out -going
28 Commissioners on behalf of staff, noting that staff will especially miss their personal
29 attributes: Commissioner Wick: Leadership, diplomacy, technical expertise, sense of
30 humor; `Commissioner vonRaesfeld: sense of design and historical perspective, sense of
31 community and tradition; Commissioner Rahman - compassion, willingness to
32 compromise, "win -win" analysis, sense of humor.
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34 COMMISSIONER'S REPORT: Commissioner Wick - Thanked staff, congratulated
35 new Commissioners; complimented local design community on recently completed
36 projects; Commissioner Feibusch - Washington Street tree planting funding in place,
37 Assistant City Manager Salmons will meet with Tree Committee at their next meeting;
38 Commissioner Rahman - Thanked staff for help and advice during her term; experience
39 has been wonderful; congratulations to new Commissioners.
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41 CORRESPONDENCE: None.
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43 APPEAL STATEMENT: Was read.
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45 LEGAL RECOURSE STATEMENT: Was noted on the agenda.
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Planning Commission Minutes - 7/22/97
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2 CONSENT CALENDAR
4 I. SONOMA JOE'S CARDROOM (TRANSFER OF CONDITIONAL. USE
5 PERMIT); 5151 MONTERO WAY; AP NO. 007 - 421 -025; IRV
6 PIOTRKOWSKI.
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8 Consideration of a request to amend an existing Conditional Use Permit to allow
9 the transfer of ownership of an existing cardroom license.
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11 A motion was made by Commissioner Maguire and seconded by Commissioner
12 vonRaesfeld to amend the existing Conditional Use Permit for Sonoma Joe's Cardroom to
13 allow the transfer of ownership based on the following findings and subject to the
14 following conditions:
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16 Commissioner Maguire: Yes
17 Commissioner Bennett: Yes
18 Commissioner Feibusch: Yes
19 Commissioner Rahman: Yes
20 Commissioner Thompson: Yes
21 Commissioner vonRaesfeld: Yes
22 Chairman Wick: Yes
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24 Findings:
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26 1. The proposed cardroom license transfer, as conditioned, will conform to the
27 requirement and intent of the Petaluma Zoning Ordinance for uses permitted
28 within the Commercial - Highway (C -H) zone.
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30 2. The proposed cardroom license transfer, as conditioned, will conform to the
31 requirements and intent, goals and policies of the Community Character Chapter
32 of the General Plan, specifically this objective within the Nature and Character of
33 Development section:
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35 (i) upgrade the quality of public, residential, commercial and industrial
36 development throughout the city.
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38 Additionally, the proposed cardroom transfer, as conditioned, will conform to the
39 requirements and intent, goals and policies of the Local Economy Chapter of the
40 Petaluma General Plan, specifically the Economic Goals Section where Goal 1 is
41 to
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43 Provide jobs for Petaluma workers and tax revenue for the City by
44 expanding and maintaining diversity in Petaluma's economic base and
45 focusing development efforts on clean, non- polluting industry.
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Planning Commission Minutes - 7/22/97
1 3. The proposed cardroom license transfer, as conditioned, will not constitute a
2 nuisance or be detrimental to the public welfare of the community.
3
4 ndition
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6 1. All conditions imposed by the Planning Commission through the Conditional Use
7 Permit (CUP92032) for the operation of the Sonoma Joe's cardroom remain in
• 8 effect.
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10 2. Within five days of this approval, the applicant shall submit a check payable to
11 the Planning Department for $30 for the environmental review conducted as part
12 of this project.
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14 3. Within 30 days of the approval of the CUP amendment, the outside storage
15 container shall be removed.
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17 4. Within 30 days of the approval of the CUP amendment, new landscaping shall be
18 installed within the islands along the eastern roe line
P P rtY pursuant to the
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approved landscape plan. Additionally, new, visible parking space stripping shall
20 be painted on the paved surface.
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22 5. ,No outside storage will be allowed. No permanent use of a storage trailer will be
23 allowed.
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25 6. Within 30 days of the approval of the CUP amendment, a building permit
26 application shall be submitted for the proposed sign reading "Poker 24 Hours ". If
27 a building permit is not obtained for this improvement within 90 days of this
28 approval, the sign must be removed.
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30 7. Within 30 days of the approval of the CUP amendment, a building permit
31 application shall be submitted for a proposed canopy to be erected at the southern
32 entrance of the building. If a building permit is not obtained for this improvement
33 within 90 days of this approval, the canopy must be removed.
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35 8. The applicants shall obtain a license from the City Manager pursuant to the
36 Petaluma Municipal Code, Chapter 6.20, prior to the commencement of new
37 ownership.
38.
39 9. The applicants shall defend, indemnify, and hold harmless the City or any of its
40 boards, commissions, agents, officers, and employees from any claim, action or
41 proceeding against the City, its boards, commission, agents, officers, or
42 employees to attack, set aside, void, or annul, the approval of the project when
43 such claim or action is brought within the time period provided for in applicable
44 State and/or local statutes. The City shall promptly notify the applicants of any
45 such claim, action, or proceeding. The City shall coordinate in the defense.
46 Nothing contained in this condition shall prohibit the City from participating in a
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Planning Commission Minutes - 7/22/97
1 defense of any claim, action, or proceeding if the City bears its own attorney's fees
2 and costs, and the City defends the action in good faith.
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6 NEW BUSINESS
7 PUBLIC HEARINGS
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9 H. LARRY'S LOLLIPOP; LARRY JONAS; 556 SUNNYSLOPE ROAD; AP
to NO. 019-203-007; FILE TSM97001(hg).
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12 Consideration of a recommendation to City Council for a Mitigated Negative
13 Declaration; a rezoning to Planned Unit Development District (PUD), a PUD
14 Development Plan and associated Design Guidelines; and a Tentative Subdivision
15 Map to subdivide a 10.2 acre property into 12 residential lots.
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17 Assistant Planner Grunt presented the staff report.
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19 SPEAKERS:
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21 Commissioner Thompson - Asked questions regarding development yield within the
22 Sunnyslope area; clarify street extension as raised by the Communication from the
23 neighbors.
24 Commissioner Maguire - Will lots be sold individually? which lot will be removed to
25 comply with conditions of approval ?; are the only trees to be removed the eucalyptus at
26 the hammerhead?
27 Planning Director Tuft - Discussed circulation/master planning - payback agreement
28 could be entertained regarding possible extension of public road to serve adjacent
29 properties.
30 Tom Sanborn - Representing the Premo family - In support of this project; requested
31 extension of the road to their common property line to allow access to Premo property;
32 emergency access. will be .improved; consistency with original EIR; prepared to pay for
33 oversizing of public improvements to accommodate the Premo property.
34 Marjorie McAuley - 451 Sunnyslope Road - Questions regarding access; will views
35 from across the street be of back or front yards ?; development of Pamela Place has been
36 very messy, unsafe for neighborhood; animals/deer are disappearing as the area develops;
37 concerns with grass fires; access for fire fighting in the surrounding open lands.
38 Jess Torrico - 112 Suncrest Hill Drive - Questions regarding planned extension of road
39 to lots to the north of Bollard property.
40 John Cunningham - 108 Suncrest Hill Drive - Concerns with large /tall houses blocking
41 views of open areas; fire concerns; should explore possibility of mutual water tank for all
42 residents (instead of individual systems).
43 Bill Bollard - 305 Innsbrook, Santa Rosa - Concerns with proposed limitation of access
44 onto Sunnyslope; this will create a hardship because of existing garage location; willing
45 to give access from Sunnyslope to Lot 2 in exchange for access to Lot 1; sidewalks on
46 both sides of new street not important.
47 Principal Planner McCann - Garage on Lot 2 is already scheduled to be relocated to
48 accommodate access from new road.
49 Larry Jonas - Applicant - These houses provide a balance to community - large lots,
50 executive homes; difficult project to develop; advocate of tree preservation - will not
51 remove any trees except small grove of eucalyptus; very minimal grading for roads and
52 house pads; sidewalk on only one side of street will help to minimize grading;
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Planning Commission Minutes - 7/22/97
I Assessment District should be created for undergrounding of utilities for entire area; will
2 underground from pole to pole at Sunnyslope and new road and on -site; Landscape
3 Assessment District not necessary; discussing storm drain issue with Tom Hargis (City
4 Engineer); request leniency on retaining wall height; working on fire prevention
5 requirements; will propose open wire fencing; glad to work with Mr. Sanborn ( Premo
6 property) regarding mutual access.
7 Commissioner Maguire - Will you build these houses?
8 Larry Jonas - Will build some and offer other lots to custom builders.
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10 The public hearing was closed.
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12 Commission Discussion:
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14 Principal Planner McCann - Aesthetic issues/fire issues are addressed quite extensively
15 in Initial Study; studies have been done to demonstrate adequate water pressure available
16 (except over 160' elevation - mechanical pumping/pressure tanks will be necessary at
17 these elevations).
18 Commissioner Maguire - Question regarding storm drainage deficiency downstream of
19 project.
20 Commissioner Wick - Leave the reconfiguration of the lots to SPARC; sidewalk on one
21 side of street only; storm drain/retaining wall detail subject to Planning Director/Director
22 of Public Works approval; keep requirement for Landscape Assessment District;
23 support/; ' encourage open wire fencing; project should be subject to full SPARC;
24 under - runding of utilities can be bonded with time limit to complete; access to Premo
25 property, should be negotiated between applicants (City should not be involved).
26 Planning Director Tuft - In regard to the extension of the road to adjacent property, the
27 language of the condition could be left vague, staff will work with applicant and City
28 Engineer and offer suggestions when this goes on to City Council.
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30 A motion was made by Commissioner Rahman and seconded by Commissioner Maguire
31 to recommend to the City Council approval of a Mitigated Negative Declaration,
32 Rezoning to Planned Unit District, approval of a PUD Development Plan and Standards,
33 and approval of a Tentative Map based on the findings and subject to the amended
34 conditions as follows:
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36 Commissioner Maguire: Yes
37 Commissioner Bennett: Yes
38 Commissioner Feibusch: Yes
39 Commifssioner Rahman: Yes
40 Commissioner Thompson: Yes
41 Commissioner vonRaesfeld: Yes
42 Chairman Wick:
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44 Estimated Fees
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46 Park and Recreation Land Improvement $3,894 /unit
47 Water Connection (Zone 2, 3/4" meter - some
48 , units may require 1 " meter at greater cost) $1,250 /meter
49 Storm Drainage (21 % slope) $1,252 /lot
50 Community Facilities Development $ 806 /unit
51 Traffic Mitigation $3,007 /unit
52 Sewer Connection $2,550 /unit
Planning Commission Minutes - 7/22/97
i School Facilities (determined by School District)
2 In Lieu Housing $2,400 /unit (at escrow)
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Findings
for Mitigated Negative Declaration
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1.
An Initial Study has been prepared for the Larry's Lollipop project, and proper
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notice provided in accordance with CEQA and local guidelines.
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2.
Based upon the Initial Study and comments received, potential impacts could be
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avoided or reduced to a level of insignificance by mitigation measures attached as
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conditions of approval. There is not substantial evidence that the Larry's Lollipop
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project, as conditioned, would have a significant effect on the environment.
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3.
A monitoring program has been included to insure compliance with the adopted
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mitigation measures for the Larry's Lollipop project.
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4.
The Larry's Lollipop project does not have potential to affect wildlife resources as
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defined in the Fish and Game code, either individually or cumulatively, and is
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exempt from Fish and Game filing fees.
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5.
The Larry's Lollipop project is not located on any Hazardous Waste List compiled
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by the State pursuant to Section 65962.5 of the Government Code.
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6.
The Planning Commission/City Council reviewed the Initial Study/Negative
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Declaration and considered the comments before making a decision on the
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project.
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7.
The recorded proceedings of the decision is available for public review at the City
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of Petaluma, Planning Department, City Hall, 11 English Street, Petaluma, CA.
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31 8. Potential circulation impacts resulting from development of the Larry's Lollipop
32 project, as conditioned, will be adequately mitigated through: improvement of the
33 public and private roads /driveways including measures to address maximum
34 grades and integration of a new intersecting street (proposed Wallenburg Way) for
35 access to the project; and a private lane adequately designed to meet the
36 anticipated traffic volumes. The project will also achieve implementation of
37 adequate pedestrian and bicycle links to the existing and proposed system on
38 Sunnyslope Road.
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40 9. Potential drainage impacts resulting from development of the Larry's Lollipop
41 project; as conditioned, will be adequately mitigated by providing the installation
42 of drainage improvements, including improvements to the storm drain system in
43 Sunnyslope Road, designed to City and Sonoma County Water Agency Standards,
44 and to preclude lot -to -lot surface runoff.
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46 10. Potential noise impacts to existing residents and future residents of the Larry's
47 Lollipop project and surrounding neighborhoods will be adequately mitigated by
48 the restriction of construction hours; construction of homes along Sunnyslope
49 Road, will be constructed appropriately to conform with acceptable noise levels
50 per the General Plan; and a recorded notice will be required to ensure that proper
51 disclosure of potential noise impacts is provided to potential buyers of homes
Planning Commission Minutes - 7/22/97
adjacent to Sunnyslope Road to advise potential buyers of its existence and
function.
3
4 11. Potential visual impacts of the Larry's Lollipop project will be adequately
5 mitigated through use of compatible street and lot configurations/design which
6 result in positive (fronting) orientation of homes towards the surrounding public
7 streets.
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9 Mitigation Measures
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11 All mitigation measures as specified in the Initial Study for the Larry's Lollipop project
12 are herein incorporated as follow:
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14 EARTH: _Mitigations
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1 • An erosion control plan shall be prepared for all subdivision improvements, in
conformance with City Ordinance requirements, and submitted for staff review -
and approval prior to acceptance of Final Map improvement drawings.
2• The PUD Design Guidelines (Development Standards) shall be modified prior to
Site Plan and Architectural Review Committee ( SPARC) approval of the project
to incorporate specific grading standards. These provisions shall limit excavation_
fill and significant grading and paving for lot specific development to within the
approved building envelopes, except for necessary driveway and pedestrian access
!and required utilities. Graded slopes in excess of 3:1 shall not be permitted for all
proposed private landscape areas, except where steeper slopes have been approved
`for street grading transitions. The height of exposed retaining walls shall be
limited to a maximum of 3% retaining walls in excess of 3 ' mrn- be permitted
subject to the Planning Director's review and approval. Lot padding shall be
prohibited. Driveway slopes shall not exceed 18 %. All measures for
development of individual lots shall be based upon the grading conditions
established with the Final Map and improvement drawings for the subdivision.
3• Administrative SPARC review shall be required for lots proposed on the upper
portion of the hillside and those lots having frontage onto Sunnyslope Road
(proposed Lots 1, 2, 5, 10, 11, 12). The PUD Development Standards shall be
amended to reflect this requirement prior to application for SPARC review of the
PUD Development Standards. All other lots shall be subject to administrative
approval of grading plans submitted in conjunction with development permit
application, for review of compliance with the adopted PUD standards. Plans
submitted for building permits shall include detailed grading plans in
conformance with the SPARC approved Development Standards and all
Mitigation measures and conditions of the subdivision.
4. Final project improvement and grading plans shall be prepared by a California
registered Civil Engineer (P.E.), and accepted by City staff prior to Final iViap
approval. The plans shall be prepared in compliance with the Cit< of Petaluma's
Subdivision Ordinance and Grading and Erosion Control Ordinance. A
comprehensive erosion control plan shall be prepared, paying special attention to
prevention of increased discharge of sediment into the surrounding storm drainage
systems. The erosion control plan required above shall include measures such as:
(a) restricting grading to the non -rainy season; (b) protecting storm drainage
Planning Commission Minutes - 7/22/97
1
outlets from erosion and siltations; (c) use of silt fencing, and straw bales to retain
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sediment on the project site.
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5.
Construction of all cuts and fills shall be completed with strict adherence to
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specific geotechnic recommendations prepared by the project geotechnical
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engineer. A detailed soils /geotechnical report shall be prepared and all suggested
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improvements shall be incorporated with the improvement drawings as directed
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by the City Engineer prior to the approval of the Final Subdivision Map.
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6.
All construction and grading activities, including short-term needs (equipment
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staging areas, storage areas, and field office locations) shall expose as little new
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ground as possible. Whenever possible, existing disturbed areas shall be used for
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such purposes, rather than disturbing additional new ground.
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7.
All grading activity shall be completed prior to the on -set of the rainy season
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(October 15th). Time extensions for short-term grading may be allowed at the
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discretion of the City Engineer. Special erosion control measures may be required
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by the City Engineer in conjunction with any specially permitted rainy season
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grading.
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8.
Foundation and structural design for homes shall be subject to review and
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approval by the City of Petaluma Building Division prior to the issuance of a
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building permit. Design measures shall conform to the requirements of the
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Uniform Building Code, as well as state and local laws/ordinances. Said
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foundation and structural design shall be prepared pursuant to and consistent with
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the geotechnical report prepared by a geotechnical engineer for the subdivision.
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Monitoring:
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1.
Required improvements shall be reflected on plans submitted in conjunction with
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the project's improvement drawings and shall be reviewed and approved by the
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Planning Director and the City Engineer prior to Final Map approval.
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2.
The Planning Director shall insure that approvals have been obtained from all
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appropriate agencies prior to the issuance of grading permits.
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3.
All public improvements shall be subject -to inspection by City staff for
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compliance with the approved public improvement plans, construction permits
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and project mitigation measures /conditions of approval, prior. to City acceptance.
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4.
Prior to City acceptance, all public improvements shall be subject to inspection by
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City staff for compliance with the approved Public Improvement Plans,
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construction permits and project mitigation measures /conditions of approval.
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AIR: Mitigations
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1.
Standard Best Management Practices regarding dust control measures shall be
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implemented including maintenance of moist soil conditions, particularly on
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windy days.
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2.
During excavation and/or fill activities, haul trucks used to transport soil shall
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utilize tarps or other similar covering devices to reduce dust emissions.
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Planning Commission Minutes - 7/22/97
2 3. Upon completion of construction, exposed areas shall be planted in a timely
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manner according to the approved erosion control plan and PUD Master
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Landscape Plan. Acceptance of improvements shall be withheld until City
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acceptance of the erosion control measures.
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Motorized equipment operated during construction activities shall be properly
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mufflered and maintained to minimize emissions. Equipment shall be turned off
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when not in use.
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Monitoring:
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1.
The City's inspectors and the applicant shall insure that the above mitigation
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measures are implemented. Periodic and scheduled inspections shall occur to
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insure implementation of the above mitigation measures.
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2.
The improvement drawings shall reflect that exposed areas shall be planted in a
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timely manner. City inspectors shall insure that said planting is installed.
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3.
Plans submitted for development permit approval shall contain specifications
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meeting City Ordinance requirements regarding air quality.
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WATER: Mitigations
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1.
This development shall be subject to the payment of the City's storm drainage
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impact fee to address the incremental impact that the new development will
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have on City -wide drainage. The fee shall be paid as stipulated by City
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Resolution.
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2.
The applicant shall submit a detailed grading and drainage plan for each phase
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of the subdivision as a part of the improvement drawings for review and
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approval by City staff prior to the approval of the Final Subdivision Map. The
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drainage plans shall include supporting calculations of storm drain and culvert
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size using acceptable engineering methods.
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3.
Lot to lot surface drainage is not allowed unless collected at property lines
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with a drop inlet storm drain system. Private storm drain systems shall require
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easements and recorded maintenance agreements. Concentrated surface
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drainage shall not be allowed over sidewalks or curbs but shall be directed to
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the public street with sidewalk underdrains.
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All site drainage improvements shall be designed and constructed in
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conformance with the minimum requirements of Sonoma County Water
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Agency Flood Control Design Criteria and shall be subject to review and
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approval of the Sonoma County Water Agency and the City Engineer prior to
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Final Map approval (per Phase).
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A comprehensive urban runoff control program will be needed to mitigate
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potential residential non -point source water quality effects of the project
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during and following construction. To achieve this the project applicant shall
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develop a specific storm water management plan (SWMP) for the project. At
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a minimum, the plan shall: (1) identify specific types and sources of storm
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water pollutants; (2) determine the location and nature of potential impact;
Planning Commission Minutes - 7/22/97
1 and, (3) specify appropriate control measures to eliminate any potentially
2 significant impacts to receiving water quality from storm water runoff.
3 Typical urban residential control measures may include the incorporation of
4 public education, incorporation into the City's street sweeping program,
5 concrete stamps at storm drain inlets with "No Dumping, flows to the
6 Petaluma River" or equivalent, and other design or source control
7 management practices as appropriate, to mitigate potential water quality
8 effects.
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to 6. Pesticides and fertilizers shall not be applied to public landscape areas during
11 the rainy season (October - April).
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13 7. The drainage plans submitted as a part of the Improvement Drawings shall
14 require the installation of permanent signs (concrete stamps at storm drain
15 inlets or equivalent) at drop inlets to the public storm drain system. The sign
16 at the inlet shall read "No Dumping, Flows To The Petaluma River" or
17 equivalent) and shall be installed prior to acceptance of improvements.
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19 8. Prior to construction, the applicant shall obtain coverage under the State of
20 California General National Pollutant Discharge Elimination System
21 (NPDES) Permit for Construction Activities (General Permit) and develop and
22 implement a Storm Water Pollution Prevention Plan (SWPPP), subject to
23 review and approval by the Regional Water Quality Control Board.
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25 Monitoring:
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27 1. Required mitigations and conditions of approval, shall be reflected on plans
28 submitted in conjunction with the project's improvement drawings, landscaping,
29 drainage, stormwater pollution prevention, and erosion control plans, and shall be
30 reviewed and approved by the Planning Director and the City Engineer, and as
31 appropriate the Sonoma County Water Agency. The Planning Director shall
32 insure that appropriate approvals have been obtained from all necessary regulatory
33 and trustee agencies prior to the issuance of a grading permit.
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35 2. All public improvements shall be subject to inspections by City staff for
36 compliance with the approved Public Improvement plans, construction permits
37 and project mitigation measures /conditions of approval, prior to City acceptance.
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39 3. City inspectors shall insure that all required construction activities occur
40 consistent with the mitigation measures and terms and conditions of approval,
41 including the Landscaping, Grading, Drainage, and Erosion Control Plans and the
42 Stormwater Pollution Prevention Plan.
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44 4. The Planning Director shall calculate the project's appropriate storm water
45 drainage fee and shall insure that the fee is collected as provided for in the City's
46 Resolution.
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48 5. City Staff will oversee the formation of the Landscape Maintenance District to
49 insure perpetual maintenance of the public area landscaping (see mitigations
50 under 4.C. below).
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Planning Commission Minutes - 7/22/97
1 6. The applicant/developer must submit to the City evidence of obtaining a General
2 Permit from the Regional Water Quality Control Board prior to issuance of a
3 grading permit.
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5 PLANT LIFE: _Mitigations
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7 L Prior to any construction activity on the site, protective fencing shall be installed
8 1' outside the drip -line of existing trees identified for preservation per the
9 arborists report prepared for the project by Horticultural Associates dated May 7,
10 1997 and which may be adversely affected by the construction activity. City staff
I1 shall be notified by the project proponent prior to commencement of any work
1 2 proposed closer than 1' outside the drip -lines of trees recommended for
13 preservation. All activity, including excavation, pruning and root work shall be
14 conducted under the supervision of the consulting arborist authorized by staff,
15 with costs bom by the project proponent.
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17 2. Grading and landscape plans submitted for City approval of the Final Map and
1 public improvement plans shall identify the locations of existing trees to be
19 preserved and removed. A tree protection plan consistent with recommendations
20 specified in the arborists report including Tree Preservation Guidelines and Tree
21 Pruning Standards (Horticultural Associates, May 7, 1997), and showing details
22 for installation of protective fencing, root protection and follow -up recovery
23 methods such as mulching and watering schedule, shall be submitted as part of the
24 �improvement plans for the Final Map, subject to staff review and approval prior to
25 ;Final Map approval.
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27 3. Landscape plans for the subdivision right -of -way areas shall reflect use of water
28 conserving and native lant materials
P (including native oaks and other species
2 with high habitat value) and compatible irrigation system design. Plans shall be
30 included in the submittal for SPARC approval of the Tentative Map and PUD
31 Development Plan. All public area landscaping shall be installed prior to
32 acceptance of the public improvements for each phase of construction or bonded
33 for 100% of the costs of materials and installation, with implementation to occur
34 on a lot by lot basis. A maintenance bond shall be retained by the City for a
35 minimum of one year following completion of the required landscape
36 improvements, as maintenance security during the tree establishment period.
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38 4. The proposed Design Guidelines (Development Standards) shall be amended to
39 include the following provisions:
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41 Plans submitted for individual lot development in conjunction with
42 SPARC/building permit submittals, shall be subject to administrative review to
43 avoid development impacts upon existing trees preserved with the subdivision.
44 Subsequent house building plans shall correctly indicate the location(s) and drip-
45 lines of existing trees and the proximity of all proposed grading (including fill)
46 and/or trenching, structures and utilities, including irrigation systems, in relation
47 to the existing drip - lines. Any activities proposed closer than I 'foot outside the
48 drip -lines of existing trees shall be conducted under the direct supervision of the
4 9 consulting arborist, with costs borne by the project proponent(s). Any native
50 trees with a diameter of 3 " or greater that are proposed for removal through the
51 proposed and approved development of each individual lot shall be replaced at a
52 ratio of two 15 gallon sized trees for every one removed and properly irrigated
53 prior to issuance of a Certificate of Occupancy.
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The use of water conserving landscaping and irrigation systems on private lots,
and landscape designs compatible with existing native trees are encouraged.
5. The project proponent(s) shall be responsible for the formation and associated
costs of a Landscape Assessment District for maintenance of all public area
landscaping approved with this subdivision, prior to Final Map approval.
6. High or moderate value trees in good condition. (as identified under the arborists
report for the subdivision - Horticultural Associates, May 7, 1997) proposed for
retention but subsequently damaged of removed during the course of construction,
shall be replaced by the developer at the rate of three 15 gallon sized trees for
each six inches of trunk diameter removed of damaged, as recommended by the
consulting arborist. Species and location of the replacement trees shall be subject
to City staff approval.
Monitoring:
1. Landscaping drawings shall be reviewed and approved by the Planning Director
and the City Engineer prior to Final Map approval (per phase).
2. All public improvements, including landscaping, shall be subject to inspections by
City staff for compliance with the approved Public Improvement plans,
construction permits and project mitigation measures /conditions of approval, prior
to City acceptance.
3. The Planning Director, City Engineer and/or City Finance Director will oversee
the formation of the Landscape Maintenance District prior to Final Map approval.
4. The Planning Director shall insure that the applicant's landscape plan shall be
approved by SPARC prior to the approval of the Final Subdivision Map for the
project (first phase).
ANIMAL LIFE: Mitigations, if any No additional mitigations are required.
Monitoring: Refer to 4.D. above.
NOISE: Mitigations
1. 1. All construction activities shall comply with applicable Zoning Ordinance and
Municipal Code Performance Standards.
2. All construction activities shall be limited to 7:00 a.m. to 5:00 p.m. Monday
through Friday and 9:00 a.m. to 5 :00 p.m. on Saturdays. Construction shall be
prohibited on Sundays and all. holidays recognized by the City of Petaluma. The
hours of construction herein specified shall be posted on the improvement
drawings prior to Final Map approval (first phase).
3. All machinery and vehicles involved in the construction of the project shall be
properly maintained and shall be equipped with appropriate mufflers.
4. The developer shall designate a project Disturbance Coordinator who will be
responsible for responding to any complaints from the neighborhood about
12
Planning Commission Minutes - 7/22/97
1 excessive noise during construction periods, prior to issuance of a
2 building/grading permit. The Disturbance Coordinator's telephone number shall
3 be conspicuously posted at the construction site. `The Disturbance Coordinator
4 shall determine the cause of noise complaints (e.g. starting too early, faulty
5 muffler, etc.) and shall take prompt action to correct the problem.
6
7 5. Prior to the recordation of the applicable Final Map phase(s), the applicant shall
8 prepare a notice in a form acceptable to the City Attorney which shall run with the
9 deed of the properties adjacent to the Sunnyslope Road right -of -way advising
10 those property owners, and successors, that Sunnyslope Road exists and is a
11 collector street subject to high levels of vehicle traffic and associated noise that
12 may be considered a disruption.
13
14 6. Homes which are adjacent to Sunnyslope Road shall be accompanied by data
15 demonstrating that home construction will be consistent with City standards for
16 acceptable interior and exterior noise levels prior to issuance of a building permit.
17 (This provision shall be included in the Development Standards prior to
18 application for SPARC review.)
19
20 Monitoring•
21
22 1. Implementation of the above noise mitigation measures shall be administered by
23 the City and/or applicant as prescribed in each mitigation measure applicable to
24 the subdivision improvements and/or subsequent home construction.
25
26 2. The notice of the conditions on Sunnyslope Road shall be prepared by the
27 applicant in a form acceptable to the City Attorney and included as a part of the
28 Final Subdivision Map documents prior to recordation.
29
J0 LIGHT AND GLARE: Mitigations
31
32 1. Street lights in conformance with current City standards shall be installed in the
33 public streets.
34
35 2. The improvement drawings and/or landscape plans prepared for the project shall
36 reflect the location and design details of all light fixtures proposed. Said locations
37 and details shall be reviewed and approved by the Site Plan and Architectural
38 Review Committee and the Director of Engineer prior to the approval of the Final
39 Subdivision Map.
40
41 3. The following provision shall be added to the PUD Development Standards:
42
43 All private exterior lighting shall not cause direct off-site glare, and no exterior
44 lighting shall be mounted to structures including poles in excess of 10' in height.
45
46 Monitoring:
47
48 1. Plans submitted for approval of the Final Map and construction permits shall be
49 reviewed for conformance with the above mitigation measures. All construction
50 shall be subject to inspection for conformance with the mitigation measures and
51 the improvement drawings by City inspectors prior to the acceptance of the public
52 improvements.
53
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Planning Commission Minutes - 7/22/97
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
2. The Site Plan and Architectural Review Committee and City staff shall review the
landscape and lighting plans for the public /private improvements proposed, prior
to Final Map approval.
LAND USE: Mitigations
One lot shall be omitted for a maximum yield of 11 single - family residential lots.
The deletion of one lot shall be reflected consistently on both the PUD
Development Plan and the Final Map prior to approval of the Final Map.
Monitoring
1. City staff shall ensure the that the PUD Development Plan and Final Map are
properly amended to delete one lot (for a net total of 11 lots) prior to Final Map
approval.
NATURAL RESOURCES: Mitigations, if any No significant impacts /changes
not previously considered through the adoption of the Sunnyslope Assessment
District and Annexation EIR are identified. Water connection fees are addressed
under 14.C. No mitigation measures are required.
Monitoring: Not applicable.
RISK OF UPSET: Mitigations, if any No additional mitigation measures are
required.
Monitoring: Not applicable.
HOUSING: Mitigations
1. The applicant shall provide in -lieu contributions related to the General Plan Policies
and Programs contained in the General Plan for providing affordable housing in the
community pursuant to the schedule adopted by the City Council or provide an
approved alternative.
Monitoring:
1. The Planning Director shall insure that affordable housing obligations as outlined in
the General Plan are satisfied pursuant to current City Ordinance, prior to Final Map
approval.
TRANSPORTATION /CIRCULATION: Mitigations
1. The applicant shall pay Traffic Impact Mitigation Fees as specified by City
Resolution at the time of building permit issuance.
2. The proposed private driveway for Lot 1 shall be relocated from Sunnyslope Road
to Wallenburg Way via an access easement across Lot 2 prior to .Final Map
approval. A one foot non - access easement in favor of the City shall be recorded
across the frontage of all proposed lots with Sunnyslope Road prior to Final Map
approval.
14
Planning Commission Minutes - 7/22/97
2 3. At the 180' elevation of the private driveway serving Lots 11 & 12 (as proposed
3
on the Tentative Map) the gradient shall be reduced to not more than 1.5 %; said
4
driveway serving the upper most portion of the site (proposed Lot 12) shall
5
include no more than a 60' run of driveway at 18 %. The grade of the private
6
driveway shall not exceed 18% at any point.
7
8
4.
The minimum with of private driveways shall be 20' per Fire Department policy.
9
l0
5.
No Parking permitted within the hammerhead for a distance of 40' in all
11
directions. All required fire lanes in which no parking is allowed shall be
12
designated by painting curbs red. Where no curbs exist, signs approved by the
13
Fire Marshal shall be installed.
14
15
6.
Details of the roadway serving Lots 1 -9 (Wallenberg Way) from Sunnyslope
16
Road to the hammerhead turnaround shall be included with improvement
17
drawings which demonstrate adequate emergency access i.e. 20' clear
18
unobstructed width after parking.
19
20
7.
Improvement drawings shall include provisions that all roadways /driveways shall
21
provide a minimum 13'6" vertical height clearance, subject to the Fire Marshal's
22
review and approval prior to Final Map approval.
23
24
8.
An approved turn-out measuring 12' by 40' with driveway cuts at each end shall
25
be provided adjacent to the area where the last hydrant on the City main and the
26
FDC for the dry hydrant main is located. Design and specifications for the turn-
27
out shall be approved by the Fire Marshal prior to Final Map approval.
28
29
9.
Due to available water and pressure, the furthest point of structures on lots above
30
160' shall not be in excess on 150' from the street as measured in an approved
31
route around the exterior of the building.
32
33
Monitoring:
34
35
(1)
Plans submitted for approval of the Final Subdivision Map and public
36
improvement plans shall reflect all adopted project conditions of approval and
37
mitigation measures.
38
39
(2)
All site improvements shall be subject to inspection by City staff for compliance
40
with the approved improvement plans and all adopted mitigation measures and
41
conditions of approval prior to City acceptance of the public and private area
42
improvements.
43
44
(3)
All improvements shall be designed and installed consistent with the above
45
mitigation measures and the requirements of the City Engineer and Fire Marshal
46
as reflected in the Improvement Drawings. City inspectors shall insure that
47
improvements are consistent with these requirements prior to issuing a Certificate
48
of Occupancy for individual homes.
49
50
(4)
Traffic Mitigation Fees shall be paid prior to the issuance of a Certificate of
51
Occupancy for each new home within the subdivision pursuant to City
52
Resolution.
53
15
Planning Commission Minutes - 7/22/97
1 (5) The Site Plan and Architectural Review Committee shall review and approve the
2 Tentative Subdivision Map and PUD plans to insure that the above mitigation
3 measures and all applicable conditions of approval have been adequately
4 addressed prior to the approval of the Final Subdivision Map.
5
6 PUBLIC SERVICE: Mitigations
7
8 1. The project shall be subject to the payment of Community Facilities Fees and
9 appropriate connection fees and other impact fees as specified by City Resolution.
10
11 2. Prior to Final Map approval, the following improvements shall be adequately
12 indicated on/with the improvement drawings: water supply to the structure(s)
13 above 200' shall be provided via a dry hydrant fire main; the dry hydrant main
14 shall be supplied by a fire department connection (FDC) within 20' of the last
15 hydrant on the city main; location of hydrants on the dry main shall be provided
16 every 300' and at the top of the hill within 150' of the structure(s); the dry main
17 shall be designed to handle minimum fire flows of 500 gpm @ 20psi with a
18 minimum main size of 8 "; the main shall be installed to city standards and
19 specifications; signs and/or markers identi&ing the dry hydrant main shall be
20 approved by the Fire Marshal.
21
22 3. a. Structures above the 160' elevation shall have class A roofs. For roof
23 coverings where the profile allows a space between the roof covering and roof
24 decking, the space at the eaves ends shall be fire stopped to preclude entry of
25 flames or embers. Combustible eaves, facias and soffits shall be sheathed with
26 solid materials with a minimum thickness of 3/4 inches. No exposed rafter tails
27 shall be permitted unless constructed of heavy timber materials. Exterior
28 windows, window walls and skylights shall be tempered class or multilayered
29 glazed panels.
30
31 b. Exterior walls shall be constructed of non - combustible materials.
32
33 C. Attic ventilation openings, foundation or underfloor vents, or to other
34 ventilation openings in vertical exterior walls and vents through roofs shall not
35 exceed 144 sq. inches each. Such vents shall be covered with non - combustible
36 corrosion - resistant mesh with openings not to exceed 1/4 ". Attic ventilation
37 openings shall not be located in soffits, in eve overhangs, between rafters at eaves,
38 or in other overhead areas. Gable end and dormer vents shall be located at least
39 10' from property lines. Underfloor ventilation openings, if any, shall be located
40 as close to grade as practical.
41
42 4. Provisions for annual weedibrush abatement of the urban interface and the
43 development area shall be the responsibility of the developer /property owner. A
44 plan that outlines the criteria for provisions of weed abatement shall be developed.
45 This plan shall include but not be limited to the following criteria:
46
47 a. Defensible space area of 30' around structures in lots above 160' either
48 man made or natural, where material capable of allowing fire to spread
49 unchecked must be treated, cleared, modified or fire resistive to slow the
50 rate and intensity of an advancing wildfire.
51
16
Planning Commission Minutes - 7/22/97
1 b. Trees within the defensible space shall be provided with a distance
2 between crowns from adjacent trees, structures of unmodified fuel of not
3 less than 15'.
4
5 C. Areas within 10' of each side of portions of the road/driveway leading up
6 the hill shall be cleared of grass/brush and/or planted with fire resistive
7 vegetation.
8
9 d. Fire breaks and/or disked trails up to 30' wide shall be provided and
10 identified on the plan and maintained throughout the fire season. Location
1 I of breaks /trails shall be approved by the Fire Marshal,
12
13 5. All fire hydrants for the project must be tested, flushed, and in service prior to the
14 commencement of combustible construction on site.
15
16 onitorin :
17
18 1. Plans submitted for approval of the Final subdivision Map and development
19 permits shall be subject to review by City staff to insure that the above mitigation
20 measures are incorporated into the improvement drawings and/or subsequent
21 building plans.
22
23 2. All construction shall be subject to inspection by City staff for conformance with
24 the approved plans and adopted mitigation measures and conditions of approval
25 prior to City acceptance of public /private area improvements.
26
27 UTILITIES: Mitigations
28
29 1 a. This project shall utilize the existing sanitary sewer main and water main
30 located in the most easterly comer of the property. The developer shall reimburse
31 the City for the cost of providing utility stubs as determined by the Engineering
32 Department.
33
34 b. The private driveway water lines, storm drain and sanitary sewer serving
35 Lots 9, 10, 11, and 12 shall be contained in private easements. A document shall
36 be created and recorded to provide a maintenance mechanism for the private
37 driveway and utilities. The public sanitary sewer and water main easement shall
38 be as indicated in the private driveway.
39
40 C. This development shall replace the existing 18 -inch diameter storm drain
41 pipe in Sunnyslope Road from the Pamela Place subdivision to Thompson Creek
42 with a 24 -inch diameter pipe. In addition, the 8 -inch pipe metering device
43 installed with Pamela Place subdivision shall be removed.
44
45 d. Submit fire flow calculations for the proposed water system. Fire flow
46 and fire suppression systems for Lots 10, 11, and 12 shall be approved by the Fire
47 Marshal's Office.
48
17
Planning Commission Minutes - 7/22/97
2. The applicant shall pay all relevant impact and/or connection fees in place at the
time of issuance of a building permit for each new home.
4 Monitoring
5
6 1. All required mitigation measures shall be reflected on the plans submitted for
7 City approval of the final Subdivision Map and Improvement Drawings.
8
9 2. All construction shall be consistent with the approved Improvement and
to Construction drawings.
11
12 3. Fees shall be paid by the applicant pursuant to City adopted Resolutions.
13
14 AESTHETICS: Mitigations
15
16 1. The applicant shall prepare a landscape plan, including plant types and size, for
17 the residential subdivision including all public areas. Said plan shall be submitted
18 to the Site Plan and Architectural Review Committee ( SPARC) for review and
19 approval prior to approval of the Final Subdivision Map (first phase).
20
21 2. The PUD Development Plan, PUD Development Standards, landscaping, fencing
22 etc. shall be submitted to SPARC for review and approval prior to the approval of
23 the Final Subdivision Map and improvement drawings (first phase); pursuant to
24 SPARC's input on the preliminary plans, the following specific design
25 components shall be considered by SPARC as part of their review of the formal
26 design application.
27
28 * public area landscaping;
29 * Development Standards, including provisions which address the design
30 approach and finish materials to ensure that subsequent home designs
31 respect the natural topography, provide reduced massing and height, and
32 colors blend with the natural /rural setting etc.
33 * open field fencing and privacy fencing where appropriate.
34 * Design of the new public roadway improvements, including sidewalks.
35
36 3. The Development Standards shall be amended to include the following provisions
37 in order to mitigate visual impacts:
38
39 * The maximum building footprint for proposed Lots 10, I1, & 12 shall be
40 4,5 sq. t.
41 * The maximum height of primary structures on Lots 10 & I1 shall be 25'
42 Maximum building height for all other structures and all other lots shall
43 be consistent with standards under the R -1 20, 000 District of the Petaluma
44 Zoning Ordinance. Building heights shall be measured from existing
45 grade as defined on the Final Map Improvement Drawings to the highest
46 point on the roof.
47
48 4. To mitigate visual impacts on "D" Street from subsequent development, the rear
49 or southerly building setback line for proposed Lot 12 shall be increased from 50'
50 to 120'. All building setback lines, as proposed and as amended through the
51 conditions of approval, shall be included on the Final PUD Development Plan,
52 prior to Final Map approval.
53
54 Monitoring:
18
Planning Commission Minutes - 7/22/97
1
2 1. The Tentative Subdivision Map, PUD plans, Development Standards and
3 associated drawings conforming to the adopted mitigation measures and
4 conditions of project approval, including SPARC conditions of approval, shall be
5 presented to staff for review and approval prior to the approval of the first Final
6 Subdivision Map.
7
8 RECREATION: Mitigations. if any
9
10 1. The applicant shall pay the Park and Recreation Land Improvements Fee pursuant
11 to the Ordinance adopted by the City Council.
12
13 Monitoring:
14
15 1. The Planning Director and the Parks and Recreation Director shall insure that
16 Parks fees are collected as provided for by City Resolution.
17
18 ARCHEOLOGICAL/HISTORICAL: Mitigations. if any
19
20 1. In the event that archaeological remains are encountered during grading, work
21 shall be halted temporarily and a qualified archaeologist shall be consulted for
22 evaluation of the artifacts and to recommend future action. The local Indian
23 community shall also be notified and consulted in the event any archaeological
24 remains are uncovered.
25
26 Monitoring:
27
28 1. The owner/builder and City inspectors shall monitor construction activities and
29 shall enforce the above mitigation measure.
30
31 Findings for Rezoning to Planned Unit District
32
33 1. The proposed Amendment to Zoning Map to classify and rezone Assessor's Parcel
34 No.019- 203 -007, known as the Larry's Lollipop project, into a Planned Unit
35 District (PUD) is in general conformity with the Petaluma General Plan because it
36 integrates important design features specified, including: appropriate design of
37 streets and pathways for public use, and a range of lot configurations contributing
38 to attractive streetscapes on Sunnyslope Road and the new street (proposed
39 Wallenburg Way).
40
41 2. The public necessity, convenience and general welfare clearly permit and will be
42 furthered by the proposed amendment to the Zoning Map, classifying and
43 rezoning the Larry's Lollipop property, because the project, as conditioned,
44 Standards/zoning appropriate for the protection
includes Development Standards /zo
eace, comfort, convenience,
45 and promotion of public health, safety, morals, p
46 prosperity and general welfare of the future residents of this development and the
47 general public.
48
49 3. The requirements of the California Environmental Quality Act (CEQA) have been
50 satisfied through preparation of an Initial Study/Mitigated Negative Declaration to
51 avoid or reduce to a level of insignificance, potential environmental impacts
52 generated by the proposed Larry's Lollipop project.
53
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Planning Commission Minutes - 7/22/97
2
4 Findines for Approval of the PUD Dev _elonment Plan and Standard
5
6 1. The proposed Larry's Lollipop project is proposed on property which has a
7 suitable relationship to one or more thoroughfares ( Sunnyslope Road), and that
8 said thoroughfare, with the improvements herein required including a properly
9 design intersection of the new street (proposed Wallenburg Way) at Sunnyslope
10 Road and new public sidewalks, are adequate to carry any additional traffic
11 generated by the development.
12
13 2. The plan for the Larry's Lollipop development presents a unified and organized
14 arrangement of buildable residential lots and associated service facilities
15 including: the extension of a new street (proposed Wallenburg. Way), and
16 adequate site design with provisions for grading, and landscaping is included to
17 ensure compatibility with surrounding uses.
18
19 1 The natural and scenic qualities of the site and its surroundings are protected
20 through conditions of approval including: landscaping, sidewalk improvements
21 along Sunnyslope Road and the proposed street ( Wallenburg Way); and a
22 coordinated arrangement of buildable lots and associated Development Standards
23 regulating appropriate /attractive home designs.
24
25 1 Adequate public and private spaces have been designated on the Larry's Lollipop
26 PUD Development Plan, through the proposed and required dedication of land
27 for: Wallenburg Way which includes two full width travel lanes, a parking lane,
28 planter strips and pedestrian sidewalks; and through the design and improvement
29 of the private streets /driveways and individual lots.
30
31 4. The development of the subject Larry's Lollipop property in the manner proposed
32 by the applicant, and as conditioned to control storm drainage, and provide
33 appropriate circulation for both vehicles (including emergency vehicles) and
34 pedestrians, will not be detrimental to the public welfare, will be in the best
35 interest of the City and will be in keeping with the general intent and spirit of the
36 zoning regulations of the City of Petaluma, with the Petaluma General Plan, and
37 with other applicable plans adopted by the City.
38
39 Conditions of PUD Development Plan and Standards
40
41 1. All mitigation measures adopted in conjunction with approval of the Mitigated
42 Negative Declaration for the Larry's Lollipop project are incorporated herein by
43 reference as conditions of project approval.
44
45 2. All conditions of the Tentative Subdivision Map approved for the Larry's Lollipop
46 project are incorporated herein by reference, and shall be enforced, as applicable,
47 with the PUD Development Plan.
48
49 1 All conditions of the Planning Department shall be met, including:
50
20
Planning Commission Minutes - 7/22/97
1 a. The Development Standards shall be amended to include the following
2 provisions and all referenced text amendments called for in the project's
3 Mitigated Negative Declaration, prior to application for SPARC review:
4
5 1) Uses not specified herein shall be subject to determination by the
6 City of Petaluma Planning Director and/or City Zoning Ordinance
7 codes as applicable to the R -1 20,000 Zoning District Standards
8 (One - Family Residential District).
9
10 b. The final content and composition of the PUD Development Standards
11 shall be subject to SPARC for review and approval prior to Final Map
12 approval. Two SPARC approved copies of the PUD Development
13 Standards shall be submitted to the Planning Department prior to
14 application for a Final Map.
15
16 C. The PUD Development Plan including roadways, landscaping, sidewalk
17 locations etc. shall be reviewed by SPARC prior to approval of the Final
18 Map and improvement drawings.
19
20 d. The PUD Development Plan shall be amended, if necessary, to reflect all
21 conditions of approval, prior to application for SPARC review and staff
22 review of the Final Map and Improvement Drawings.
23
2 e. A reproducible copy of the final SPARC approved PUD Development
25 Plan shall be submitted to the Planning Department prior to Final Map
26 approval (first phase).
27
28 f. Fence design details shall be provided. Open wire fencing is encouraged
29 to be utilized throughout the development.
30
3 t 4. The PUD Development Plan, Standards and Tentative Subdivision map shall be
32 subject to review and approval by the Site Plan and Architectural Review
33 Committee.
34
35 5. All requirements of the Building Division shall be met, including:
36
37
a:
Grading must be certified when completed to indicate compliance with
38
approved plans and will be required for occupancy.
39
b.
Where ground slopes greater than 1 on 10, foundation shall be stepped per
40
Uniform Building Code 1803.2.
41
42
c.,
Soils with expansion index greater than 20 requires special design
foundation per Uniform building Code 1803.2.
43
d.;
All retaining walls shall meet the requirements of the 1994 UBC, and shall
44
comply with Petaluma Standards Ordinance No. 1727/1988.
45
e.
Residential buildings over 3,000 sq. ft. need two required exits.
46
f
Show site drainage and grading topography.
47
g,
Indicate all utilities on site plan.
48
h.
Driveway gradient shall comply with Ordinance No. 1533/1982.
49
i.
Responsible party to sign plans.
50
j.
Submit soils report to verify foundation design.
51
k.
Indicate group occupancy, type of construction, square footage.
21
Planning Commission Minutes - 7/22/97
1 1. Plans must show compliance to 1994 UBC, UPC, UMC, and 1993 NEC.
2 Plans must also show compliance to current Title 24 Energy Conservation
3 and/or Disabled Access Requirements.
4 m. Provide structural calculations for all non - conventional design items.
5 n. Demolition permit required to remove any structure.
6 0. Abandonment of water well or septic system must be done under permit
7 from County of Sonoma Public Health Department.
8
9 6. The applicants /developers shall defend, indemnify, and hold harmless the City or
10 any of its boards, commission, agents, officers, and employees from any claim,
11 action or proceeding against the City, its boards, commission, agents, officers, or
12 employees to attack, set aside void, or annul, the approval of the project when
13 such claim or action is brought within the time period provided for in applicable
14 State and/or local statutes. The City shall promptly notify the
15 applicants /developers of any such claim, action, or proceeding. The City shall
16 coordinate in the defense. Nothing contained in this condition shall prohibit the
17 City from participating in a defense of any claim, action, or proceeding if the City
18 bears its own attorney's fees and costs, and the City defends the action in good
19 faith.
20
21 Findings for Tentative Subdivision Map
22
23 1. The proposed Larry's Lollipop Tentative Subdivision Map, as conditioned, is in
24 general conformity with the Petaluma General Plan because it integrates important
25 design features specified, including: appropriate design of streets and sidewalks
26 for public use, and a coordinated arrangement of lots and building envelopes
27 contributing to attractive streetscapes.
28
29 2. The proposed Larry's Lollipop Subdivision, as conditioned, is in general
30 conformity with the standards and intent of the PUD District, and other
31 applicable provisions of the Petaluma Zoning Ordinance.
32
33 3. The proposed Larry's Lollipop Subdivision Map, as conditioned, is in general
34 conformance with the Petaluma Subdivision Ordinance and other applicable
35 provisions of the Petaluma Municipal Code.
36
37 4. The requirements of the California Environmental Quality Act have been met
38 through preparation of an Initial Study and adoption of a Mitigated Negative
39 Declaration, to avoid or reduce to a level of insignificance, potential
40 environmental impacts of the Larry's Lollipop Subdivision.
41
42 5. The Larry's Lollipop Subdivision has met all requirements of the City of Petaluma
43 Residential Growth Management System, as specified under Chapter 17.26 of the
44 Municipal Code.
45
46 6. The subdivision, with the inclusion of a public sidewalk on one side of the new
47 public street, provides safe and adequate pedestrian circulation and does not
48 jeopardize public safety..
49
50 Tentative Subdivision Map Conditions
51
22
Planning Commission Minutes - 7/22/97
All mitigation measures adopted in conjunction with approval of the Mitigated
Negative Declaration for the Larry's Lollipop project are incorporated herein by
reference as conditions of project approval.
5 2. All conditions of the PUD Development Plan approved for the Larry's Lollipop
6 project are incorporated herein by reference, and shall be enforced, as applicable,
7 with the Tentative Subdivision Map.
8
9 3. All conditions of the Planning Department shall be met, including:
10
11 b. A reproducible copy of the Tentative Map, submitted to the Planning
12 Department on February 13, 1997, shall be submitted to the Planning
13 Department, prior to Final Map approval (first phase).
14
15 4. All conditions of the Engineering Department shall be met, including:
16
17 a. Frontage improvements shall be required as indicated along Sunnyslope
18 Road. A valley gutter shall be constructed at the intersection of
19 Wallenburg Way and Sunnyslope Road. Street lights shall be required
20 along the frontage according to street light standards.
21 b. This project shall utilize the existing sanitary sewer main and water main
22 located in the most easterly comer of the property. The developer shall
23 reimburse the City for the cost of providing utility stubs as determined by
24 the Engineering Department.
25 C. Right -of -way dedication shall be required as indicated along Sunnyslope
26 Road.
27 d. Overhead utilities along the frontage of this project and traversing the site
28 shall be placed underground.
29 e; Wallenburg Way shall be 32 feet wide form face of curb to face of curb
30 with parking allowed on both sides of the street. Parking bays may be
31 used as an optional design. Sidewalks shall be required on 1-one side
32 of the street (PMC 20.32.220). The hammerhead design shall
33 accommodate fire truck turn around.
34 f The private driveway exceeds the public street policy for maximum
35 percent slope. Minimum widths of private driveways shall be 20 feet per
36 Fire Department policy.
37 g. The private driveway, water lines, storm drain and sanitary sewer serving
38 Lots 9,10,11 and 12 shall be contained in private easements. A document
39 shall be created and recorded to provide a maintenance mechanism for the
40 private driveway and utilities. The public sanitary sewer and water main
41 easement shall be as indicated in the private driveway.
42 h. Any finish floors above elevation 160 feet shall require booster pump
43 systems for fire sprinkler and domestic water pressure. Provide
44 calculations and locations for Lots 10,11 and 12 booster pump systems.
45 i. As a result of identifying potential storm drain system inadequacies in the
46 initial study, the developer submitted calculations to analyze the existing
47 system. The calculations identified a section of pipe in the existing storm
48 drain system that is inadequate and should be replaced in order for the
49 system to function properly. Therefore, this development shall replace the
50 existing 18 inch diameter storm drain pipe in Sunnyslope Road from the
51 Pamela Place Subdivision to Thompson Creek with a 24 -inch diameter
52 pipe. In addition, the 8 -inch pipe metering device installed with Pamela
53 Place Subdivision shall be removed.
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Planning Commission Minutes - 7/22/97
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j. lot to lot surface drainage is not allowed unless collected at property lines
with a drop inlet storm drain system. Private storm drain systems shall
require easements and recorded maintenance agreements. Concentrated
surface drainage shall not be allowed over sidewalks or curbs but shall be
directed to the public street with sidewalk underdrains.
k. Minimum asphalt concrete section for a public street is 3 inches. Submit
pavement calculations for the public street and private driveway.
1. Submit fire flow calculation for the proposed water system. Fire flow and
fire suppression systems for Lots 10,11 and 12 shall be approved by the
Fire Marshal's office.
M. Provide ten foot wide public utility easements (PUE) adjacent to the public
right -of -way and over the private street if required by PG &E.
n. Indicate property line configuration for Lots 10 and 11.
o. The developer shall prepare improvement plans and final map, pay
applicable fees and submit the required reports and/or documents
according to the latest City of Petaluma codes, ordinances, resolutions,
policies and standards.
5. All conditions of the Public Works Department shall be met, including:
a. Label the size of the City sewer main to the end clean-out by the fire
hydrant.
b. Show the location of the pump and air gap systems for Lots 9. 11 & 12.
These systems .shall be close to the water meters.
C. Put control valves on the City fire hydrants.
6. All conditions of the Fire Marshal shall be met, including:
a. At the 180' elevation of the private driveway serving Lots 11 & 12 (as
proposed on the Tentative Map) the gradient shall be reduced to not more
than 15 %; said driveway serving the upper most portion of the site
(proposed Lot 12) include no more than a 60' run of driveway at
18 %. The grade of the private driveway shall not exceed 18% at any
point.
b. No parking permitted within the hammerhead for a distance of 40' in all
directions. All required fire lanes in which no parking is allowed shall be
designated by painting curbs red. Where no curbs exist, signs approved by
the Fire Marshal shall be installed.
C. It is not clear that the roadway serving Lots 1 -9 from Sunnyslope Road to
the hammerhead turnaround is provided with 20' clear unobstructed width
after parking. Detail and/or provisions for this need to be made on the
plans. A minimum 13'6" vertical height clearance shall be provided over
the entire roadway. nothing on the plan indicates this criteria is being met.
d. Water supply to the structure(s) above 200' shall be provided via a dry
hydrant fire main. The dry hydrant main shall be supplied by a Fire
Department connection (FDC) within 20' of the last hydrant on the City
main. Location of hydrants on the dry main shall be provided every 300'
and at the top of the hill within 150' of the structure(s). The dry main shall
be designed to handle minimum fire flows of 500 gpm @ 20 psi with a
minimum main size of 8 ". The main shall be installed to City Standards
and specifications. Signs and/or markers identifying the dry hydrant main
shall be provided and as approved by the Fire Marshal.
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Planning Commission Minutes - 7/22/97
1 e. An approved turn -out measuring 12' by 40' with driveway cuts at each end
2 shall be provided adjacent to the area where the last hydrant on the City
3 main and the FDC for the dry hydrant main is located. Design and
4 specifications for the turn-out shall be approved by the Fire Marshal.
5 f. Structures at or above the 160' elevation shall have Class A roofs. For
6 roof coverings where the profile allows a space between the roof covering
7 and roof decking, the space at the eave ends shall be fire stopped to
8 preclude entry of flames or embers. Combustible eaves. fascias and soffits
9 shall be sheathed with solid materials with a minimum thickness of 3/4
10 inch. No exposed rafter tails shall be permitted unless constructed of
11 heavy timber materials. Exterior windows, window walls, and skylights
12 shall be tempered glass or multi - layered glazed panels.
13 g. Provisions for annual weed/brush abatement of the urban interface and the
14 developed area shall be the responsibility of the developer /property owner.
15 A plan that outlines the criteria for provisions of weed abatement shall be
16 developed. This plan shall include but not be limited to the following
17 criteria:
18
19 1. Defensible space area of 30' around structures in lots above 160'
20 either man-made or natural, where material capable of allowing fire to
21 spread unchecked must be treated, cleared, modified or fire resistive to
22 slow the rate and intensity of an advancing wildfire.
23 2. Trees within the defensible space shall be provided with a distance
24 between crowns from adjacent trees, structures or unmodified fuel of not
25 less than 15'.
26 3. Areas within 10' of each side of portions of the road/driveway
27 leading up the hill shall be cleared of grassibrush and/or planted Mtizth fire
28 resistive vegetation.
29 4. Fire breaks and/or disked trails up to 30' wide shall be provided
30 and identified on the plan and maintained throughout the fire season.
31 Location of breaks /trails shall be approved by the Fire Marshal.
32
33 h. Due to available water and pressure, the furthest point of structures on lots
34 above 160' shall not be in excess of 150' from the street as measured in an
35 approved route around the exterior of the building.
36
37 8. The applicants /developers shall defend, indemnify, and hold harmless the City or
38 an y of its boards, commission, agents, officers, and employees from any claim,
39 action or proceeding against the City, its boards, commission, agents, officers, or
40 employees to attack, set aside, void, or annul, the approval of the project when
41 such claim or action is brought within the time period provided for in applicable
42 State and/or local statutes. The City shall promptly notify the
43 applicants /developers of any such claim, action, or proceeding. The City shall
44 coordinate in the defense. Nothing contained in this condition shall prohibit the
45 City from participating in a defense of any claim, action, or proceeding if the City
46 bears its own attorney's fees and costs, and the City defends the action in good
47 faith.
48
49
50 III. SYKES DWELLING GROUP; ALWYN SYKES; 739 N. WEBSTER; AP
51 N ®.006- 441- 038(ed).
Mi
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Planning Commission Minutes - 7/22/97
1 Consideration of a request for a Conditional Use Permit to allow an additional
2 dwelling unit (a Dwelling Group) at 739 N. Webster.
3
4 Assistant Planner Dunn presented the staff report.
5
6 The public hearing was opened.
7.
8 SPEAKERS:
9
10 Commissioner.Maguire - What do existing (surrounding) homes look like?
11 Alwyn Sykes - Applicant - Presented follow -up proposal/site plan; worried about seismic
12 safety if home is too close to existing high retaining wall; proposed alpine style
13 architecture would fit into existing neighborhood.
14 Tom Drew (neighbor) - Staff report is acceptable with conditions as written; happy with
15 project if it is built in accordance with Planning Department recommended conditions; all
16 concerns have been adequately addressed.
17
18 The public hearing was closed.
19
20 A motion was made by Commissioner Wick and seconded by Commissioner Rahman to
21 find this proposal exempt from CEQA and to approve a Conditional Use Permit to
22 authorize establishment of a Dwelling Group at 739 N. Webster based on the findings and
23 subject to the conditions listed below:
24
25 Commissioner Maguire: Yes
26 Commissioner Bennett: Yes
27 Commissioner Feibusch: Yes
28 Commissioner Rahman: Yes
29 Commissioner Thompson: Yes
30 Commissioner vonRaesfeld: Yes
31 Chairman Wick: Yes
32
33 Findings:
34
35 1. The proposed dwelling group to be established, as conditioned, conforms to the
36 requirements of the R -1 6,500 Single Family Residential District and Section 26-
37 401, Site Plan and Architectural Design, of the Petaluma Zoning Ordinance where
38 dwelling groups must be of satisfactory and harmonious design quality where the
39 appropriate use of quality materials and harmony and proportion exists for the
40 overall design; the architectural style is appropriate for the project in question and
41 is compatible with the overall character of the neighborhood; the siting of the
42 structure on the property is compatible with the siting of other structures in the
43 immediate neighborhood; and the bulk, height, and color of the proposed structure
44 is compatible as compared to the bulk, height and color of other structures in the
45 immediate neighborhood.
46
47 2. The proposed dwelling group complies with the provisions of Dwelling. Groups,
48 Section 21 -408 of the Zoning Ordinance, where the manufactured home will be
49 placed on a permanent foundation; complies with the setbacks for the R -1 Single
50 Family Zoning District; in addition to the parking for the existing single family
51 residence, provides three (3) parking spaces (one covered, two uncovered) for the
52 manufactured home; and is architecturally compatible with the surrounding
53 residences.
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Planning Commission Minutes - 7/22/97
2 3. The proposed dwelling group, on a site with a Urban Suburban Residential
3 General Plan land use designation, will conform to the requirements, intent, goals,
4 and policies of the Petaluma General Plan. Specifically, this proposal adheres to
5 the requirements and/or intent of the Petaluma General Plan where the Housing
6 Section has these objectives:
7
8 (a) Provide a range of housing types.
9
10 (d) Provide housing opportunities for persons of all economic levels.
I1
12 (e) Insure a choice of housing types and locations to all persons regardless of
13 sex, cultural origin, age, marital status or physical handicaps.
14
15 CONDITIONS O_ F APPROVAL FOR CO NDITIONAL USE PERMIT UP96044
16
17 From the Building Inspection Division (applicable to plans submitted for the issuance of
.18 a buildmg_permit)
19
20 1. Indicate site drainage.
22 2. Indicate size of existing sewer line and proposed sewer line.
23
24 3. Detail proposed foundation.
25
26 4 Soils with expansion index of greater than 20 requires special design foundation
27 per Uniform Building Code 1806.2.
28
29 5. Indicate size of existing water supply and proposed water supply lines.
30
31 6. Submit soils report to verify foundation design.
32
i3 7. Plans must show compliance to 1994 UBC, UPC, UMC and 1993 NEC.
34
35 From the Engineering Department•
36
37 8. In addition to the attached Site Plan Check List for Building Permit form, the
38 following items require special attention and must be shown on the site plans:
39 drainage pattern, slopes or retaining walls; sewer lateral size, water lateral size.
40 provide recorded documents which show existing or new easements, and
41 reference topography.
42
43 From the Water Department:
44
45 9. Prior to the issuance of a building permit, the Water Department will need to
46 review the plans for new water service to the manufactured home.
47
48 From the Planning Department
49
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Planning Commission Minutes - 7/22/97
1 10. a. Construction activities shall comply with applicable Zoning Ordinance
2 and Municipal Code Performance Standards (noise, dust, odor, etc.).
3
4 b. At no time shall future business activities exceed Performance Standards
5 specified in the Uniform Building Code, Section 22 -301 of the Petaluma
6 Zoning Ordinance, and the 1987 General Plan.
8 11. No phasing of the project will be allowed; the project shall consist of only one
9 phase and be completed prior to the issuance of a Certificate of Occupancy.
10
1.1 12. So that privacy is maintained to adjacent residences. the manufactured home shall
12 be relocated to be perpendicular to the existing house and at least 25 feet from the
13 northern property line, with the entrance of the manufactured home facing the
14 driveway. The new orientation creates one covered parking space to the west of
15 the manufactured home and two tandem parking spaces that are to be established
16 to the north of the new residence, subject to SPARC review and approval. Any
17 existing piers that have been installed to support the manufactured home at the
18 location proposed by the applicant shall be removed and relocated to correspond
19 to the new orientation of the manufactured home (see Attachment 3 for revised
20 placement of the manufactured home and three parking spaces).
21
22 13. The house plans shall be revised to reflect a roof pitch no greater than 8:12,
23 subject to SPARC review and approval. This will ensure that the roof is more
24 compatible to the rooflines of the homes in the immediate area.
25
26 14. The house plans shall be revised to reduce the number of windows that face the
27 east. Staff recommends that instead of six separate windows that span from the
28 floor of the deck to the roof, no more than four windows totaling a maximum of
29 60 square feet may be installed on the east elevation, subject to SPARC review
30 and approval.
31
32 15. The house plans shall be revised to reflect an exterior of horizontal clapboard
33 (bevel) siding that has been painted a pastel color, subject to SPARC review and
34 approval. Any trim shall also be pastel and shall complement the primary color of
35 the residence.
36
37 16. The house plans shall be revised to reflect that fencing (which is a maximum of
38 six feet in height) be installed which follows the contour of the 130 foot elevation
39 line, subject to SPARC review and approval. For further privacy screening (and in
40 addition to typical required site landscaping), a revised landscape plan shall be
41 submitted to SPARC, for their review and approval, reflecting landscaping,
42 installed at the 125 foot elevation Iine, that extends to the northwest towards the
43 new fencing.
44
45 17. A drainage curb shall be installed along the southern side of the driveway (parallel
46 to the existing wooden fence) so that any excess water will be conveyed to North
47 Webster Street. The City Engineer and the Chief Building Official shall review
48 and approve of the location and design of this drainage curb.
49
50 18. The existing driveway and new parking surface areas shall be improved with a
51 City approved surface of asphaltic- concrete or concrete pavement. No Certificate
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Planning Commission Minutes - 7/22/97
of Occupancy will be released for the second residence without these site
improvements.
4 19. The applicant shall clean up the site (remove existing debris, unused, non-
5 operative automobiles and car parts, and clear the site of weeds and other
6 unsightly and combustible materials) prior to the issuance of a building permit for
7 the second residence. The property shall be maintained in a clean, safe and orderly
8 condition.
9
to 20. This use permit may be recalled to the Planning Commission for review at any
11 time due to complaints regarding lack of compliance with conditions of approval,
12 traffic congestion, noise generation, or other adverse operating characteristics. At
13 such time, the Commission may revoke the use permit or add/modify conditions
14 of approval.
15
16 21. The project will be subject to the following special fees, as listed below:
17
18 1. Water $1,250 + $40 for the meter
19 2. Sewer: $2,550.00
20 3 Dwelling Construction Fee: $180.00
21 ($120.00 for one bedroom, $60 for each additional bedroom)
22 4. Storm Drainage Impact Fee: $195.00
23 5. Community Facilities Development Fee: $805.00
24 6. School Facilities Fees can be obtained by contacting the School District at
25 778 -4621.
26 7. Traffic Mitigation Fee: $1,672 (for a manufactured
27 home)
28
29 Any future development of the parcel may result in additional development
30 impact fees.
31
32 22. The applicants shall defend, indemnify, and hold harmless the City or any of its
33 boards, commissions, agents, officers, and employees from any claim, action or
34 proceeding against the City, its boards, commission, agents, officers, or
35 employees to attack, set aside, void, or annul, the approval of the project when
36 such claim or action is brought within the time period provided for in applicable
37 State and/or local statutes. The City shall promptly notify the applicants of any
38 such claim, action, or proceeding. The City shall coordinate in the defense.
39 Nothing contained in this condition shall prohibit the City from participating in a
40 defense of any claim, action, or proceeding if the City bears its own attorney's fees
41 and costs, and the City defends the action in good faith.
42
43
44 PRELIMINARY REVIEW
45
46 IV. BRIDGEWAY VILLAGE PARK; CAROL WHITMIRE; SOUTHEAST
47 CORNER OF THE FRATES ROAD/LAKEVILLE HIGHWAY
48 INTERSECTION; AP NO. 017 - 030 -017 AND 017 - 150 -019.
49
50 Request for review and discussion of a preliminary application seeking to amend
51 the land use designation of a 42 +/- acre site from Specific Plan Area to Office or
52 Special Industrial/Office Park.
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Planning Commission Minutes - 7/22/97
1
2 Proposal presented by Principal Planner McCann.
4 DISCUSSION:
5
6 Commissioner Maguire - Questions regarding use for designated transit site - where will
7 access be? how much use will this site get?
8 Commissioner Wick - What is the status of Old Lakeville Road?
9 Carol Whitmire - Thanked staff for work to date; looking forward to Planning
10 Commission feedback; described project - Mixed Use; high -end offices with support
I1 commercial; described development phasing, open campus design; promotion of
12 recreational uses (jogging paths, etc.); biotic, traffic, archeological studies done;
13 substantial landscaping; need direction to continue; site too small for a Specific Plan
14 Area; would like to proceed with the Use Permit for a driving range first.
15 Commissioner Maguire - Would the lots be sold?
16 Carol Whitmire - Lots would be sold over time, we anticipate having very strong
17 CC &R's and Design Guidelines; would like low traffic uses.
18 Commissioner Maguire - Will driving range be open during night time hours?
19 Concerns with liQht and glare.
20 Commissioners Wick, Thompson, Rahman - Agrees with staff suggestion No. 3 (allow
21 a General Plan Amendment with an EIR) from staff report; Transit aspect needs to be
22 evaluated with this project.
23 Commissioner Bennett - Likes this proposal; recreational aspects much more internal to
24 this project; does not oppose driving range (if not facing Lakeville); will this proposal
25 necessitate moving the Urban Separator?
26 Commissioner Maguire - Sounds like a good project; be careful in selecting retail sales
27 uses only in support of office park uses; public access focused around perimeter; likes
28 mixed -use concept; if restaurant is a destination use, it could still be appropriate;
29 maximize pedestrian access and opportunities; agree that the General Plan Amendment
30 process is acceptable.
31 Commissioner Rahman - Very happy with this proposal; a nice restaurant in this part of
32 town would be Nyelcome; regarding the Transit site - not sure who would use this transit
33 area, would not like to see a large asphalt parking lot here; can't Park and Ride areas be
34 well designed? Site should be preserved for Transit.
35 Commissioner Feibusch - Think about interface with existing uses in area.
36 Commissioner Wick - Site design needs to be less rigid; more creative with meandering
37 walks, "softer" edges; more variety in ' lot sizes; not as structures; more common area
38 parking areas.
39 Herb Bundesen - General Partner of the adjacent property - Problem with Transit area -
40 this involves a "taking ", not acceptable.
41 Tom Baker - Thanked staff and Planning Commission for hard work.
42
43 Concensus of Commission was that a General Plan amendment, with an EIR, would be
44 sufficient to adequately evaluate land use alternatives for the site at Frates Road and
45 Lakeville Hieliway.
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Planning Commission Minutes - 7/22/97
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COMMISSION BUSINESS
V. ELECTION OF NEW OFFICERS.
Chair: Commissioner Feibusch - (nominated by Commissioner Wick/seconded
by Commissioner vonRaesfeld) - Vote unanimous (Commissioner Feibusch
abstain).
Vice Chair: Commissioner Thompson - (nominated by Commissioner
Rahman/seconded by Commissioner Feibusch) - Vote unanimous.
Second Vice Chair: Commissioner Bennett (nominated by Chairman
Wick/seconded by Commissioner Feibusch) - Vote unanimous.
VI. PROJECT STATUS REPORTS:
1.
Central Petaluma Specific Plan.
2.
Corona Reach Specific Plan.
3.
Zoning Ordinance Amendments.
4.
Tuxhorn Estates H.
5.
General Plan Mid -Term Review.
Continued to Planning Commission meeting of August 12, 1997.
ADJOURNMENT: 10:05 PM - Adjourn to Joint City Council / Planning
Commission meeting of July 28, 1997 (7 PM, Lucchesi Senior Center).
min0722 / plan85
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